Updated September 2026
Forty-seven fee-simple homes, three sales a year and not one listing on the market. McGreevy and Comisar price from your plan's recorded sales and build the golf, flood, roof 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
Via Veneto at Treviso Bay is 47 fee-simple homes on Veneto Place and Veneto Lane, the first neighborhood inside the Treviso Bay gate, and on September 23, 2026 not one of them was listed for sale. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, sell a Via Veneto home from its own lot, plan, golf supplement and elevation certificate, so the next owner who lists does not have to guess.
This page is written for the Via Veneto owner who is thinking about selling. The record of the neighborhood itself, all 47 addresses with their plans, golf instruments and surveyed floors, is on our Via Veneto at Treviso Bay guide, and the community around it is on our Treviso Bay community guide. If you want a number before anything else, request a free Via Veneto at Treviso Bay home valuation. If you are also shopping for your next home here, read our Via Veneto at Treviso Bay buyer guide. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
If you are thinking, “I need someone to sell my Via Veneto home in Naples, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County and Lee County. Whether you are selling on Veneto Place, on Veneto Lane, on Piacere Way, anywhere else in Treviso Bay, in Lely Resort or along the US 41 East corridor, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they handle a Via Veneto sale themselves: the price, the listing file, the golf proof, the Master Association estoppel and every counteroffer. If you want to weigh listing agents across the city before you pick one, our guide to the best real estate agents in Naples compares the leading teams on what anyone can check: reviews, licence history and published production.
These are career figures earned across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; the wider team is 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. We can show you the whole Via Veneto record: in the last 12 months we tracked all three closings, and we tracked every one of the 15 resales of the last five years against Collier County’s recorded sales, with no sale recorded off the MLS.
You work with Jesse and Marc, not a junior agent. Marc Comisar runs the field side: showings through the Treviso Bay gatehouse, buyer agent conversations, contractors, inspectors and the final walk-through. Jesse McGreevy runs pricing, marketing and data, and the paperwork that is specific to this neighborhood: the plat and declaration a lender will ask for, the golf supplement for your lot and the Master Association estoppel. 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 Via Veneto home differs from any other Treviso Bay sale in six ways: two products share one plat, golf was attached lot by lot by recorded supplement, the county codes these fee-simple houses as condominium-class property, one association issues one estoppel, the MLS fee total drops a $3,153.10 district line, and the 2024 flood map splits the street down the middle.
The VIA VENETO plat holds 12 attached villas in six two-home buildings, built 2007 to 2009 by R&D Italia Villas, LLC, and 35 detached Lennar houses built 2012 to 2014 in three plans: the Victoria (15 homes, about 1,854 county square feet), the Sophia (10 homes, 2,035) and the Isabella (10 homes, about 2,249). A buyer who asks “what is a Via Veneto home worth” is really asking about one of four very different houses, and we answer for yours.
The 2006 declaration gave Via Veneto owners no golf rights at all. Four Golf Club supplemental declarations recorded from 2012 to 2014 later joined 42 of the 47 homes, and five villas never joined: 9202 and 9205 Veneto Lane and 9242, 9284 and 9292 Veneto Place. A buyer who wants TPC Treviso Bay golf will pay for a membership they can verify, and a buyer who does not want golf will look hard at those five.
Every Via Veneto home sits on its own platted lot, and the recorded declaration defines an owner as the holder of fee simple title to a lot. The Collier County Property Appraiser nonetheless values all 47 in its condominium class, with the land at zero. That label reaches lenders, insurers and portals, so we put the plat and the declaration in the listing file on day one.
The Via Veneto neighborhood association merged into the Treviso Bay Property Owners Master Association on March 14, 2013, by Articles of Merger recorded at OR 4898 PG 2926. There are no neighborhood dues, no condominium board and no second estoppel, which makes a Via Veneto closing simpler than a sale in Treviso Bay’s condominium buildings.
The MLS “total recurring fees” figure on every 2026 Via Veneto sale reads $16,047: the $7,420 Master assessment, the $5,350 golf assessment, the $2,527 lawn line and the $750 dining minimum. It leaves out the $3,153.10 Wentworth Estates Community Development District assessment on the county tax bill, so the true 2026 figure for a golf-joined house is $19,200.10. We show the whole number, because a complete figure reads as confidence.
FEMA’s map effective February 8, 2024 put 27 Via Veneto houses partly or wholly in Zone AE with a 7-foot base flood elevation and left 20, including all 12 villas, entirely in shaded Zone X. Every one of the 47 has a surveyed elevation certificate on file with Collier County, and not one first floor sits below today’s base flood elevation. That is a selling point most Treviso Bay neighborhoods cannot claim.
For a Via Veneto home priced to the 2026 record rather than the 2024 peak, yes. The Southwest Florida MLS showed no active and no pending Via Veneto listing on September 23, 2026, after three closings in the prior twelve months. A buyer who wants a detached house just inside the Treviso Bay gate has nothing else on these two streets to compare you with.
Data updated: September 2026 (Southwest Florida MLS Matrix, Treviso Bay development, sub-condominium VIA VENETO, closed 23 Sep 2021 to 23 Sep 2026 with actives and pendings, pulled 23 Sep 2026; every closing matched to a Collier County recorded sale by parcel and date)
Three sales is too few for a median to mean anything, so here are the three sales themselves.
Closed | Address | Plan, beds and MLS size | Sale price | Last list price | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|
April 14, 2026 | 9238 Veneto Place | Victoria, 2 bedrooms plus den, 1,854 sq ft | $1,075,000 | $1,150,000 | 93.5% | 25 |
April 24, 2026 | 9218 Veneto Lane | Victoria, 2 bedrooms plus den, 1,854 sq ft | $1,050,000 | $1,140,000 | 92.1% | 114 |
July 20, 2026 | 9222 Veneto Lane | Sophia, 3 bedrooms plus den, 2,035 sq ft | $1,275,000 | $1,350,000 | 94.4% | 115 |
Window: the 12 months to September 23, 2026. Total volume $3,400,000. All three are original 2014 Lennar houses on a lake lot, and all three are golf-joined by recorded supplement.
Our rule is to widen the window until it holds at least ten closings and to name the window beside every figure. For Via Veneto the 24-month window holds only seven sales, so the first window that qualifies is 36 months: 10 resales from September 23, 2023 to September 23, 2026, a median of $1,412,500 (the mean of the fifth and sixth sales, $1,375,000 and $1,450,000), a range of $1,050,000 to $1,750,000, a median of $687.80 per MLS square foot, a median sale-to-list of 99.1 percent and a median of 19.5 days on market across the eight sales that carry a days figure.
