Buy a Home in Bramble Point at TwinEagles, FL

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Buying a home in Bramble Point at TwinEagles means buying one of 41 Pulte-built single-family homes on two short streets, Bramble Court and Carradale Court, a third to half a mile from the clubhouse inside the gated TwinEagles club community on Immokalee Road in North Naples, Collier County, Florida 34120. This page is the step by step purchase path. For the full portrait of the neighborhood itself, its plat, declaration, permits and storm record, read our Bramble Point at TwinEagles neighborhood guide, for the whole gate our TwinEagles community guide, and for the wider city our Naples guide. The Southwest Florida MLS recorded 13 Bramble Point closings in the 60 months to September 24, 2026, from $635,000 to $975,000 at a $770,000 median, one of them in the latest 12 months, and one home was listed that day. Every Bramble Point home is deeded one club category, the buyer pays The TwinEagles Club an initiation fee at closing, the neighborhood board must approve the buyer in writing, a sale needs three estoppel certificates, and the neighborhood association mows every lawn and runs every sprinkler on both streets.

If you are choosing an agent before you choose a house, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own on Bramble Court or Carradale Court and are selling to move, start with how we sell homes in Bramble Point and a free Bramble Point home valuation. Weighing the rest of the gate as well? Our TwinEagles buyer guide applies the same record-first method to all 12 neighborhoods, and further down this page we set Bramble Point beside the other Pulte entry point into the club, the carriage-home condominiums of Covent Garden at TwinEagles.

Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and on two streets of 41 homes that trade two or three times a year, we would rather you be ready before the next Bramble Point home lists than hear about it after it closes.

What Does It Take to Buy a Home in Bramble Point at TwinEagles?

Buying a home in Bramble Point at TwinEagles takes six things most Naples resales do not: the club category deeded to the house, a TwinEagles initiation fee of $45,000 to $150,000 at closing, the club’s approval, the Bramble Point board’s written approval, three estoppel certificates, and a flood check on the house pad.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; The TwinEagles Club membership page, read Sep 2026; TwinEagles HOA 2024 Approved Budget; Bramble Pointe declaration as amended 2025; FEMA National Flood Hazard Layer, queried 23 and 24 Sep 2026)

Everything below comes from The TwinEagles Club’s own membership page, its 2024 Membership Agreement, its Initiation Fee Policy and its last public dues schedule, from the master association’s 2024 Approved Budget and 2024 Use Restrictions, from the recorded Bramble Pointe declaration, articles and bylaws and their 2025 amendment, from FEMA’s flood records, from Collier County’s recorded deeds, roll and permit files, and from the Southwest Florida MLS, pulled September 24, 2026. Where the public record is silent, and in a private club and a neighborhood association it is silent on several things a buyer wants to know, this page says so rather than guessing.

Two Courts, Forty-One Homes

Bramble Point is two streets and one plat block. The 2026 Collier County roll lists 41 single-family homes, 24 on Bramble Court and 17 on Carradale Court, and every one is improved; no Bramble Point lot is vacant. The recorded declaration describes a neighborhood “consisting of 41 residential units,” and the master association’s 2024 budget bills “Grand Arbors, Bramble Pointe” as exactly 41 units, so the roll, the declaration and the budget agree. Carradale Court is part of Bramble Point, not a separate neighborhood: the declaration covers all 41 lots on both streets, and the master association’s own list places both courts under Bramble Point. One further parcel on Bramble Court is the neighborhood’s road tract, which is why a raw parcel count on that street shows 25.

One Builder, One Era

Pulte Home Corporation was the declarant and the only builder. It recorded the Bramble Pointe declaration on September 1, 2006, closed its first home sale six days later and finished its last first sale in March 2008. The developer marketed the neighborhood in 2007 as “41 detached villas by Pulte Homes,” while the Collier County roll records all 41 as single-family homes, each on its own lot (Florida Weekly, November 22, 2007). The same release described three floor plans from 1,964 to 2,389 square feet under air. Every home is detached, held in fee simple, and insured on a homeowners’ policy rather than a condominium policy. One builder and one era give Bramble Point a uniform streetscape of tile roofs, stucco, paver drives and attached two-car garages, and the recorded documents keep it that way.

An Association That Keeps the Yard and Approves the Buyer

Bramble Pointe at TwinEagles Residents’ Association, Inc. does two jobs that decide how a Bramble Point purchase feels. First, under the declaration as amended in 2025, it maintains the landscaping on every lot, “including mowing, fertilizing, edging, trimming, pruning and replacement of sod,” and all portions of each lot’s irrigation system, with the irrigation clocks under its control; the owner pays to replace shrubs, plants and trees and keeps the house, the roof, the paint and the driveway. Second, the declaration says “no Owner may effectively lease, or convey title to a Parcel or any interest therein by sale or gift without the prior written approval of the Board of Directors of the Association.” That second job is a step most single-family streets in Southwest Florida do not have, and it sits on top of the club’s approval and the master association’s screening.

What Bramble Point Does Not Have

Bramble Point has no pool, clubhouse, courts or gate of its own; the association’s website calls it “a non-gated community within gated Twin Eagles,” and every shared amenity belongs to the club a few hundred yards away. TwinEagles as a whole has no community development district, no beach club, marina or boat access, and no non-resident memberships. Bramble Point has no builder inventory and no homesite to buy: every purchase is a resale of a home built in 2006 or 2007, or one of three homes the roll dates to 2022 or 2023. There are no fences on any lot, because the declaration bans them. And Bramble Point has no age restriction; nothing in its recorded declaration or the master use restrictions limits who may live here.

The Club Category Comes Before the House

The fact most listing remarks leave out is the one that changes the check you write. The club says it plainly: “Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social),” and the buyer pays the initiation fee at closing (club membership page). As posted in September 2026, that fee is $150,000 for Golf, $60,000 for Sports and $45,000 for Social. Golf is capped at 614 memberships across the 717 TwinEagles homes, so a Bramble Point buyer must confirm which category a specific home is deeded before writing an offer. At a Bramble Point price the category matters more than anywhere else inside the gate: on the $770,000 median, the Golf fee alone is about a fifth of the price.

The Bramble declaration itself is blunt that the neighborhood conveys nothing in the club: “neither membership in the Association or the Master Association, nor ownership or occupancy of a Parcel shall confer any ownership interest in the Club or the Club Facilities.” The membership comes from the club’s own recorded covenants. Older marketing from the developer years said golf came with a new home; that was the developer’s sales program on new construction, and it ended with the member turnover of 2018 and 2019. The master association’s own history describes The TwinEagles Club as “a private club as opposed to a bundled community” (TwinEagles HOA Community FAQs). Budget the initiation fee as a closing cost on every Bramble Point resale.

Why Do Bramble Point Buyers Work With McGreevy and Comisar?

Bramble Point at TwinEagles buyers work with McGreevy and Comisar because what decides a purchase here, the deeded club category, the Phase One balance, the board approval, the unpublished neighborhood assessment and capital contribution, flood and the first reroof cycle, lives in club, association, county and federal records, not in listing remarks.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)

We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we read every one of those records before we write an offer. On two streets where none of the seven MLS closings since September 2023 reached its final list price, and three of the thirteen five-year closings waited more than 120 days, the record is where the negotiation starts.

The Record, Stated Plainly

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

Those are career numbers across Lee and Collier County. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

What Buyers Say About Working With Us

We are a top-reviewed Southwest Florida real estate team, and the quotes below are genuine verified Google reviews from real clients, rendered in each client’s own words. We publish no aggregate score and no star average. You can read every review yourself on our Google Business Profile.

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review

★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review

★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review

What a Buyer’s Agent Owes You in Bramble Point

Bramble Point is governed by three bodies at once: The TwinEagles Club, which holds the membership deeded to the house; the TwinEagles Homeowners Association, the master association that runs the gate, roads, lakes and architectural review; and the Bramble Pointe association, which keeps the yards, approves the buyer and may set a capital contribution at closing. Each issues its own estoppel, each bills on its own calendar, and two of the three publish no current figures. An agent who has not read those documents cannot tell you what you will pay, whether your closing date will hold or whether you can play golf on the day you close.

What we owe you is specific: the club estoppel ordered as soon as the contract is signed, so the deeded category, current dues and remaining Phase One balance are known before your deposit goes hard; the master and Bramble estoppels on the same calendar; the Bramble board application delivered with the contract so its 20-day clock starts at once; the Membership Agreement delivered to the club at least seven days before closing; an elevation certificate ordered for the exact house, because none is on file for any Bramble Point address; the permit history for the roof, air conditioning and openings; and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays today.

What Should a Bramble Point Buyer Know First?