On September 23, 2026 the MLS showed zero Via Veneto listings and zero pending. Next door, Pavia had one active listing, a 2,249-square-foot Isabella-size house on Piacere Way asking $1,699,000, against three Pavia sales in twelve months, and Di Napoli had one active and one pending against seven sales. Being the only Via Veneto listing is an advantage, but it is only an advantage if your price survives a comparison with those two neighborhoods, because that is where your buyer will look next.
From 2022 through 2025 the median Via Veneto sale closed at its full list price within a week, and three of them, 9272 Veneto Place in 2022 and 9271 and 9295 Veneto Place in 2023, closed above list. All three 2026 sales closed 5.6 to 7.9 percent under list after 25 to 115 days. Buyers are negotiating again, and with only three recent sales on two streets, each one weighs heavily in the next buyer’s offer.
The whole Treviso Bay community recorded 82 closings in the same twelve months at a $570,000 median, with 28 active listings on September 23, 2026. That median blends mid-rise condominiums, coach homes and estate homes, so it is no guide to a Via Veneto price. Price a Via Veneto house against its own plan here first, then against the same plan on Piacere Way, and only then against the community.
With no other Via Veneto listing on the market, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Via Veneto at Treviso Bay home valuation priced from same-plan sales, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Via Veneto recorded 15 MLS resales in the five years to September 23, 2026, at a median of $1,400,000, a median of $679 per MLS square foot and a median sale-to-list of 100 percent. The yearly median peaked at $1,700,000 in 2024 and sits at $1,075,000 for 2026 to date, 36.8 percent lower, on three sales.
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)
Calendar year | MLS closings | Median price | Median $ per MLS sq ft |
|---|---|---|---|
2021 (from September 23) | 1 | $965,000 | $475 |
2022 | 2 | $1,312,500 | $636 |
2023 | 4 | $1,425,000 | $734 |
2024 | 2 | $1,700,000 | $878 |
2025 | 3 | $1,450,000 | $701 |
2026 (to September 23) | 3 | $1,075,000 | $580 |
Every year holds fewer than ten sales, so each yearly median is a small-sample figure and we show it only to trace the direction. The fifteen sales touched 13 different homes, because two houses sold twice.
The repeat sales are the cleanest evidence in the record. 9272 Veneto Place, an Isabella, closed at $1,525,000 in November 2022, 105.2 percent of its list price after six days, and again at $1,695,000 in March 2025, at full list after nine days. 9295 Veneto Place, a Victoria on the lake, closed at $1,500,000 in May 2023, above its $1,399,000 list on the day it came on, and again at $1,750,000 in November 2024, at full list after four days. That second sale, $944 per MLS square foot, is the highest price per square foot Via Veneto has recorded.
Lennar’s 35 new-home closings here ran from $445,000 to $625,500, with a median of $544,500, between November 2012 and November 2014. Of those 35 houses, 25 have resold at least once, and their median gain from the Lennar price to the latest resale is 55.8 percent over all resale dates. For the eleven whose latest resale came in 2022 or later, the median gain is 142.5 percent, about $822,600, or a median of 9.4 percent a year. Even the April 2026 Victorias, at $1,050,000 and $1,075,000, sold for roughly double what Lennar charged for the plan.
The villas carry the neighborhood’s longest and most uneven history. Two that first sold at the 2007 peak, for $892,500 and $963,800, resold after the crash for less than half of that; the lender’s successor sold the unsold finished villas in late 2012 for $341,500 to $390,000. The most recent villa sale, 9292 Veneto Place, closed at $1,450,000 in February 2025, $675 per MLS square foot, after 14 days at 90.9 percent of a $1,595,000 list price.
The peak-year sales were quick, at list and on lake lots; the 2026 sales were slower and discounted, also on lake lots. A seller who prices from the 2024 peak is pricing against a market that has not traded here for almost two years. We price from the most recent same-plan sale, then check it against the 36-month record and against live Pavia and Di Napoli listings.
The sales that matter most are the most recent closings of your own plan on your own kind of lot, then the same plan on Pavia’s Piacere Way, and only after that the 36-month median. At Via Veneto a Victoria, a Sophia, an Isabella and a villa are four separate markets, and a two-year-old peak sale is a weak comparable in a market that has since turned.
Victoria owners have the most evidence: four Victoria sales in the 36 months to September 23, 2026, at $1,750,000 (November 2024), $1,300,000 (July 2025), $1,075,000 (April 2026) and $1,050,000 (April 2026). Sophia owners have three: $1,450,000 (December 2023), $1,650,000 (June 2024) and $1,275,000 (July 2026). Isabella owners have two: $1,375,000 (December 2023) and $1,695,000 (March 2025). Villa owners have one: $1,450,000 (February 2025). Each is under ten, so we list them rather than quote a plan median.
Thirteen homes back onto Via Veneto’s 3.21-acre lake, thirteen onto its 2.06-acre lake and four onto a Pavia lake, while sixteen face Tract P-3, a 20.53-acre district tract the county classes as water, and one, 9234 Veneto Place, is an interior lot. No Via Veneto lot touches the golf course. The county values every Lennar plan exactly $15,000 higher on a lake lot than on a P-3 lot; the sales record is too thin to measure the market’s version of that gap, so we price frontage home by home.
A villa is priced against villas, never against the county’s villa values. The county carried 9292 Veneto Place at $770,180 on its 2026 preliminary roll after it sold for $1,450,000, so a villa owner who anchors on the county card will underprice by a wide margin. A villa also shares a wall, and in some buildings a roof, with the other half of its building, which a buyer will want documented.
The November 2024 sale of 9295 Veneto Place is the one every buyer’s agent will find. It is a 1,854-square-foot Victoria on a lake lot, it had sold 18 months earlier for $1,500,000, and it came back at $1,750,000 and went under contract in four days at full price. It closed in the best stretch Via Veneto has recorded, when the median sale took six days. Seventeen months later two Victorias on lake lots closed at $1,075,000 and $1,050,000. The house did not change; the market did. That is why we never let a single peak sale set a 2026 list price.
The one comparable that misleads most often is the Treviso Bay community median of $570,000, which is built mostly from condominium sales. The second is the county’s 2026 preliminary value, which the Property Appraiser left unchanged from 2025 on every Via Veneto home while it cut most single-family values in Treviso Bay by 17 to 40 percent. Neither measures what a buyer will pay for your house.
A lender’s appraiser will reach for the closest recent closings by plan, size and date, which in 2026 means the three sales in the table above and, very likely, recent Pavia sales of the same Lennar plans. We give the appraiser the plan, the lot, the golf supplement, the permit history and the elevation certificate in one file, so the report reflects the house you are actually selling.