A Bramble Point at TwinEagles buyer should know ten recorded facts before touring: the home count and build era, the recent price band, the deeded club category and its fee, the three association layers, the board approval, what the Bramble association maintains, the leasing rule, the flood picture, the absence of a CDD and how thin the sales record is.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County 2026 roll and recorded deeds, newest recorded sale 30 Jun 2026; FEMA National Flood Hazard Layer, queried 23 and 24 Sep 2026)

• 41 single-family homes on Bramble Court and Carradale Court, all built by Pulte, 29 dated 2006 and 9 dated 2007 on the county roll, with three homes re-dated 2022 or 2023.
• 13 MLS closings in the 60 months to September 24, 2026, from $635,000 to $975,000 at a $770,000 median, one of them in the latest 12 months ($770,000 in May 2026), and one active listing that day, at $625,000.
• Every home is deeded Golf, Sports or Social, and the buyer pays the club $150,000, $60,000 or $45,000 at closing as posted in September 2026, plus a $3,500 transfer fee.
• Three recurring association and club bills: the master assessment of $3,610.23 per Bramble Point home in the 2024 budget, a quarterly Bramble assessment whose current amount is on the estoppel, and club dues for the deeded category.
• The Bramble board approves every sale, lease and gift in writing, with 20 days to decide after a complete application.
• The Bramble association mows, fertilizes, edges, trims and replaces sod on every lot and maintains each lot’s irrigation system under the declaration as amended in 2025.
• Leases of at least 30 days, no more than two a calendar year, whole house only and board-approved, which is stricter than the master association’s three.
• Flood: four of five Bramble Point street points read Zone X and one, at the east end of Bramble Court, reads Zone AH on FEMA’s effective map; no FEMA letter and no county elevation certificate is on file for any Bramble Point address.
• No CDD: the 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment.
• A thin record: 13 MLS closings in 60 months, about 2.6 a year, so the next listing may be the only one for months.

How Do We Track the Bramble Point Market for a Buyer?

We track the Bramble Point at TwinEagles market from two independent records rather than a portal: the Southwest Florida MLS, which counted 13 Bramble Point closings in the 60 months to September 24, 2026, and Collier County’s recorded deeds, which hold 12 qualified Bramble Point resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026).

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deed record, qualified sales, newest recorded sale 30 Jun 2026)

What We Tracked

We tracked every Bramble Point closing in both systems for five years, the one active listing on September 24, 2026, the county’s building area and year built for all 41 homes, the 17 permit records issued on Bramble Court and Carradale Court from January 2024 to July 2026, five FEMA street points on the two courts, FEMA’s letters of map change and the county’s elevation certificate index, and the zoned schools for both streets. We also read every document the Bramble association posts publicly: the 2006 declaration, articles and bylaws, the 2025 amendment, the 2025 rules and the 2024 lease application.

Two Records, Two Courts

The MLS assigns TwinEagles sales to a single development name and does not label neighborhoods consistently, so we assign every sale by street: a Bramble Court or Carradale Court sale is a Bramble Point sale. The county count uses the Florida Department of Revenue’s sale qualification codes 01 and 02 only, which leaves out family, trust and zero-dollar deeds; three other recorded Bramble Point transfers above $100,000 in the same five years were not qualified and are left out of every figure here. The county file ends about three months before the MLS window does, which is the main reason the counts and dates differ, and we treat the MLS as the lead record for the current year.

Why the Numbers on This Page Are the Market’s, Not Ours

Every figure on this page describes the Bramble Point market, not McGreevy and Comisar. Our credentials are stated above as career numbers across Lee and Collier County. A buyer deciding what to offer on a 2006 Pulte home backing onto a lake needs the Bramble Point record, the club estoppel and the flood position of that house, not an agent’s scoreboard.

What We Bring to a Bramble Point Offer

We bring three things to a Bramble Point offer that a general Naples search does not. First, the sale-to-list and days-on-market record for these two streets, which tells you how much room there usually is. Second, the full one-time and annual club cost for the category deeded to that address, which tells you what the house really costs before the estoppel arrives. Third, the calendar: the club’s seven-day rule, the club’s 30-day window, the Bramble board’s 20-day window and the ten business day estoppel clock, built into the contract so none of them moves your closing.

What Is the Bramble Point Market Like for Buyers Right Now?

The Bramble Point at TwinEagles market for buyers is thin and cooler than in 2022: 13 MLS closings in the 60 months to September 24, 2026 at a $770,000 median, one closing in the latest 12 months, none of the seven since September 2023 at or above list, and one listing priced below every five-year sale.

Data updated: September 2026 (Southwest Florida MLS, closed sales 25 Sep 2021 to 24 Sep 2026 and active listings, pulled 24 Sep 2026)

Every Bramble Point MLS Closing in the Last 60 Months

Sixty months is the shortest window that holds ten or more Bramble Point closings, so this is the window for a median. The latest 12, 24 and 36 months hold 1, 3 and 7, so a shorter-window median would describe one to seven houses.

Source: Southwest Florida MLS, closed residential sales on Bramble Court and Carradale Court, 25 Sep 2021 to 24 Sep 2026, pulled 24 Sep 2026; the share-of-list and per-square-foot columns are our arithmetic on the MLS fields. Over the 60 months: 13 closings, none of them a non-MLS entry, a median of $770,000, a median of 24 days on market (an average of 48, from 6 days to 141), a median sale-to-list ratio of 96.86 percent, 3 of the 13 at or above list, a median of $365.42 per MLS living square foot and total volume of $10,131,400.

Read the Direction, Not Just the Median

The five years split cleanly in two. The six closings from April 2022 to June 2023 took 35 days or fewer, and three of them, in May 2022, October 2022 and April 2023, reached their final list price, which accounts for every at-or-above-list Bramble Point sale in the five years. The seven closings since September 2023 took a median of 53 days, none reached list, and the three that sat past 120 days closed at 86.49, 95.24 and 90.84 percent of list. Prices held in a band, $635,000 to $909,000 since 2024; what changed is how long sellers wait and how much they give.

Bramble Court and Carradale Court

Seven of the 13 MLS closings were on Bramble Court, from $680,000 to $875,000, and six on Carradale Court, from $635,000 to $975,000, so Carradale Court holds both the highest and the lowest sale of the five years. With six and seven sales, those are ranges, not medians, and they say more about the individual houses, their condition and what sits behind them than about either street.

The County’s Recorded Resales

Collier County’s recorded deeds hold 12 qualified Bramble Point resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), from $635,000 to $975,000, at a median of $772,500, the midpoint of $770,000 and $775,000, and $365.83 per county square foot of building area. The county file holds one sale in its latest 12 months, $770,000 recorded in April 2026, and three in its latest 24 months, $770,000, $775,000 and $909,000. One Carradale Court home sold twice in the window, at $859,900 in October 2022 and $760,000 in June 2024, matched on street, year built and building area, which is the clearest single illustration of how the 2022 peak cooled. The county’s building-area field is not MLS living area, so the two per-square-foot figures are never compared.

What Is for Sale Right Now

On September 24, 2026 the MLS showed one active Bramble Point listing, on Carradale Court: three bedrooms plus a den, three baths and 2,098 square feet of living area, listed at $625,000 after 19 days on the market. That ask sits below every Bramble Point sale on the MLS in five years, the lowest being $635,000 in September 2024, so we would read its condition, roof, permits and deeded category line by line before treating it as a bargain. Pending sales were not part of that pull. Against about 2.6 closings a year over five years, one listing is between four and five months of supply; against the single closing of the last 12 months it is a year’s worth, both our calculation from the MLS counts.

How Bramble Point Fits the TwinEagles Market

Across all of TwinEagles the MLS counted 50 closings in the 12 months to September 24, 2026 at a median of $1,031,250, a median 83 days on market and a median 94.63 percent of final list price, with 15 homes active on September 24, 2026. Over the full 60 months TwinEagles closed 188 homes, and Bramble Point produced 13 of them, about 7 percent, from 41 of 717 homes, about 6 percent. On the same 60-month MLS window, by our computation from the same pull, Bramble Point’s $770,000 median sits below Fenhurst ($840,000 on 23 closings), Kinross ($855,000 on 25) and Hollybrook ($960,000 on 18), the lowest of the detached-home neighborhoods, and above only the Covent Garden condominiums ($553,500 on 32).

When in the Year Bramble Point Homes Close

Eleven of the 13 Bramble Point MLS closings of the last 60 months fell January to June, against 109 of 188 across all of TwinEagles. Bramble Point is a spring market more than most streets in the gate, so a buyer who wants a choice should be pre-approved and watching from November, when seasonal owners return and decide whether to sell.

Ready to Buy in Bramble Point? Talk to Us Before You Tour

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. With one Bramble Point sale in the last 12 months and none at list price since 2023, the buyer who arrives with a pre-approval, a written comparison of the 13 sales and the club, master and Bramble documents list ready is the buyer who negotiates best. Start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873. Selling a home to buy here? Get a free Bramble Point home valuation or Call Jesse direct at (239) 898-6072.

What Does a Bramble Point Home Cost, and What Do You Get?

A Bramble Point at TwinEagles home has cost $635,000 to $975,000 on the MLS over five years, about $264 to $417 per living square foot, for a 2006 or 2007 Pulte single-family home of roughly 1,960 to 2,590 living square feet, with an attached two-car garage and a tile roof near the clubhouse.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County 2026 roll and recorded deeds, newest recorded sale 30 Jun 2026; Florida Weekly developer release, November 2007)

The Homes on the County Roll

Source: Collier County 2026 roll, as summarized in our Bramble Point neighborhood guide. The county’s building-area field is its own measure and is not the MLS living area a listing quotes, so never compare a county per-square-foot figure with an MLS one. The roll we use carries no lot area for these parcels; the recorded plat and a survey are the only authority for a specific lot.

The Floor Plans Pulte Sold

The 2007 developer release named two of the three plans: the Maple, “a two-bedroom, two-and-one-half bath home with 1,964 square feet under air,” and the Spinnaker, “a two-story home with two bedrooms, den and three baths, and 2,098 square feet of living space,” with a third plan reaching 2,389 square feet under air whose name we could not find in any public source. The listed finishes were vaulted ceilings, colonial baseboard trim, wood raised-panel cabinets and Corian counters, with tile roofs and brick-paver driveways outside. The same MLS sizes repeat in the sales table above: 1,964, 1,984, 2,098, 2,100 and 2,389 square feet. A few listings report more, from 2,426 to 2,589, and on those we ask what was added, when, and whether it was permitted and approved.

Two Streets, Two Settings

Bramble Court is the longer street. On the February 2023 federal aerial image of the neighborhood (USDA NAIP), it curves across the north side with many homes backing onto a fairway, and Carradale Court runs south from it between two lakes, its homes backing onto water with a golf hole beyond. The 2007 release described Bramble Pointe as “surrounded by lakes, nature preserves and the first fairway of the Gary Player-designed Aerie golf course.” The Aerie was rebuilt as today’s Eagle course and reopened in 2012, so confirm which hole a particular home faces on the current layout rather than relying on the 2007 description. The lakes belong to the master association’s stormwater system, and the declaration states that “the lakes shall not be available for use by Parcel Owners or the Association.”

Compact Lots and the Rear-Yard Easement

Bramble Point lots are sized for homes of about 2,000 square feet, and the declaration adds one detail that matters on a compact lot: each parcel carries an access easement so a neighbor can bring “materials and construction equipment to the rear of the Parcel for construction of pools or other structures,” provided the yard is restored afterward. If you plan a pool, a cage or a summer kitchen, that easement is how the contractor gets there, and it also means a neighbor’s contractor may cross your yard one day. A survey shows where your lines and any drainage or utility easements sit before you plan anything.

What the Build Era Means

Most Bramble Point homes are 19 or 20 years old. Three Bramble Court homes carry a 2022 or 2023 year on the roll although their lots sold as finished homes in 2006 or 2007 and resold since, which points to a rebuild or a reconstruction large enough for the county to re-code the year; the county file does not say which. On one of those three, ask for the permit history and the certificate of occupancy. On an original home, value now turns on the roof, the air-conditioning system, the water heater, window and door protection, and the kitchen and baths. Every home was built after the first statewide Florida Building Code took effect on March 1, 2002, under the 2001 and 2004 code editions in force over those build years.

What the Permit File Shows

Collier County’s issued-permit files from January 2024 through July 2026 show 17 permit records on Bramble Court and Carradale Court: three full reroofs, in December 2025, May 2026 and June 2026, with declared values of $36,399 to $56,000; three shutter and storm-protection permits and one doors-and-windows permit; one screen enclosure; seven air-conditioning replacements; one water heater; and one plan revision (Collier County issued building permits). No new-home permit and no storm-repair permit appears. That is two streets of 2006 and 2007 homes reaching their first round of big replacements, starting with the roof. Ask for the closed permit on any roof, window or air-conditioning work a seller describes.

How Bramble Point Prices Have Moved Since 2006

On the county record, Pulte’s first sales on 40 lots closed at a median of $593,400 from September 2006 to March 2008, sliding from $617,900 in 2006 to $426,700 for the last three in 2008. Resales bottomed at $335,000 in 2012, recovered to a median of $494,500 in 2021 and jumped to $859,900 in 2022, about 74 percent in a year, as the master association’s history records that in 2021 “nearly every lot in the community was sold.” Since 2024 the recorded resales have held between $635,000 and $909,000. Years with one to four sales are single houses, not a market, so read them as dots on a line, and price an offer against the 2024 to 2026 band, not the 2022 peak.

What Does It Cost to Join The TwinEagles Club When You Buy in Bramble Point?

Joining The TwinEagles Club costs a Bramble Point at TwinEagles buyer the initiation fee for the category deeded to the home, posted in September 2026 at $150,000 for Golf, $60,000 for Sports and $45,000 for Social, plus a $3,500 transfer fee: $153,500, $63,500 or $48,500 in one-time club costs, paid on top of the price.

Data updated: September 2026 (The TwinEagles Club membership page, read Sep 2026; 2024 Membership Agreement; Initiation Fee Policy, revised 20 Oct 2023; FY2022 Dues and Fees)

The one-time totals are our arithmetic from the club’s membership page and its 2024 Membership Agreement. The club posts no effective date for the current fees, so ask for the current Initiation Fee Policy with your contract and confirm the figure on the club estoppel for the specific Bramble Point home.

Three Categories, Deeded to the House

The TwinEagles Club sells no membership apart from the houses. Each Bramble Point home carries one category, and the category runs with the property rather than with the owner, so a buyer inherits the category recorded for that address. The club applies this to all 717 homes and homesites: “Membership is mandatory for all 717 Homeowners.” The club’s recorded covenants attach a category to each lot: a 2005 Declaration of Recreational Covenant written for the Grand Arbors lots, and the 2010 Golf and Sports Declaration of Recreational Covenant, which attaches Golf or Sports to a lot by a recorded joinder, transfers that membership with title subject to the club’s reasonable approval of the purchaser and payment of the transfer fees, and gives the club 30 days to act on a complete application. No single public document lists the category for every Bramble Point home, so the club estoppel for that house is the only reliable answer.

The Initiation Fee, Category by Category

The price column uses the 60-month Bramble Point MLS median of 13 closings, $770,000, as an illustration; the shares are our arithmetic. The club’s Initiation Fee Policy sets the three fees in a fixed 10 to 4 to 3 ratio and requires at least 120 days’ notice of any increase. For a Bramble Point buyer the practical difference between a Golf home and a Social home is $105,000 in initiation alone, before a single year of dues, which on these two streets is more than the whole five-year spread between most comparable sales.

How the Initiation Fee Has Risen

The club first charged a resale initiation fee on April 1, 2021, at $30,000 for Golf, raised it to $65,000 on February 1, 2022, to $100,000 before March 2024 and to $130,000 on March 1, 2024, and posted $150,000 in September 2026 with no effective date (FY2022 Dues and Fees; Initiation Fee Policy; membership page). The Golf fee has risen fivefold in about five years. The fee goes to the club, not the seller, so it is not a figure the seller can discount, but it belongs in how you price the house: at the Bramble Point price point, the next buyer when you sell will weigh whatever the fee is then.

The $3,500 Transfer Fee and the Seven-Day Rule

The club’s 2024 Membership Agreement sets a $3,500 transfer fee, paid with the agreement, and states that the signed agreement “must be received by the Club SEVEN (7) DAYS PRIOR to the closing.” Membership “is contingent upon approval by the Club,” the application authorizes credit and law-enforcement record checks, both spouses sign, membership disputes go to binding arbitration, and if the club does not approve the applicant the transfer fee is refunded.

Moving Up a Category, and the 614 Cap

Golf is capped at 614 memberships across 717 homes, and the club states that “Resident Golf Memberships are immediately available with homes deeded Golf,” so the buyer of a Golf-deeded Bramble Point home does not wait for a slot. Moving a Sports or Social home up to Golf is different: the recreational covenant makes an upgrade subject to availability at the club’s discretion, and no public club document says how upgrades are handled once all 614 Golf memberships are taken. That sits in the club’s Membership Plan and bylaws, which are not posted publicly. If golf is the reason you are buying, buy a Bramble Point home already deeded Golf. The last public dues schedule, fiscal 2022, gave Sports members four in-season rounds and unlimited off-season golf with green and cart fees, and Social members four in-season rounds as a Golf member’s guest.

Exemptions That Matter to Bramble Point Buyers

The Initiation Fee Policy charges nothing to a member moving to another TwinEagles home unless the member moves up a category, when the difference is due, and it exempts gratuitous transfers to a spouse or surviving spouse, transfers under a divorce decree, bona fide estate-planning transfers to family members or trusts, and club foreclosures. That matters in Bramble Point, which is often the next home for a TwinEagles owner downsizing from a larger house: moving into Bramble Point in the same or a lower category costs no new initiation fee. Read the current policy for the exact wording, because the club decides.