Via Veneto and Pavia’s Piacere Way section are Treviso Bay’s two Lennar Executive Homes neighborhoods, built with the same Victoria, Sophia and Isabella plans on lots of about a fifth of an acre in the same years. A buyer who wants that house will tour both, so a Via Veneto seller needs to know exactly where the two differ.
Pavia’s own record is on our Pavia at Treviso Bay guide. The Pavia plat also holds the eleven estate homes of Pavia Court on lots of about three quarters of an acre; they are a different product, and the comparison below is with Piacere Way, where the plans match.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll; recorded Golf Club instruments and elevation certificates)
Via Veneto | Pavia, Piacere Way | |
|---|---|---|
Homes | 47: 35 Lennar houses plus 12 attached villas | 51 Lennar houses |
Plans | Victoria, Sophia, Isabella (1,854 to 2,249 county sq ft) plus villa halves of 1,939 to 2,909 | Nina, Victoria, Sophia, Isabella (1,646 to 2,252 county sq ft) |
Built | Villas 2007 to 2009; Lennar 2012 to 2014 | 2012 to 2015 |
Median lot | 0.21 acre | 0.20 acre |
Golf by recorded document | 42 of 47, by four supplements recorded 2012 to 2014; 5 villas not joined | All 51 named in the 2012 Golf Club Declaration’s original exhibit |
2026 lawn line | $2,527 for houses, $1,998 for villas | $2,586 |
Leasing | 2 leases a year under recorded neighborhood covenants | Master rules only, up to 4 leases in 12 months |
Flood, current FEMA map | 27 touch Zone AE at 7 ft, 20 in shaded Zone X; no first floor below the base flood elevation | 38 in AE at 7 ft, 8 in AE at 8 ft (7 of them 0.02 to 0.26 ft below it), 5 in shaded X |
County valuation class | Condominium class, land valued at zero | Single-family, land valued separately |
Median 2026 preliminary county value | $1,102,200 | $1,008,760 |
MLS closings, 12 months to Sept. 23, 2026 | 3, median $1,075,000, $580 per sq ft, 114 days | 3, median $1,276,000, $600 per sq ft, 149 days |
MLS closings, 5 years | 15, median $1,400,000, $679 per sq ft | 13, median $1,350,000, $671 per sq ft, including one Pavia Court estate home |
Active listings, Sept. 23, 2026 | 0 | 1, asking $1,699,000 |
Sources: the recorded instruments and county files cited on this page and on our Pavia guide, and the Southwest Florida MLS Matrix pull of September 23, 2026. The 5-year Pavia figure uses the MLS PAVIA label, which mixes Piacere Way and Pavia Court.
A buyer should choose Via Veneto for the shortest trip to the gate and to US 41, for a lake behind most houses, for flood margin on every first floor, or for a villa, including five villas with no golf dues. A buyer should choose Piacere Way for golf written into the Golf Club Declaration’s original exhibit, for four leases a year instead of two, or for a county valuation that separates land and house. Your listing should say which kind of buyer your home is for.
The live Pavia listing at $1,699,000 is the price your buyer will see first, and Pavia’s twelve-month median sat about $200,000 above Via Veneto’s on the same number of sales. Via Veneto’s case against Pavia is concrete: flood margin, the lake and the gate. We make that case in the listing rather than hope a buyer works it out, and we price so that it is believable.
The other comparison we see a Via Veneto buyer make is not with a single-family plat at all. The coach homes of Di Napoli at Treviso Bay recorded seven closings in the same twelve months at the same $1,075,000 median, with a median of 11 days on market. At that price Via Veneto sells a detached house on its own lot with its own roof and no condominium association; Di Napoli sells an attached two-story condominium home with a carrying cost our Di Napoli research put at about $23,100 a year, against about $19,200 for a golf-joined Via Veneto house.
We price a Via Veneto home from its legal description outward: lot number, then product and plan, then golf supplement, then lot frontage, then the flood zone under the house, then roof and systems, and finally the most recent sales of the same plan here and on Piacere Way. The county value and any automated estimate are checked last, and only to explain why they are wrong.
Every Via Veneto legal description reads “VIA VENETO LOT” and a number, and that number is the key to the file. It tells us whether the home is a villa or a Lennar house, which lake or tract it backs onto, and which of the four golf supplements, if any, names it. MLS and portal records often show the lot number as a unit number, such as 9295 Veneto Place #15; it is the lot, not a condominium unit.
We confirm the plan from the county building record and the MLS bedroom string, then confirm golf status from the Clerk’s record. We read the home’s elevation certificate and overlay the house footprint on the current and preliminary FEMA maps, check the air-conditioning pad height against the county’s 8-foot replacement rule, pull the permit record since 2020 for roof, mechanical and shutter work, and confirm which lawn line the home pays on the Master Association’s records.
An automated estimate reads the county record, and the county record at Via Veneto says condominium, values the land at zero and carries a 2026 value that did not move from 2025. It cannot tell a golf-joined villa from a non-golf villa, it does not know a Victoria from an Isabella except by size, and it sees three recent sales, two of them the same plan on nearly the same day. The result can sit hundreds of thousands of dollars from the market in either direction.
A pool, its cage and its heater; impact windows or accordion shutters; a replaced roof or air conditioner; an air-conditioning pad already at 8 feet; a lake view rather than the P-3 tract; distance from the commercial tract on Marc Anthony Way; and for a villa, the condition of the shared roof and the relationship with the other owner. None of those appears in a county record, and each shows up in a buyer’s offer.
With nothing listed on Veneto Place or Veneto Lane, your competition is the last three sales, the one live Pavia listing and Di Napoli’s coach homes. We set the list price where a buyer who has seen all three still chooses your house, and we set it before the first weekend, because a Via Veneto listing that sits invites the 114-day and 115-day outcomes of 2026.
We market a Via Veneto home to the buyer who is actually shopping for it: a seasonal or relocating buyer who wants a detached house inside a gated golf community, close to the gate, often with a TPC Treviso Bay membership, and who is comparing it with Pavia and Di Napoli. The listing answers that buyer’s six questions before the first showing.
The county’s 2026 preliminary roll shows 20 of the 47 homes with a Florida homestead exemption, so a little over half are second homes or rentals. Owner mailing addresses cluster in Florida, then Ontario, New Jersey, Massachusetts and Michigan. That buyer is often out of state when the listing goes live, so video, a complete document file and a clear fee stack matter more here than open houses.
Every visitor to Treviso Bay is authorized at the main gatehouse at 9050 Treviso Bay Boulevard, which sits 0.03 to 0.17 miles from every Via Veneto home. We handle gate authorization for every showing, inspection and appraisal, so a buyer’s agent never stalls at the gatehouse and you never have to take a call from the guard.