Refunds and What Member-Owned Means

The TwinEagles Club is private and member-owned, organized as a tax-exempt social club under section 501(c)(7) of the Internal Revenue Code (IRS filings via ProPublica). The developer signed a turnover agreement with the club on November 16, 2018, and members approved the transfer in January 2019. None of the club’s public documents describes a refund of the initiation fee when a member sells; ask the club for the Membership Plan and bylaws before you rely on either answer, and budget the initiation fee as a cost rather than a deposit. The club’s fiscal 2024 federal return shows about $23.3 million outstanding on the loan that financed the $22.5 million Phase One program (FY2024 Form 990 via ProPublica).

What Are the Steps to Buy a Home in Bramble Point?

Buying a home in Bramble Point at TwinEagles runs in eight steps: confirm the deeded club category, choose the street and view, check the house’s flood position, price the fee stack, write the offer on the right calendar, file the board application and three estoppels on day one, clear club approval, then close with every approval in hand.

Data updated: September 2026 (The TwinEagles Club 2024 Membership Agreement and estoppel requirements by street; TwinEagles HOA 2024 Use Restrictions; Bramble Pointe declaration as amended 2025; Florida Statutes, current text)

The order matters because four of those steps run on outside clocks: the club’s seven-day rule for the Membership Agreement, the club’s 30-day window to act on a complete application under the recorded covenant, the Bramble board’s 20 days to approve or disapprove after a complete application under the declaration, and the ten business day statutory clock on an association estoppel certificate under Section 720.30851 of the Florida Statutes. Put all four in the contract at the start and none of them will push your closing date.

Step 1: Confirm the Deeded Category Before You Fall for the House

Ask the listing agent which category, Golf, Sports or Social, is deeded to the Bramble Point home before the first showing, and confirm it on the club estoppel once you are under contract. The category decides a one-time club cost of $153,500, $63,500 or $48,500 at the September 2026 fees, and it decides whether you can play golf on the day you close.

Step 2: Choose the Street and the View

With 41 homes from one builder and three plans, the real choice is the setting: a fairway, a lake or preserve, or a neighbor behind the lanai; Bramble Court or Carradale Court; an original home or one of the three re-dated homes; and a replaced roof or an original one. We narrow the two streets to the handful of homes that fit, so you recognize the right one the day it lists.

Step 3: Check the Flood Position of the House, Not the Street

Before touring, look up the address on FEMA’s Map Service Center, and remember that the east end of Bramble Court reads Zone AH at the street. No FEMA letter names a Bramble Point lot and Collier County’s elevation certificates layer holds none for either street, so plan to order an elevation certificate from a licensed surveyor inside the inspection period and get a flood quote on its figures before you go firm.

Step 4: Price the Full Fee Stack

Put four documents side by side: the club’s membership page for the initiation fee, the club estoppel or the last public dues schedule for annual dues and the Phase One balance, the master association’s 2024 Approved Budget for the $3,610.23 Bramble Point master assessment, and the seller’s latest tax bill. Add the Bramble estoppel for the quarterly neighborhood assessment and any capital contribution due at closing, which are published nowhere else.

Step 5: Write the Offer With the Right Calendar

Write the inspection period long enough to receive the three estoppels, an elevation certificate, the wind mitigation report and the permit history. Write the closing date so the Bramble board has its full 20 days after a complete application, the signed Membership Agreement and the $3,500 transfer fee reach the club at least seven days before closing, and the club’s approval can land inside its 30-day window. Price the offer against the 13-sale record, not the asking price alone.

Step 6: File the Board Application and Order All Three Estoppels on Day One

The declaration requires the seller to give the Bramble board written notice at least 20 days before the transfer, with the contract and the buyer’s name and address, and the board may ask for more information; its 20 days run from a complete package, so we deliver it the day the contract is signed. Every Bramble Point sale also needs an estoppel from the club, one from the master association, ordered through FirstService Residential, and a third from the Bramble association: Bramble Court and Carradale Court are on the club’s estoppel requirements by street as needing three. By Collier County practice the seller orders and pays for the estoppels, but your contract should require them early, and we read each one next to the current budget and rules.

Step 7: Clear Club Approval, Association Screening and Inspections

Submit the club’s Membership Agreement with both spouses’ signatures and the transfer fee, and complete the master association’s online buyer screening through its application process. In parallel, order a general inspection and a wind mitigation inspection on Florida form OIR-B1-1802, a four-point inspection if the insurer asks for one on a 2006 or 2007 home, and bind flood coverage early if the lender requires it.

Step 8: Close With Every Approval in the File

With the Bramble board’s written approval, the club’s approval and the Membership Agreement at the club at least seven days ahead, the closing statement carries the club initiation and transfer fees as buyer charges, any Bramble capital contribution on whichever side the contract assigns it, the prorated club dues, master assessment and Bramble assessment, and the remaining Phase One capital assessment that transfers to you. Confirm with your closing agent that every estoppel figure and both approvals are in the file before the day.

How Does the Bramble Point Board Approve a Buyer?

The Bramble Point at TwinEagles board approves a buyer under section 12 of the recorded declaration: the owner gives written notice at least 20 days before the sale, the board decides within 20 days of a complete application or the sale is deemed approved, and it may refuse only for the good causes listed.

Data updated: September 2026 (Declaration of Covenants, Conditions and Restrictions for Bramble Pointe at TwinEagles, recorded 1 Sep 2006, and Certificate of Amendment, recorded 13 Jan 2025)

Built into the contract calendar, the approval is routine and invisible to the buyer. Left to the last week, it is the step most likely to move a Bramble Point closing date, because it sits on top of the club’s own approval and the master association’s screening.

The Notice and the Clock

The notice must include the contract and the buyer’s name and address, and the board may ask for further information. The board must decide within 20 days of receiving the notice and everything it asked for, and never later than 60 days after the notice; if it does neither within 20 days, the transfer is deemed approved and the board must issue a certificate of approval on demand. The 2006 text lets the association charge “a transfer fee in the amount of up to $100.00 for the cost of processing each application”; confirm today’s figure with the association estoppel.

What Counts as Good Cause

The declaration limits disapproval to listed reasons, including certain felony convictions, a record of financial irresponsibility such as prior bankruptcies or foreclosures, an application that shows intent to break the covenants, a history of disruptive behavior, failure to provide requested information, and a seller who is delinquent in assessments. That last one is why the Bramble estoppel matters to both sides: the association may deny approval of a sale while the owner owes it money.

If the Board Says No Without Good Cause

If the board disapproves without good cause, the owner may demand that the association supply an approved alternate buyer, or buy the home itself, on the same terms as the contract, or the owner may withdraw the sale; a sale to the alternate buyer or to the association must close within 60 days. For a buyer, the practical protection is a contract that makes Bramble approval a condition, with the right to cancel and recover the deposit if it is not given in time.

Buying in a Trust, an LLC or With Co-Owners

A Bramble Point home may be owned in a trust or by an entity, or by co-owners who are not a married couple, but the board may require two named “primary occupants,” and it will approve no more than one change of primary occupants in any twelve months. If you plan to buy in a trust or an LLC for estate or liability reasons, name the occupants in the application at the start.

Heirs, Lenders and Transfers That Skip Approval

Approval cannot be denied to an heir who was the owner’s spouse or a first-degree relative. A judicial sale, and a first mortgage lender taking title by foreclosure or deed in lieu, do not need approval, but the next buyer from that lender does. Any sale or lease that is not approved “shall be void unless subsequently approved in writing by the Board,” which is why a title agent will want the certificate of approval in the closing file.

The Capital Contribution the 2025 Amendment Allows

The owners’ 2025 amendment, adopted by at least two-thirds of the voting interests, added “initial capital contributions payable at closing to the Association as determined by the Association.” No public document states whether the association has set one or how much it is, so the Bramble estoppel is where a buyer learns it. The amendment does not say which side pays it, so ask for the figure at the offer stage and let the contract say who pays; if it falls to you, it belongs in your cash-to-close figure.

What Will You Pay Each Year to Own a Bramble Point Home?

A Bramble Point at TwinEagles owner pays annual club dues for the deeded category, the Phase One capital assessment, the master association assessment of $3,610.23 in the 2024 budget, a quarterly Bramble Pointe neighborhood assessment, irrigation water on the non-potable line, and county taxes. There is no CDD, and two of the figures are not public.

Data updated: September 2026 (The TwinEagles Club FY2022 Dues and Fees, the last public schedule; TwinEagles HOA 2024 Approved Budget; Collier County Tax Collector, 2025 bills; Resource Conservation Systems 2026 tariff)

A buyer should know up front which of these figures are current and which are the last public ones. The club has not posted a dues schedule since fiscal 2022, the master association’s 2025 and 2026 budgets sit behind its owner portal, and the Bramble association’s budget sits in an owners-only section of its website. The estoppels for a specific home state the current figures, and they arrive during your inspection period, not before your offer, which is why we model the fee stack on the last public figures first and replace them with the estoppel figures as soon as they land.

Annual Club Dues, Fiscal 2022

Source: FY2022 Dues and Fees; the annual totals are our arithmetic on those lines. Current dues are set each fiscal year and appear on the club’s estoppel for a specific home, and the initiation fee has risen 2.3 times since that schedule, so expect current dues to differ.

The Phase One Capital Assessment You Take Over

In June 2020 members approved a $22.5 million Phase One Master Plan, a Talon renovation and a new and expanded clubhouse, funded through a 12-year capital assessment that began in September 2020 (Phase One Master Plan). The fiscal 2022 schedule set it at $244 a month for Golf, $98 for Sports and $73 for Social, and when a home sells, “the buyer will be responsible for all remaining monthly payments.”

By our arithmetic, 144 monthly payments from September 2020 run through August 2032, so 71 payments remain after the September 2026 payment. At the fiscal 2022 Golf rate of $244 that is $17,324, at the Sports rate about $7,000 and at the Social rate about $5,200. Those are illustrations on the last public rate, not balances; the club estoppel states the current monthly amount and the remaining term, and that is the number that belongs in your offer.

The Master Association Assessment

The TwinEagles Homeowners Association bills once a year, due January 1 with a grace period to January 30. Its 2024 approved budget set the Bramble Point figure at $3,610.23 per home, $2,950.23 of operating assessment and a $660 reserve share, up from $3,373.01 in 2023, about 7.0 percent by our arithmetic (Approved 2024 HOA Budget). It pays for the gate and security contract, the community roads, lakes and lake banks, preserves, common landscaping, street lighting and reserves; it does not pay for the club, and under the Bramble declaration it is collected by the master association directly rather than through the Bramble budget. The 2025 and 2026 budgets are not public, so the master estoppel is where the current figure comes from.

The Bramble Pointe Neighborhood Assessment

Bramble Pointe at TwinEagles Residents’ Association bills its owners on top of the master assessment, and the master association lists Bramble Point among the seven neighborhoods with a quarterly neighborhood assessment, mainly for landscaping and irrigation (TwinEagles HOA Community FAQs). It pays for the weekly lawn program on every lot, the irrigation systems, the neighborhood road tract, the association’s insurance on its common area and its management. The amount is not published in any public record we can cite as current; it appears on the Bramble estoppel for the specific home, and that is the figure to plan on. The bylaws let the board bill monthly or quarterly and put the fiscal year on the calendar year, and the landscape contract is the budget’s largest line, so a change of contractor moves the assessment.

Irrigation Water on the Second Line

Bramble Point is plumbed with two water lines, and the declaration requires every irrigation system to run on the non-potable line. TwinEagles irrigation water comes from Resource Conservation Systems, a private non-potable irrigation utility whose 2026 tariff sets base charges by lot class plus a usage rate. In Bramble Point the association controls the clocks and maintains the systems, but how the water bill itself is split between the association and each owner is not stated in the public documents, so the Bramble estoppel is where to confirm it.

No Community Development District

TwinEagles has no community development district. The 2025 Collier County tax bills we checked for TwinEagles homes carry exactly one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s Official List of Special Districts names no TwinEagles district.

A Floor for the Annual Cost, Built From the Last Public Figures

These are our arithmetic on published figures from three different years, and they are a floor rather than a bill: the club figure predates two fee increases and excludes the 7 percent sales tax on operating dues, the master figure is two budgets old, and the Bramble assessment, irrigation water, cart and dining costs are not in them. The estoppels replace every column with the current figure for the specific home. On a Bramble Point home the gap between the Golf and Social rows, nearly $13,000 a year at the fiscal 2022 rates, is a larger share of the carrying cost than on any detached street in the gate.

Special Assessments

The club’s one major special charge is the Phase One capital assessment above, and its bylaws require a member vote on any special capital assessment over $500,000. The master association funded its lake-bank restoration without a special assessment (HOA lake-bank update, June 2026), which matters to a neighborhood where many homes back onto master-association lakes. The Bramble declaration allows special assessments for costs the budget does not cover, and the 2025 amendment added a “Personal Assessment or Charge” that can be billed to one owner for damage to common areas or for maintenance the association had to do after notice. No Bramble special assessment appears in the association’s public documents; ask the estoppel whether one is pending.

Which Documents Should a Bramble Point Buyer Request Before Going Firm?

A Bramble Point at TwinEagles buyer should hold twelve documents before going firm: the club, master and Bramble estoppels, the Bramble board’s written approval, the 2024 Membership Agreement, the Initiation Fee Policy, the master Use Restrictions, the Bramble declaration and 2025 amendment, the seller’s latest tax bill, an elevation certificate, a wind mitigation report and the permit history.

Data updated: September 2026 (The TwinEagles Club published documents; TwinEagles HOA public documents; Bramble Pointe association website; Collier County records; FEMA National Flood Hazard Layer)

Many of those documents are public. The club posts its Membership Agreement, Initiation Fee Policy, last dues schedule and estoppel rules; the master association posts its 2024 budget, Use Restrictions, rules and buyer screening instructions; the Bramble association posts its declaration, 2025 amendment, rules and lease form on its own website; Collier County holds permits and the elevation certificate index; and FEMA holds the maps. The documents that come only through the transaction are the estoppels, the board approval, the seller’s disclosures, the Bramble budget and the club’s Membership Plan and bylaws.

The Checklist, In Order

The Bramble Declaration in One Paragraph

Pulte Home Corporation signed the Declaration of Covenants, Conditions and Restrictions for Bramble Pointe at TwinEagles on August 30, 2006, and it was recorded on September 1, 2006, with the association’s articles and bylaws in the same 60-page package (governing documents). The declaration adopts Chapter 720 of the Florida Statutes as its governing act, the articles form the association as a homeowners’ association and a Florida corporation not for profit, and the association was filed with the Florida Division of Corporations on September 7, 2005, with annual reports on file every year through April 8, 2026 and a five-member board of owners. Section 9.19 makes the TwinEagles documents “superior” where the two conflict, but the neighborhood may enforce stricter rules. The association is managed by MAY Management Services according to the club’s January 2024 neighborhood contact list, and the association’s own property management page names the same firm.

What the 2025 Amendment Changed

The owners’ Certificate of Amendment, recorded January 13, 2025 after a vote of at least two-thirds of the voting interests, did five things a buyer should know: it split landscaping so the association keeps mowing, fertilizing, trimming, sod and irrigation while the owner pays to replace shrubs, plants and trees; it authorized “initial capital contributions payable at closing”; it created a personal charge for owner-caused damage or neglected maintenance; it let the association accelerate a delinquent owner’s full-year assessment once a claim of lien is recorded; and it moved the board to one-year terms elected by secret ballot, with no proxies in elections (2025 amendment).

The Disclosure Summary Before You Sign

Florida’s homeowners’ association statute says a prospective buyer in a community with mandatory association membership “must be presented a disclosure summary before executing the contract for sale,” and on a resale the selling owner supplies it. If it is not provided, the buyer may cancel within three days after receiving it or before closing, whichever comes first, a right that cannot be waived and ends at closing (Section 720.401 of the Florida Statutes). It is a pre-contract document, not a closing item, and in Bramble Point it should name both the master and the Bramble association. We ask for it before you sign.

Two Documents That Tell You About the Club’s Health

The Phase One Master Plan sets out the $22.5 million program and the capital assessment a buyer assumes, and the club’s fiscal 2024 federal return shows its revenue, net assets and the loan that financed that program. Neither the club nor the master association posts a reserve study publicly, so the reserve lines in the 2024 master budget and the capital lines on the club’s dues schedule are the best public signals, and the estoppels are the current ones.

How Do You Check Flood Zone and Elevation for a Bramble Point Address?

Check a Bramble Point at TwinEagles address in three steps: read its zone on FEMA panel 12021C0217H, where four of five street points read Zone X and the east end of Bramble Court reads shallow-ponding Zone AH; confirm no FEMA letter names the lot; and order an elevation certificate, because none is on file.

Data updated: September 2026 (FEMA National Flood Hazard Layer, zones, panels and letters of map change, queried 23 and 24 Sep 2026; FEMA preliminary flood hazard layer; Collier County elevation certificates layer; USGS 3D Elevation Program)

Flood is where TwinEagles listing remarks most often run ahead of the record. The map is drawn over land; the homes were built on raised pads. A street point is not a house pad, so this page reports street results only and never states a zone for one home.

Five Street Points on Bramble Court and Carradale Court

Sources: FEMA National Flood Hazard Layer, panel 12021C0217H effective May 16, 2012; FEMA preliminary flood hazard layer, panel 0217J, preliminary March 20, 2025; ground elevation from the USGS 3D Elevation Program, queried September 23 and 24, 2026. Points sit on the street centerline, not on a house pad, and the map also shows AH land within 30 meters of the west Bramble Court point. Each row is a statement about a point on the street, never about any house on it.

What a Zone AH Point Means for a Buyer

Zone AH is part of FEMA’s Special Flood Hazard Area: land expected to pond one to three feet deep in a 1 percent annual-chance flood, with a base flood elevation set by nearby lines, here 14.0 to 16.0 feet. A home in the Special Flood Hazard Area with a federally backed mortgage must carry flood insurance unless a FEMA letter based on surveyed elevations removes the structure (FEMA, LOMA and LOMR-F process). Much of the golf, lake and preserve land around Bramble Point maps AH, which is why a fairway or lake view and a flood question often arrive together, and why the house pad, not the street, decides.