For a golf-joined home, the listing file holds the recorded supplement that named your lot and a Master Association estoppel showing the $5,350 golf assessment. For one of the five non-golf villas, the file says so plainly and presents it as a lower carrying cost, $13,321.10 a year in 2026 against $19,200.10 for a golf-joined house. Either way, a buyer’s first question is answered on paper.
Thirteen Via Veneto addresses appear as search suggestions on their own, and “Via Veneto Naples” searches are crowded by a condominium street of the same name in Pelican Bay. Our listing names the street address, the lot, the plan and “Via Veneto at Treviso Bay” the way buyers search for them, and links back to the county records a buyer can check.
Some Via Veneto owners would rather not advertise a sale, especially with a tenant in place or neighbors on both sides of a party wall. We can offer a home privately to buyers we are already working with before, or instead of, a public listing, and we explain plainly what a private sale gives up in exposure.
We publish the full 2026 carrying cost in the listing: Master Association, golf, lawn line, dining minimum and the Wentworth Estates CDD line on the tax bill, with the fee sheet and district budget cited. A buyer who finds the district line on their own after an offer feels misled; a buyer who sees it first sees a seller with nothing to hide.
McGreevy and Comisar negotiate a Via Veneto contract at partner level, and we build the Master Association estoppel, the resale application, the buyer’s insurance quote and the capital contributions into the contract from the first counter, so none of them reopens the price after the inspection period starts.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. With three sales a year and each 2026 sale closing 5.6 to 7.9 percent under list, the first counter sets the tone, and a buyer’s agent who has shown Piacere Way will arrive with the Pavia numbers in hand.
A buyer’s inspector will focus on three things at Via Veneto: roof age, air conditioning and hurricane protection. Only one villa building has pulled a roof permit since 2020, so most Lennar roofs are the 2012 to 2014 originals, and seven of the houses in Zone AE have an air-conditioning pad below the 8-foot level Collier County requires for replacement equipment. Knowing your roof history, condenser age and pad height before listing takes the easy credits off the table.
Insurance questions slow a Via Veneto sale more than anything else, partly because the county’s condominium label can confuse an underwriter. We hand the buyer’s agent your elevation certificate, a wind mitigation report and a four-point inspection at the first showing, together with the plat and declaration, so the buyer’s HO-3 and flood quotes arrive inside the inspection period rather than after it.
The 2026 fee sheet charges a resale buyer a $7,500 Master Association capital contribution and, on a golf-joined home, a $7,500 Golf Club capital contribution. The contract decides who pays each. We settle that allocation in the first counter, not at the closing table, and we show you what each choice does to your net.
Selling a Via Veneto home costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the Master Association estoppel certificate, a municipal lien search, and prorated property tax, CDD and association charges. In Collier County the buyer customarily pays the owner’s title policy, and the 2026 fee sheet places the capital contributions on the buyer unless the contract says otherwise.
Data updated: September 2026 (Florida Statutes 201.02 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 charges $0.70 per $100 of consideration under Florida Statutes 201.02, and a Florida seller customarily pays it. At the 36-month Via Veneto median of $1,412,500 that is $9,887.50; at $1,075,000, the middle of the three 2026 sales, it is $7,525. After commission, it is the largest fixed cost of a Via Veneto sale.
In Lee County the seller customarily chooses the closing agent and pays for the owner’s title policy. In Collier County the custom runs the other way, and the buyer customarily chooses and pays. No statute fixes the split, so the contract controls, and an owner who has sold in Lee County before should confirm it in writing rather than assume the old habit.
A Via Veneto sale needs a single estoppel certificate, from the Treviso Bay Master Association under Florida Statutes 720.30851, because there is no condominium or neighborhood association beneath it. The 2026 fee sheet prices it at $299, or $418 for a rush, with $179 added on an account that is past due, and the Master’s realtor information page quotes about ten business days standard and three rushed. We order it the week the contract is signed.
The 2026 fee sheet charges a resale buyer of a golf-joined Via Veneto house $15,799 in known community charges: the two $7,500 capital contributions, the $50 resale application, the $250 Rookery Bay Environmental Grant fee, the $299 estoppel and the $200 post-closing set-up fee. On a non-golf villa the total is $8,299. MLS transfer-fee fields for Via Veneto show anything from $0 to $13,049 because agents enter different things there, so we state the real charges.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is negotiable and not set by law. What you negotiate with us is the listing side; whether to offer anything toward the buyer’s agent is a separate decision we make together, outside the MLS.
Line, illustrative sale at $1,412,500 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $9,887.50 |
Master Association estoppel certificate | Seller, by custom | $299, or $418 if rushed |
Municipal lien search | Seller, by custom | Set by the title company |
Property tax proration, closing June 30, on a $9,950 bill | Seller credits buyer | About $4,934 |
Wentworth Estates CDD assessment, $3,153.10 on the same tax notice | Seller credits buyer, prorated like the tax | About $1,564 |
Master, golf and lawn assessment prorations | Seller, through the closing date | From the estoppel |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Master and Golf Club capital contributions | Buyer, under the 2026 fee sheet | $15,000 |
Brokerage commission | Seller | As negotiated in your listing agreement |
The tax proration line is 181 days of $9,950, the median 2026 preliminary tax figure across all 47 Via Veneto homes, which does not include the CDD line; the median for the 27 homes without a homestead exemption is $10,618. Your own net sheet uses your price, your bill and your closing date, and we build it with you before you sign a listing agreement.
A Via Veneto seller owes the buyer the homeowners association disclosure summary that Florida Statutes 720.401 requires before the contract is signed, the community development district disclosure, the property tax disclosure summary, and any known fact that materially affects value and is not readily observable. The condominium resale package does not apply, whatever the county’s label says.
Section 720.401 requires a disclosure summary for a parcel in a community governed by a mandatory homeowners association, delivered before the buyer signs, supplied by the owner on a resale, and backed by a contract clause that lets the buyer cancel within three days after receiving a late summary or before closing, whichever comes first. The section does not apply to associations governed by Chapter 718, the condominium statute. Treviso Bay sits on both sides of that fork, because many of its neighborhoods are condominiums under a Chapter 720 master. Via Veneto is on the Chapter 720 side: fee-simple lots, no condominium association, and the Treviso Bay Property Owners Master Association as the only association since 2013. How the rule applies to your contract is a question for your closing agent or real estate attorney, and this is information, not legal advice.
Florida Statutes 190.048 requires contract language telling the buyer that the property is in a community development district that levies taxes or assessments. Every Via Veneto home is in the Wentworth Estates CDD, which classes each one as a 50-foot lot and bills $1,499.21 for operations and $1,653.89 for bond debt in fiscal 2027. We put both figures and the district’s adopted budget in the listing file.
Florida Statutes 689.261 requires that a buyer of residential property receive a summary warning not to rely on the seller’s current taxes. At Via Veneto the median 2026 preliminary tax figure is $9,950 across all 47 homes and $10,618 for the 27 without a homestead exemption, so a buyer moving from a homesteaded seller’s bill may see a real change.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Via Veneto home that means roof leaks, insurance claims, unpermitted alterations and, for a villa, any dispute or unpaid share under the party wall and shared roof articles of the 2006 declaration. The elevation certificate and the permit history are public records, so we put them in the file first.
The condominium resale disclosures in Florida Statutes 718.503, including the structural integrity reserve study and milestone summary, belong to condominium units. Via Veneto homes are platted lots: the Clerk’s index for the plat and replat holds no declaration of condominium, and no Via Veneto condominium association exists on the state’s register. When a buyer’s agent asks for a condominium package because of the county label, the plat and the declaration answer the request.
The 2024 FEMA map split Via Veneto: 22 houses sit mostly or wholly in Zone AE with a 7-foot base flood elevation, 5 are in shaded Zone X with an AE clip, and 20, including every villa, sit entirely in shaded Zone X. Every first floor is above today’s base flood elevation, and that fact belongs near the top of a Via Veneto listing.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel effective 8 Feb 2024; Collier County elevation certificate index and all 47 certificates, read 23 Sep 2026)
Footprint on the current FEMA map | Homes | Which homes |
|---|---|---|
75 to 100 percent in Zone AE, 7 ft | 22 | Veneto Place 9225 to 9267 on both sides, except the villas at 9242 and 9246, and Veneto Lane 9210 to 9222 |
Shaded Zone X with an AE clip of 1 to 21 percent | 5 | 9209 and 9215 Veneto Lane; 9271, 9275 and 9283 Veneto Place |
Entirely shaded Zone X | 20 | All 12 villas, the south loop of Veneto Place from 9268 to 9300, and 9279 Veneto Place |
FEMA’s preliminary panel issued March 20, 2025 reproduces the same split to within 0.1 percent of every footprint, so no map change is pending. The federal lender rule applies mandatory flood insurance to a building if any part of it is in the special flood hazard area, which puts 27 Via Veneto homes under the requirement on a federally backed loan and leaves 20 outside it; the smallest clips, at 9283 Veneto Place and 9215 Veneto Lane, could go either way on a lender’s determination.
The 35 Lennar houses were built with first floors of 8.00 to 8.99 feet above the NAVD 1988 datum, a median of 8.32, which puts every one in Zone AE 1.00 to 1.99 feet above today’s base flood elevation. The 12 villas sit higher still, at 8.64 to 9.60 feet, and every one is now in Zone X. The tightest margins are 9235 Veneto Place at 1.00 foot, 9243 and 9259 at 1.04, and 9255 at 1.12.
Collier County requires new or replacement mechanical equipment in a flood zone to sit at least one foot above the base flood elevation, which here means 8.0 feet. Nine Via Veneto homes have their lowest machinery at 7.50 to 7.97 feet, and seven of those are in Zone AE: 9218 and 9222 Veneto Lane and 9226, 9235, 9243, 9262 and 9263 Veneto Place. If your condenser is near the end of its life on one of those homes, a buyer’s inspector will price a raised pad into the offer.
No Via Veneto home has a FEMA Letter of Map Amendment or Letter of Map Revision on file. Most AE-touching houses have a lowest adjacent grade at or above 7.0 feet, which suggests some owners could apply through FEMA’s MT-EZ process with a surveyor; we do not tell any owner their home qualifies, and a letter would have to be issued against the 2024 panel.
Your elevation certificate, a screenshot of the current map over your house footprint, your flood policy declarations if you carry one, and, for a Zone X home, a plain statement that the house sits entirely outside the special flood hazard area. A buyer’s insurance agent will quote faster and a buyer’s lender will stop asking questions.
Every Via Veneto home has been through Irma in 2017, Ian in 2022, Idalia in 2023 and Helene and Milton in 2024. No U.S. Geological Survey high-water mark was surveyed on Veneto Place or Veneto Lane; the nearest Irma mark, about a mile away, was 3.36 feet, well below the lowest first floor here. We found no public record of storm damage on either street, and your own claim history, whatever it is, belongs in your written disclosure.
Collier County’s monthly permit reports show 79 permits on Via Veneto homes from January 2020 to August 2026, almost all owner upgrades such as air conditioning, shutters, windows and generators. Only one villa building has been re-roofed in that period, so most Via Veneto roofs are original, and a buyer’s insurer will ask about yours.
The only roof permits in the period are for villa building A, 9201 and 9205 Veneto Lane: two permits issued in July 2020 to the same roofing contractor, $51,375 each, one shared roof permitted as two halves. The recorded supplemental declaration requires tile roofs, so any replacement is a tile roof.
No Lennar house has pulled a roof permit since 2020, so unless a roof was replaced before then, the Lennar roofs date from 2012 to 2014 and are now 12 to 14 years old. Roof age drives insurability in Florida. A roof-condition report and a four-point inspection before listing tell you whether a new roof or a price adjustment nets you more, and they answer the question before a buyer’s insurer asks it.
Florida’s milestone inspection law, Section 553.899, and the structural integrity reserve study in Section 718.112 apply to condominium and cooperative buildings of three or more stories. Via Veneto has no condominium, and its homes are one- and two-story houses on their own lots. That removes a disclosure and a line of buyer questions that slow sales elsewhere in Treviso Bay.
Of the 79 permits, 29 were for air conditioning, 13 for shutters, doors, windows and storm protection, 11 electrical, 10 gas for generators and gas lines, 6 building, 4 screen cages, 2 plumbing, 2 roof, 1 pool and 1 fence. The larger projects include a $162,000 remodel at 9271 Veneto Place in 2023, a $100,000 remodel at 9209 Veneto Lane in 2025 and a new pool at 9235 Veneto Place in 2021. Permitted work is a selling point; bring the permit numbers.
A buyer of a golf-joined Via Veneto house will carry about $19,200 a year in 2026 community charges before property tax and insurance: $7,420 to the Master Association, $5,350 to the Golf Club, $2,527 for lawn care, a $750 dining minimum and $3,153.10 in Wentworth Estates CDD assessments. A non-golf villa carries about $13,321.