No FEMA Letter and No Elevation Certificate on File

FEMA’s letters of map change name at least 21 TwinEagles determinations dated 2012 to 2024, most removing a house from the high-risk area, but none names a Bramble Point lot (FEMA letters of map change layer). Collier County’s online index of elevation certificates also returns none for any Bramble Court or Carradale Court address (Collier County elevation certificates layer). So on every Bramble Point home, the seller or the buyer has to commission a certificate from a licensed surveyor to document the floor height. If the house turns out to sit above the base flood elevation, the certificate is also the evidence for a Letter of Map Amendment request.

New Maps in 2027

FEMA released preliminary replacement panels on March 20, 2025, and at every Bramble Point street point the preliminary map shows the same zone as today. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect, per the county’s August 2026 release. Confirm a specific home on the county’s map viewer once the new panels are final.

Evacuation Zone E and the Surge Record

All of Bramble Point falls in Collier County evacuation Zone E. On Florida’s storm-surge layer, built from worst-case National Hurricane Center model runs, the east end of Bramble Court and the south end of Carradale Court fall in the Category 4 surge zone and the other points in Category 5, meaning no modeled surge from a Category 1 to 3 hurricane; confirm your zone on the county evacuation lookup each season. Collier County’s permit files from January 2024 through July 2026 show no storm-repair permit on either court, and no public record we found names storm damage specific to Bramble Point from Irma, Ian, Helene or Milton. That is a record search, not proof of absence; the seller’s disclosure and claims history are the record for a specific home.

Your Flood Checklist Before You Go Firm

1. Read the zone for the exact address on FEMA’s current map, not in the listing remarks.
2. Confirm on FEMA’s letter layer that no letter names the lot; none did in September 2026.
3. Order an elevation certificate from a licensed surveyor, because none is on file for Bramble Point.
4. Get a flood quote on the certificate’s figures before your inspection period ends.
5. Read the seller’s flood disclosure next to the map, not instead of it.
6. If the lender requires flood coverage, bind it early enough to clear any waiting period.

What Will It Cost to Insure a Bramble Point Home?

Insuring a Bramble Point at TwinEagles home is priced one house at a time, so this page publishes no premium. What moves the quote is known: the roof’s age, near twenty years on original homes, the wind mitigation features, the flood rating, the code era, and whether Citizens writes it, which requires flood coverage from 2027.

Data updated: September 2026 (Citizens Property Insurance flood requirement and 2026 rates; FEMA Community Rating System list, 1 Apr 2026; Florida Building Commission effective dates; Florida Statutes)

What Drives a Bramble Point Homeowners Premium

• Roof age and condition. Under Section 627.7011 of the Florida Statutes, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old, and for an older roof an inspection showing at least five years of useful life remaining bars refusal on roof age alone. An original Bramble Point tile roof is now about 19 or 20 years old, and the declaration requires any replacement to match the original tile and color, so ask for the roof permit date first; the county’s files show three full Bramble Point reroofs from December 2025 to June 2026.
• Wind mitigation features. Florida requires insurers to offer windstorm discounts for verified features documented on form OIR-B1-1802, and an updated version of the form took effect April 1, 2026. The form scores the roof covering, roof-deck and roof-to-wall attachment, roof shape, secondary water resistance and opening protection; the four shutter, door and window permits on the two courts since January 2024 show owners buying exactly those credits.
• Code era. Every Bramble Point home was permitted under the statewide Florida Building Code, under the 2001 and 2004 editions in force over its build years, per the Florida Building Commission’s effective-date schedule, in the wind-borne debris region with a design wind speed of about 160 mph read from the statewide contours published by UF GeoPlan. The declaration expressly allows code-compliant laminated glass and hurricane film in place of shutters.
• Flood rating. Under FEMA’s Risk Rating 2.0, flood premiums use each building’s own risk features rather than the zone alone, and statutory limits keep most annual increases to 18 percent or less.

The Community Rating System Discount

Unincorporated Collier County, which includes TwinEagles, holds Community Rating System Class 5, which earns a 25 percent discount on eligible National Flood Insurance Program premiums, per FEMA’s eligible-communities list effective April 1, 2026. Under Risk Rating 2.0 the discount applies to every NFIP policy in the community, inside or outside the high-risk zone, which makes a voluntary policy on a Zone X Bramble Point home cheaper than its label suggests.

Citizens and the 2027 Flood Requirement

Citizens Property Insurance, the state-backed insurer, requires flood insurance on wind-covered personal residential policies on a schedule by dwelling value: $600,000 and up from January 1, 2024, $500,000 and up from 2025, $400,000 and up from 2026, and every such policy from January 1, 2027, per the Citizens flood page. A Bramble Point home insured through Citizens should budget for a flood policy even where its street point reads Zone X. Citizens’ approved 2026 homeowners multiperil rates fell 8.8 percent on average statewide from July 1, 2026, per Citizens.

Four-Point Inspections, Wind Credits and State Grants

A current wind mitigation inspection is the cheapest document a Bramble Point owner can order that directly moves a premium, and a 2006 or 2007 home will often need a four-point inspection as well. The state’s My Safe Florida Home program funds hardening grants only for homesteaded homes built before January 1, 2008 with an insured value of $700,000 or less, so on these two streets, where nearly every home predates 2008, it can reach some owners who live here full time, where the insured value allows.

Shutters, Windows and What the Association Approves

Adding or upgrading storm shutters, impact windows or a standby generator requires Architectural Review Committee approval, per the master association’s ARC application, revised February 16, 2024, and the Bramble declaration adds that shutters follow the specifications the reviewer and the master association adopt and that reflective window coverings are prohibited. Budget the committee’s review time into any post-closing hardening plan.

How Much Will Property Taxes Be After You Buy in Bramble Point?

Property taxes on a Bramble Point at TwinEagles home ran at 12.2558 mills on 2025 TwinEagles bills, plus the $261.91 county garbage charge and no CDD. As an illustration, a home taxed at the $770,000 five-year MLS median with no exemption would owe about $9,437, and your bill resets after you buy.

Data updated: September 2026 (Collier County Tax Collector, 2025 bills; Florida Statutes 193.155; Florida Department of Revenue)

The Millage, From the Bill Itself

The 2025 ad valorem rate on the TwinEagles bills we checked was 12.2558 mills, or $12.2558 per $1,000 of taxable value, of which 3.75 mills is the North Collier Fire Control and Rescue District, per the Collier County Tax Collector. At that rate, each $100,000 of taxable value costs about $1,225.58 a year. The county garbage charge, $261.91 on the 2025 bills, rides on the same bill as the only non-ad-valorem line.

Why the Seller’s Bill Is Not Your Number

A long-held Bramble Point homestead can carry a bill far below its market value because of Florida’s Save Our Homes rule, Section 193.155 of the Florida Statutes, which caps the annual rise in a homesteaded home’s assessed value at 3 percent or the change in the Consumer Price Index, whichever is lower. When you buy, that cap resets: the home is reassessed as of the next January 1, and your first full bill reflects it. On a home whose owner bought before 2021, when recorded Bramble Point resales ran $335,000 to $575,000, the gap between the seller’s bill and yours can be large. Never budget from the seller’s bill.

An Illustration, Stated Carefully

As an illustration only, a Bramble Point home taxed at the 60-month MLS median of $770,000, with no exemption, would carry about $9,437 in ad valorem tax at 12.2558 mills, about $9,699 with the garbage line, by our arithmetic. The Property Appraiser’s assessed value will not equal your price, and the 2026 millage may differ from 2025, so treat this as a sizing figure, not a forecast.

Homestead, Portability and What to File

If the Bramble Point home will be your permanent Florida residence, file for the homestead exemption with the Collier County Property Appraiser by March 1 of the year after you take title. The exemption removes up to $50,000 of assessed value from taxation, with the second $25,000 not applying to school levies, and it starts the Save Our Homes cap on your own assessment, per the Florida Department of Revenue’s exemption guide. If you are moving from another Florida homestead, including a larger TwinEagles home, portability can carry some or all of that home’s accumulated benefit, subject to limits and deadlines the Property Appraiser administers.

Which Rules Decide Whether a Bramble Point Home Works for You?

The Bramble Point at TwinEagles rules that most often decide a purchase are leasing (board approval, 30 days minimum, no more than two leases a calendar year), no fences on any lot, pickup trucks and golf carts kept in the garage, a like-for-like tile roof, the association’s control of lawns and irrigation clocks, and architectural review for every exterior change.