Data updated: September 2026 (Treviso Bay Master Association 2026 Annual Fee Sheet, revised 11 May 2026; Wentworth Estates CDD FY2027 adopted budget; Collier County Property Appraiser 2026 preliminary roll)
Line | Golf-joined house (42 homes) | Non-golf villa (5 homes) |
|---|---|---|
Master Association assessment | $7,420.00 | $7,420.00 |
Golf Club assessment | $5,350.00 | $0 |
Lawn care | $2,527.00 | $1,998.00 |
Food and beverage minimum | $750.00 | $750.00 |
Wentworth Estates CDD, operations | $1,499.21 | $1,499.21 |
Wentworth Estates CDD, bond debt | $1,653.89 | $1,653.89 |
Total | $19,200.10 | $13,321.10 |
The Master Association’s own FAQ says single-family homes pay only the Master’s annual assessment, and Via Veneto has no neighborhood dues since its association merged into the Master. Property tax, insurance, utilities and pool service are on top.
The district’s Series 2021 refunding bonds are scheduled to retire with their final payments in 2037, so the debt line runs through fiscal 2037; at today’s rate that is about $18,193 of debt assessment remaining per lot from fiscal 2027 onward, unless an owner prepays. The operations line continues after that. A buyer comparing Via Veneto with a newer neighborhood will ask, so we answer it.
The fee sheet lists “Via Veneto” at $2,527 and “Via Veneto Villas” at $1,998, the lowest lawn line in Treviso Bay, but it does not list which addresses pay which. The public record confirms the villa line for one home, 9292 Veneto Place. We confirm your line from the Master Association before listing, so the fee stack in your listing matches the estoppel your buyer receives.
MLS records on Via Veneto sales show the mandatory golf figure at $3,580 in 2021, $4,150 in 2023, $4,310 in 2024, $4,870 in 2025 and $5,350 in 2026, the last matching the fee sheet. From 2024 to 2026 that is a 24.1 percent rise. The MLS is agent-entered, so the fee sheet is the authority; the trend is the point a buyer will raise.
The county values the 35 Lennar houses on a fixed schedule by plan and frontage, from $1,087,200 for a Victoria facing the P-3 tract to $1,319,450 for an Isabella on a lake, and the villas at a median of $770,180. A buyer who does not claim homestead pays tax on that value at full rate; a buyer who does may apply for the homestead exemption and the Save Our Homes cap. Either way the bill is reset from the seller’s.
Five recorded rules shape a Via Veneto sale: no association approval of the buyer and no right of first refusal, a cap of two leases a year, the Master Association’s pet limit, gas appliances required by recorded amendment, and one approved For Sale sign. Each answers a buyer question before it slows the contract.
The builder’s declaration says plainly that there are no restrictions on the sale of lots. The Master Association does not approve your buyer and holds no right of first refusal; you give notice, and your buyer files the Master’s resale application with its $50 fee. That is simpler and faster than the approval steps in Treviso Bay’s condominiums.
Section 12.4 of the builder’s declaration bars any lease shorter than 30 days and any lot from being leased more than twice a year, and the Master developer’s supplemental declaration says the same. The 2021 Master Declaration alone would allow four leases in twelve months, but the declaration applies the stricter rule. A buyer planning seasonal rentals needs to know that, and a seller with a tenant in place should time the sale around the lease.
Under section 5.14 of the 2021 Master Declaration an owner may keep up to three cats or dogs in total, with no weight limit, and pit bulls, pit bull mixes and other recognized aggressive breeds are banned regardless of size. The 2006 neighborhood declaration adds conduct rules but no count. Older summaries quoting a 30-pound limit are out of date.
The 2006 First Amendment to the supplemental declaration requires a gas water heater, a gas range and gas piping for a dryer in every home, and any added pool heater, grill or fireplace must run on gas. Every exterior change needs architectural approval through the Master. Unapproved changes are a disclosure item; approved ones are a selling point.
The declaration allows one approved For Sale sign, and the Master’s sign standard is a dark-green sign of 10 by 18 inches. Boats, trailers, recreational and commercial vehicles may not stay outside the garage for more than eight hours, and golf carts are garaged under the Master Rules. We handle the sign and every showing through the gate.
The land along Via Veneto’s northern edge is Tract FD-1, a 9.07-acre commercial parcel on Marc Anthony Way owned by Prima Partners LLC, and it is under construction in 2026. For the homes on the north side of Veneto Place, a buyer will ask about it, and a listing that answers from the county record sells better than one that waits for the question.
Measured from the Prima Partners parcel line to each house, 9230 Veneto Place is 25 meters away, 9234 is 27, 9238 is 38, 9226 is 43, 9225 is 54 and the villas at 9242 and 9246 are 66. The farthest home, 9300 Veneto Place, is 313 meters away. The centerline of US 41 is about 233 meters from the closest house.
The Master Association granted Prima Partners a lift station connection easement over Via Veneto’s Tract C-5 in October 2024, OR 6409 PG 439, and a 24-month construction easement in February 2026, OR 6551 PG 2466. County permit reports from January to June 2026 show fire lines, sprinkler systems and building revisions for multiple buildings filed under the name “Prima Auto Condos,” and the county’s Hearing Examiner approved an insubstantial change to the planned unit development affecting buffers and setbacks on the tract in December 2025.
We put the permits, the easements and the zoning decision in the listing file for every north-side home, and we tell buyers what the record does not say: how the finished use will look and sound from Veneto Place. For a south-loop home 300 meters away, the same file explains why it does not matter.
A correctly priced Via Veneto home has recently gone under contract anywhere from the first day to four months. Over the 36 months to September 23, 2026 the median was 19.5 days on market across eight sales that carry a days figure, but the three 2026 sales took 25, 114 and 115 days. Closing then follows on the date the contract sets.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 23 Sep 2023 to 23 Sep 2026, pulled 23 Sep 2026)
Most Via Veneto buyers are seasonal, so January through April brings the most showings; two of the three 2026 sales closed in April. The 2025 sales closed in February, March and July, and the 2024 sales in June and November, so a well-prepared home can sell in any month.
First the preparation: valuation, roof and four-point reports, wind mitigation, elevation certificate, golf supplement and fee stack. Then the listing, showings through the gate and an offer. Once a contract is signed, the Master Association estoppel and resale application run alongside the buyer’s inspection, insurance and financing, and closing follows on the date the contract sets.
Just over half of Via Veneto homes carry no homestead exemption, so many owners sell from somewhere else. Marc handles access, contractors and inspections in person, documents can be signed remotely through the closing agent, and a seller in Ontario should plan early for FIRPTA withholding with the closing agent.
You get a free Via Veneto at Treviso Bay home valuation by using the valuation form on this page or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from recent sales of your plan and product, adjusted for your lot, golf status, flood footprint, roof and condition, with your buyer’s full fee stack beside it. There is no cost and no obligation to list.
The same-plan MLS and recorded sales with their dates, the live competition in Via Veneto, Pavia and Di Napoli, your golf supplement, your elevation certificate and flood footprint, your permit history, the 2026 fee stack with the CDD line, and a recommended list price with a range we can defend. Request it through our Via Veneto at Treviso Bay home valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your plan if you know it, your timeline and the one thing about selling that worries you most.
With no Via Veneto listing on the market and three sales in a year, the opening price decides the outcome. We would rather you see the evidence and the number before you commit to anything, and many Via Veneto owners use the valuation to decide whether to list this season, rent one more season 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. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
More than half of Via Veneto’s owners do not homestead here, and a Via Veneto sale has its own moving parts: a gate that authorizes every visitor, a golf supplement to prove, a Master Association estoppel and a county label to explain.
★★★★★ “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 two streets where the same plan sold for $1,750,000 in 2024 and $1,050,000 in 2026, 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 Via Veneto specialist matters because the facts that decide a Via Veneto sale live in recorded documents and county files rather than a listing feed: the product and plan behind your lot number, the golf supplement that joined your lot, your elevation certificate, your lawn line, the CDD line the MLS omits and the county label a lender will question.
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 started his own team in October 2008. He runs pricing, marketing, data and the association and club paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gate, buyer agent conversations, inspections, contractors and the on-site work that lets an out-of-state owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price from the Treviso Bay median or the county value, list the home as a condominium because the county does, write “golf included” on a non-golf villa, quote the MLS fee total without the CDD line, confuse this Via Veneto with the Pelican Bay street of the same name, or learn about the Prima Partners tract from the buyer. Each mistake costs a seller time or money.
Most Treviso Bay sellers own condominiums, coach homes or larger estate homes, with different buyers and different paperwork. Our guide to selling a Treviso Bay home covers the whole community, and our Treviso Bay home valuation page prices every product in it. Via Veneto is the community’s front-door single-family neighborhood, with some of the smallest lots and houses among its single-family streets, and the neighborhood above it on the county’s numbers is Bella Firenze at Treviso Bay.
Many Via Veneto sellers are also buyers, moving to a larger estate home inside Treviso Bay, to another Naples golf community, or to a smaller seasonal place. 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 Master Association estoppel and resale application on your sale clear before the purchase closes, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side and Jesse runs the sale. Read how we represent buyers in Southwest Florida.
Some Via Veneto owners trade up to a larger single-family home in Treviso Bay and others move to a lock-and-leave condominium. Our guide to buying a home in Treviso Bay covers the whole community, and our Via Veneto at Treviso Bay buyer guide covers the purchase side of this neighborhood in full.
These are the questions Via Veneto at Treviso Bay owners ask before they list, answered from the recorded plat, declarations and golf supplements, the Master Association’s published fee sheet, Collier County’s files, FEMA’s map and the Southwest Florida MLS, each with its window and its source named.
Start with a written valuation built from your plan’s recent sales, then assemble the listing file a Via Veneto buyer expects: the golf supplement for your lot, your elevation certificate, roof and permit history, the 2026 fee stack with the CDD line, and the plat and declaration. Call Jesse McGreevy at (239) 898-6072 or request a Via Veneto at Treviso Bay valuation.
The best listing agent is the one who can document your plan, golf status, fee stack and flood footprint before a buyer asks. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they built this page from the Via Veneto record.
It depends first on which of the four products you own. The three sales of the last 12 months were two Victorias at $1,050,000 and $1,075,000 and a Sophia at $1,275,000; the 36-month median is $1,412,500; the last villa sale was $1,450,000 in February 2025. A written valuation places your home within that range.
Forty-seven: 37 on Veneto Place and 10 on Veneto Lane. Twelve are attached villas in six two-home buildings, built 2007 to 2009, and 35 are detached Lennar houses built 2012 to 2014.
Few. The MLS shows 3 closings in the 12 months to September 23, 2026 and 15 in the five years to that date, about three a year, with no sale recorded off the MLS.
The 36-month median was 19.5 days on market across eight sales with a days figure, but the three 2026 sales took 25, 114 and 115 days. Price to the 2026 record and prepare the document file, and you give yourself the best chance at the shorter end.
Supply favors sellers: no Via Veneto listing was active or pending on September 23, 2026. Negotiation favors buyers more than it did: every 2026 sale closed 5.6 to 7.9 percent under list. A seller wins on price only if the list price survives a comparison with Pavia and Di Napoli.
Because it reads a county record that values these fee-simple houses in the condominium class, sets the land at zero and left 2026 values unchanged from 2025, and it cannot see golf status, frontage, roof age or the pool. We value from sales, not from the record an estimate reads.
Yes, but lot, timing and condition have moved prices as much as the plan. The highest price per square foot in five years, $944, was a Victoria, the smallest plan. We price against the same plan first and adjust from there.
Against villa sales, not the county card. 9292 Veneto Place sold for $1,450,000 in February 2025 and carried a county value of $770,180 in 2026. Appraisers and buyers use sales.
Thirty of the 47 homes back onto a lake, sixteen face Tract P-3 and one is an interior lot; none touches the golf course. The county adds $15,000 for a lake lot on every Lennar plan. The market gap is not measurable from three sales, so we price it home by home.
For the 42 golf-joined homes, yes. Each supplement states that the lot is bound to the Golf Declaration as a covenant running with the land, so the buyer takes the membership and its dues with the deed and pays the $7,500 Golf Club capital contribution under the 2026 fee sheet.
Put two documents in the listing file: the recorded supplement that names your lot, from the four recorded in 2012 and 2014, and the Master Association estoppel showing the $5,350 golf assessment.
Not for the right buyer. A non-golf villa carries about $13,321 a year in 2026 community charges against about $19,200 for a golf-joined house, and its buyer pays $8,299 in closing charges instead of $15,799. We market it as the lower-cost way into a detached-feeling home inside the gate.
The 2026 fee sheet charges them to the resale buyer, and the contract can move them. On a golf-joined home the two contributions total $15,000; we settle who pays in the first counter.
No. The builder’s declaration places no restriction on the sale of lots and grants no right of first refusal. You give the Master Association notice, and your buyer files its resale application.
One, from the Treviso Bay Master Association, priced at $299 or $418 rushed in 2026. There is no condominium or neighborhood association beneath the Master.
Via Veneto’s only association is the Treviso Bay Master Association, a Chapter 720 homeowners association, and the homes are not condominiums, so the summary is part of the conversation with your closing agent before the buyer signs. Confirm the requirement for your contract with your closing agent or attorney; this is information, not legal advice.