Data updated: September 2026 (Bramble Pointe declaration as amended 2025; Bramble Pointe rules and regulations, 2025; Bramble Pointe lease application, 2024; TwinEagles HOA Approved Use Restrictions, 2024; HOA Rules and Regulations; HOA Quick Guide for Realtors)

Two layers of rules apply to every Bramble Point home: the master association’s recorded 2024 Use Restrictions and Rules and Regulations, and the recorded Bramble declaration with the association’s 2025 rules. Where the neighborhood’s rule is stricter, it controls, and in Bramble Point it often is.

Leasing: Two a Year, Board-Approved

The declaration allows only whole homes to be leased, for a minimum of 30 days, and the association’s current rules and its 2024 lease application state the cap as “no more than (2) times per calendar year.” The master association allows three leases a year, but its use restrictions say a stricter neighborhood rule controls, so two is the Bramble Point limit. Every lease needs board approval before the tenant moves in: the 2024 form asks for the signed lease at least 20 days before occupancy, a $100 non-refundable application fee and a $50 criminal and credit check payable to the manager, and a $100 transfer fee payable to the association. One seasonal tenant a year works well on a home with the lawn handled; a vacation rental does not, and “the use of a Unit as a public lodging establishment” is a prohibited business use.

No Walls, No Fences

Section 9.15 of the declaration: “no wall or fence shall be constructed on any Parcel.” Privacy comes from landscaping, which the association maintains and the master guidelines govern, and a dog owner’s only way to let a pet out unleashed in the yard is an underground electronic pet fence, which the declaration expressly contemplates.

Vehicles, Golf Carts and the Garage

Section 9.7 lists what must be kept “within an enclosed garage”: pickup trucks, golf carts, commercial vehicles, recreational vehicles, motorcycles, bicycles, boats, trailers and similar vehicles, and garage doors stay closed except to enter or leave. Vehicles park in the garage or the driveway only, never in the roadway or on the lawn, and the master use restrictions add no street parking from 1 a.m. to 6 a.m. Personal golf carts may use TwinEagles streets but not the golf courses, which makes the third-of-a-mile run to the clubhouse an easy cart trip for anyone with room in the two-car garage.

The Roof Stays Tile, in the Original Color

“The color of the roof tile shall not be changed nor shall other roofing materials or styles be substituted,” says section 9.8. A Bramble Point reroof is therefore a like-for-like tile roof in the original color, approved by the master association’s Architectural Review Committee before work starts and permitted by the county. That limits the cheaper metal or shingle options some buyers price in elsewhere, so use the three 2025 and 2026 reroof permits, $36,399 to $56,000 in declared value, as the realistic budget.

Landscaping Is the Association’s, and So Are the Clocks

Because the Bramble association maintains the lawn and irrigation on every lot, its rules name the contractor and the program: weekly mowing, edging, pruning and weeding, fertilizer four times and pest treatment six times a year, monthly irrigation checks and fresh mulch each late October. The association sets the irrigation clocks to the water restrictions and asks owners not to change them. Any change to the original landscape design needs approval and may raise the owner’s share of the maintenance cost, and the Grand Arbors guidelines require canopy trees, 75 percent native, at one per 3,000 square feet of pervious lot area.

Exterior Changes and the Review Clock

No exterior color, driveway or walkway color may be changed without written approval, and repainting uses the master association’s Approved Color List unless the owner can document the builder’s original color. Every exterior change, from paint to a pool cage to a generator, goes through the master association’s architectural review before a county permit is pulled; the committee meets twice a month and asks for drawings, materials, colors and contractor insurance with each request. The 2006 declaration gives the reviewer 60 days to answer a complete submission. Window and wall air conditioners and clotheslines are prohibited, and pool equipment, gas tanks and trash containers must be screened.

Pets

The declaration permits “a reasonable number of dogs, cats and other usual and non-exotic household pets,” excluding certain breeds and dogs prone to aggressive behavior, contained on the owner’s lot and leashed or carried outside it unless the lot has an invisible fence. The rules add prompt clean-up, and the master use restrictions require pets to be licensed and inoculated, with no breeding and no livestock. With lakes and preserve behind many homes, keep small pets close near the water.

Signs, Showings and the Gate

The declaration bars any sign, “including, without limitation, those of realtors,” without the board’s written consent or the associations’ regulations, and the master association limits signs to one 24-by-18-inch sign. Open houses run Saturday and Sunday, 9 a.m. to 5 p.m. only, and the gate admits visitors only to addresses on the open-house list pulled from the MLS each week; private showings need an appointment and ID, per the Quick Guide for Realtors. For a buyer, the Bramble Point market lives on the MLS and on an agent’s gate list, not on yard signs.

Hurricane Shutters

Rear and side shutters may go up in season, June 1 to November 30, but front shutters only once a National Hurricane Center forecast cone includes Naples within five days, and all shutters must come down within 14 days, under the master Rules and Regulations. For a seasonal Bramble Point owner who leaves in spring, that rule, and the declaration’s allowance for code-compliant laminated glass instead of shutters, decide how the house is protected over the summer.

Home Offices

A home office is allowed only if it cannot be seen, heard or smelled from outside, draws no customers into the neighborhood and fits the zoning, under section 9.1 of the declaration.

An All-Ages Neighborhood

Bramble Point is not age-restricted. Neither the recorded Bramble declaration nor the master use restrictions contain housing-for-older-persons language, and anyone may buy and live in a Bramble Point home. The association’s lease form limits occupancy to no more than two persons per bedroom.

What Does The TwinEagles Club Give a Bramble Point Owner?

A Bramble Point at TwinEagles owner joins a private club a third to half a mile away by road: two 18-hole courses, the Nicklaus Talon and the Smyers Eagle that Bramble Point was sited beside, a clubhouse expanded in a project completed in 2023, tennis, pickleball and bocce courts, a 2,500-square-foot pool, fitness and three dining outlets.

Data updated: September 2026 (The TwinEagles Club golf, club life and dining pages, read Sep 2026; club 2024 scorecards; Curran Young project page; OSRM routing, 24 Sep 2026)

Two Courses, and What the Scorecards Say

Sources: Talon scorecard 2024; Eagle scorecard 2024; Nicklaus Design; club golf page. Both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club certification). The Eagle is the course Bramble Point was built beside; in 2007 the developer described the neighborhood as surrounded by “the first fairway of the Gary Player-designed Aerie golf course.”

Tee Times and the Summer Rotation

With the Golf roster capped at 614, the club describes “roughly 300 Golf Memberships per course and 9-minute tee times” (club membership page), and it keeps one course open all summer by alternating maintenance closures (club reciprocals page). Full Golf members use reciprocal golf at area clubs from May 1 to October 31.

Clubhouse, Pool, Fitness and Dining

The clubhouse was renovated and expanded in a member-approved project completed in 2023, and its construction manager lists the project at 71,376 square feet (Curran Young project page). Dining runs through the Grille Room and Terrace, the Midway Café and the Tiki by the pool (club dining page). The club describes a 2,500-square-foot resort-style pool and spa and a fitness center with group classes and trainers, plus two Har-Tru tennis courts, four pickleball courts, four lighted bocce courts and the Himalayan, an 18-hole putting course (club life page). From Bramble Court the clubhouse is about 0.3 to 0.4 miles by road and from Carradale Court about 0.4 to 0.5 miles on OpenStreetMap routing, among the shortest trips in TwinEagles and a short golf-cart ride.

What the Club Is Not

There is no marina, boat access or beach club, no non-resident membership, one spa suite rather than a full-service spa, and no playground inside the gate. Two tennis courts is a small program for a 717-home club, and a daily player should know that before comparing clubs.

Bramble Point vs Covent Garden at TwinEagles: Which Should You Buy?

Bramble Point vs Covent Garden is the decision most buyers seeking the lowest price into The TwinEagles Club face, because Pulte built both in the 2005 Grand Arbors release. Bramble Point is 41 detached single-family homes with their own yards and roofs; Covent Garden is 120 condominium carriage homes with a private pool, at a lower price.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; TwinEagles HOA 2024 Approved Budget; FEMA National Flood Hazard Layer, queried 23 and 24 Sep 2026)

Both neighborhoods sit on the northern side of TwinEagles near the clubhouse, both are served by the same gate and the same zoned schools, both sales need three estoppels, and both pay the same club initiation fee for the same deeded category, which is why the category on the estoppel matters so much at this end of the market. Covent Garden facts below come from our Covent Garden at TwinEagles neighborhood guide, the Southwest Florida MLS and Collier County’s records.

The Bramble Point vs Covent Garden Decision Table

Sources: Southwest Florida MLS, closed and active sales on Bramble Court, Carradale Court and Covent Garden Court, pulled 24 Sep 2026, with the 60-month Covent Garden figures our computation from that pull (one of the 32 was a non-MLS entry, excluded from days on market and sale-to-list); Collier County recorded deeds (qualified sales in the 60 months ending September 24, 2026, newest recorded sale June 30, 2026); TwinEagles HOA approved 2024 budget; Bramble Pointe declaration; TwinEagles Quick Guide for Realtors; Florida Statutes 718.503.