Yes. Florida Statutes 190.048 requires contract language about community development district taxes and assessments, and the Wentworth Estates line is $3,153.10 for fiscal 2027 on every Via Veneto home.
No. It is a platted, fee-simple lot, and the recorded declaration defines an owner as the holder of fee simple title to a lot. The county’s condominium class affects valuation, not ownership, and no condominium declaration or association exists for Via Veneto.
It is your lot number carried over from the county’s condominium-style record. Your deed and title work use the legal description, “VIA VENETO LOT” and the number, and the listing should say the home is a fee-simple lot.
No. Both requirements apply to condominium and cooperative buildings of three or more stories, and Via Veneto has neither. Your buyer will still ask about the roof and the permit history.
Get a roof-condition report and a four-point inspection first. Only one villa building has re-roofed since 2020, so an original roof is normal here; with real quotes in hand, you can decide whether a new tile roof or a price adjustment nets you more.
Yes. A buyer’s insurer will ask for it, and having it in the listing file removes days of uncertainty from the inspection period. Florida’s uniform mitigation form, OIR-B1-1802, sets out the credits.
Twenty-seven homes touch Zone AE with a 7-foot base flood elevation and twenty sit entirely in shaded Zone X, on the map effective February 8, 2024. Your elevation certificate and the house footprint decide which group you are in.
No. The lowest first floor is 8.00 feet against a 7-foot base flood elevation, and every home in Zone AE is at least one foot above it.
On a home in Zone AE it can, because Collier County requires replacement equipment at 8.0 feet here. Know your pad height from the elevation certificate, and price in a raised pad if the unit is near replacement.
The negotiated commission, documentary stamp tax at $0.70 per $100, $9,887.50 at the 36-month median, the Master Association estoppel, a lien search and prorations of tax, CDD and association charges. We build your net sheet before you list.
By Collier County custom the buyer chooses the closing agent and pays for the owner’s title policy, the reverse of the Lee County custom. The contract controls.
Yes. Every commission is negotiable and not set by law, and since August 17, 2024 offers of buyer broker compensation cannot be advertised in the MLS.
Yes, but a lease narrows your buyer pool to investors and to owners who can wait. Remember the two-leases-a-year cap, which a buyer planning to rent will ask about, and time the sale around the lease if you can.
Many Via Veneto buyers want a turnkey seasonal home, since 27 of the 47 homes carry no homestead exemption. Offer the furnishings under a separate list in the contract, so the appraisal values the house.
Often, yes. If you have owned for years with a homestead exemption and the Save Our Homes cap, your buyer’s bill resets. The median 2026 preliminary tax figure is $10,618 for Via Veneto homes without a homestead exemption.
For north-side homes on Veneto Place it is a question buyers ask, and the answer is in the record: permits for multiple buildings, two easements over Tract C-5 and a 2025 zoning decision. We present that record up front. South-loop homes are about 300 meters away.
Yes. The declaration allows one approved sign, and the Master’s standard is a dark-green sign of 10 by 18 inches. We provide it.
Yes. We can offer it privately to buyers we are already working with, and we explain what a private sale gives up in exposure compared with a full MLS listing.
Possibly. The home-sale exclusion applies to a main home you owned and used for two of the last five years, and a rental may qualify for a like-kind exchange instead. Talk to your tax adviser before you list.
When a foreign person sells U.S. real estate, the buyer generally must withhold part of the amount realized under FIRPTA. Six Via Veneto owners have Ontario mailing addresses; plan the withholding and any reduction application early with your closing agent.
Most buyers are seasonal, so January through April brings the most showings. The record also shows sales in June, July and November, so a prepared home can sell outside season.
This Via Veneto is a Treviso Bay plat on Veneto Place and Veneto Lane in ZIP 34113. The street named Via Veneto in Pelican Bay, ZIP 34108, belongs to a condominium with no connection to Treviso Bay. Your listing should say which one it is.
Get a written valuation, confirm your golf status and lawn line, pull your elevation certificate, and gather your roof and permit history. Request a Via Veneto at Treviso Bay valuation or call Jesse McGreevy at (239) 898-6072.
Every Via Veneto at Treviso Bay figure on this page traces to a primary source below, listed 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, the county’s elevation certificates 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 Via Veneto at Treviso Bay seller always opens the official, current copy rather than a copy we host. Each elevation certificate for all 47 homes is also listed in the sources above, and all of them are public records.
Document | What it proves for a Via Veneto seller | Official authority |
|---|---|---|
Plat of VIA VENETO, Plat Book 47, Pages 15 to 17 (2006) | Each home is a platted lot, not a condominium unit | |
Declaration of Covenants, Conditions and Restrictions for Via Veneto at Treviso Bay, OR 4112 PG 2280 | Fee-simple ownership, party walls, owner insurance, two leases a year, no sale restriction | |
Supplemental Declaration for the Via Veneto Neighborhood, OR 4112 PG 2226 | Setbacks, tile roofs, garage and leasing rules | |
Articles of Merger into the Master Association, OR 4898 PG 2926 (2013) | One association, one estoppel | |
Golf Club Supplemental Declaration, 28 lots, OR 4853 PG 1215 (2012) | Golf membership for the lots it names | |
Golf Club Supplemental Declaration, Lots 37, 40, 41, 44, 45 and 46, OR 5069 PG 1879 (2014) | Golf membership for the lots it names | |
Second Amended and Restated Master Declaration, OR 5934 PG 2738 (2021) | Pets, Master leasing rules, and Veneto named as a neighborhood | |
2026 Annual Fee Sheet, revised 11 May 2026 | Master, golf, lawn, capital contribution and estoppel charges | |
Master Association buyer’s resale application | The application your buyer files | |
Wentworth Estates CDD FY2027 adopted budget | The $3,153.10 district line on every Via Veneto tax bill | |
2026 Flood Protection Newsletter | The 8-foot replacement-equipment standard and the CRS discount | |
Florida Statutes 720.401, disclosure summary | The pre-contract disclosure and its Chapter 718 exclusion | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 deed tax | |
Florida Statutes 689.261, property tax disclosure summary | The tax warning your buyer must receive | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Via Veneto at Treviso Bay sits inside the Naples golf-community market they work every week. Few homes on Veneto Place and Veneto Lane come up for sale, so the owner who sells next should call us first; that conversation costs nothing.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page or return to the valuation form section. 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 Via Veneto closing in the Southwest Florida MLS against Collier County’s recorded sales, and we tracked every Via Veneto resale of the last five years the same way. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. 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.