Who Should Choose Bramble Point, and Who Should Choose Covent Garden

Choose Bramble Point if you want a detached house with no shared walls, your own garage and yard, a short cart ride to the clubhouse and a lawn the association keeps, and you are comfortable owning and insuring the roof on a home entering its first reroof cycle and going through a board approval. Choose Covent Garden if you want the lowest price into the club, a private pool and a condominium association that insures and maintains more of the building, and you are comfortable with shared walls, a condominium budget and reserves, and the condominium resale rules. Choose on the same deeded category in either place, because at this price point the category matters as much as the house.

The Numbers Behind the Choice

On the MLS over 60 months, Bramble Point’s $770,000 median sits $216,500 above Covent Garden’s $553,500 by our arithmetic, and Bramble Point trades higher per living square foot too, $365.42 against $277.57, so the gap is not only size: the land under the house, the detached structure and the absence of a condominium reserve question carry part of it. Covent Garden’s volume, 32 closings against 13, means its median is steadier; Bramble Point’s moves with each sale. In the last 12 months Covent Garden’s 11 closings came at a median of $457,000 against Bramble Point’s single closing at $770,000, which is one sale and not a trend.

What the Choice Costs Each Year

Bramble Point’s 2024 master assessment is $309.77 a year higher than Covent Garden’s, by our arithmetic. Beyond that, the comparison depends on the neighborhood-level figures, which neither side publishes: a Bramble Point owner pays a quarterly neighborhood assessment for the lawn program and carries a full homeowners’ policy and the roof, while a Covent Garden owner pays a condominium section assessment that funds the building’s insurance, roofs and reserves, plus the recreation association’s charge for the pool. Club dues are the same for the same category on either street. Get both estoppel figures before you decide on cost alone.

How Do We Find You the Right Home in Bramble Point?

We find you the right home in Bramble Point at TwinEagles by matching your club category, view and must-haves to the 41 homes on Bramble Court and Carradale Court, watching the MLS for the next listing, reaching owners through our network when a quiet sale is possible, and touring with the roof, permit, flood and category questions in hand.

Data updated: September 2026 (Collier County 2026 roll; Southwest Florida MLS, pulled 24 Sep 2026)

Matching Your Needs to 41 Homes

A price filter on a portal returns Bramble Point homes mixed with Covent Garden, Kinross and Fenhurst listings that have little in common except the gate, and it never shows the club category. We start the other way round: whether golf is daily, occasional or not at all, which decides whether you need a Golf-deeded home; whether you want a fairway, lake or preserve behind the lanai; Bramble Court or Carradale Court; a Maple-size plan or the two-story Spinnaker; and how much of a roof and air-conditioning replacement you are willing to take on. On two streets of one builder’s homes, that narrows the field to a handful.

Watching Two Streets That Sell Two or Three Times a Year

Thirteen MLS closings in 60 months, and one in the last 12, means the next Bramble Point listing may be the only one for months, and the right one may be the one listed today or may not list until spring, when eleven of the thirteen closed. A saved search for Bramble Court and Carradale Court and a pre-approval let you act in the first days.

Pre-Market and Off-Market Conversations

Some Bramble Point owners prefer a quiet sale, and many are seasonal. When an owner in our network is considering a sale, we can introduce a qualified buyer before a public launch, always within the seller’s instructions, the gate’s showing rules and the Bramble board’s approval process, which applies to every buyer however the sale begins.

Set Up Custom Listing Alerts for Bramble Point

Set up a saved search with alerts for Bramble Court and Carradale Court through our site, and it will notify you when a matching home lists. If you would rather we tune it by category, view and plan, call Marc Comisar at (239) 287-5873, or start from our buyer resources for Naples.

Touring: View, Roof, Permits and Flood

On every Bramble Point tour we check what the lanai looks onto and where the house sits on the street, the roof’s age and permit, the air-conditioning system’s age, the window and door protection, whether the lot sits near the AH ground at the east end of Bramble Court, and whether any added living area was permitted and approved. We also ask for the deeded category in writing before a second showing.

How Do We Negotiate for You in Bramble Point?

We negotiate a Bramble Point at TwinEagles purchase on the record: 13 MLS closings in 60 months at a median 96.86 percent of final list, none of the seven since September 2023 at or above it, the listing’s own history, the roof and air-conditioning age, the deeded category, and the club, association and flood file.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026)

Price: The Two Streets’ Record and the Listing’s History

We price your offer against the Bramble Point closings of the last five years, read per MLS living square foot and by plan, setting and roof, and against the home’s own listing history, including any price changes. The three closings that waited more than 120 days came in at 86.49, 95.24 and 90.84 percent of their final list prices; a home priced ahead of the record is where the negotiation room lives, and a home priced at the record with a new roof is where it disappears.

The Club Cost Is Part of the Price Conversation

The initiation fee goes to the club, not the seller, but a buyer weighing a Golf-deeded Bramble Point home against a Social-deeded one is weighing $105,000 of initiation before any dues, about 14 percent of the median price. That difference belongs in how you value the house, and when a seller’s price assumes a Golf buyer for a Social-deeded home, we say so. The same goes for the remaining Phase One capital assessment you take over, about $2,900 a year at the fiscal 2022 Golf rate until about 2032.

The Roof as Leverage

An original Bramble Point home is old enough for its tile roof, air-conditioning system, water heater and original openings to be real negotiation items, and old enough that its insurer may want a four-point inspection and a fresh wind mitigation form. Because the declaration requires a like-for-like tile roof, the replacement cost is predictable, and the three reroof permits of 2025 and 2026, $36,399 to $56,000 in declared value, give a documented range for a credit or a price adjustment.

The Contract Calendar

A Bramble Point contract has four outside clocks: the club’s seven-day rule for the Membership Agreement, the club’s 30-day window to act on a complete application, the Bramble board’s 20 days after a complete application, and the ten business day estoppel clock for the associations. We write the inspection period, the approval contingency and the closing date around those clocks so none of them becomes the seller’s leverage.

Protecting Your Escrow Deposit

Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline, deliver every notice in writing and on time, and make sure that the deeded category, current dues, the Phase One balance, the Bramble assessment and any capital contribution, the elevation certificate and the wind report arrive before your deposit goes hard, and that the contract lets you recover it if the Bramble board or the club does not approve you.

Appraisal Versus the County’s Numbers

An appraisal and the county’s assessed value are different numbers built for different purposes, and in a club community the initiation fee is in neither. If an appraisal comes in below contract, we go back to the closed Bramble Point sales, not the tax roll, to decide whether to renegotiate, bridge the gap or walk.

What Are Buyer Closing Costs in Bramble Point?

A Bramble Point at TwinEagles buyer pays ordinary Florida closing costs plus the club’s charges: the initiation fee for the deeded category, $45,000 to $150,000 as posted in September 2026, the $3,500 transfer fee, prorations, the remaining Phase One assessment and any Bramble capital contribution the contract assigns. The estoppel fees are the seller’s.

Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; FY2022 Dues and Fees; Bramble Pointe declaration as amended 2025; Department of Business and Professional Regulation estoppel fee schedule; Florida Statutes, current text)

The Club Charges at Closing

By our arithmetic, the one-time club charges come to $153,500 on a Golf-deeded Bramble Point home, $63,500 on a Sports-deeded home and $48,500 on a Social-deeded one, before title, lender and inspection costs. On a Golf-deeded home at the $770,000 median, that is about a fifth of the price again in cash, so it belongs in the proof of funds and, if you are financing, in the conversation with your lender about cash to close.

The Bramble Charges

The Bramble declaration lets the association charge a transfer fee of “up to $100.00” to process each application (2006 text), and the 2025 amendment added “initial capital contributions payable at closing to the Association as determined by the Association,” with no public figure. Both appear on the Bramble estoppel, and the contract should say who pays each; neither is an estoppel fee.

The Association Estoppel Fees Are the Seller’s

The master and Bramble association estoppel fees are capped at $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent, under the Department of Business and Professional Regulation’s inflation-adjusted estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations; the base text for homeowners’ associations is Section 720.30851, which sets the adjustment, and the actual charge prints on each certificate. By Collier County practice the seller orders and pays for the estoppels, including the club’s own, a different club-set charge shown above at $250 on the fiscal 2022 schedule, so none of the three belongs in a Bramble Point buyer’s budget.

Title Insurance and the Florida Promulgated Rate

Florida is a promulgated-rate state for title insurance: the premium for a given policy amount is set under Section 627.782 of the Florida Statutes rather than by the individual title agent. What varies is the closing and settlement services around it. In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of Lee County and most of Florida; nothing in the statutes fixes the allocation, so it is negotiable in every contract, and we raise it at the offer stage.

Taxes on a Financed Purchase

Two Florida taxes attach to a financed purchase. Documentary stamp tax on the promissory note runs at $0.35 per $100 of the note amount under Section 201.08, and the non-recurring intangible tax on a new mortgage runs at 2 mills under Section 199.133. As an illustration only, a loan of 80 percent of the $770,000 median, $616,000, would carry about $2,156 in note stamps and $1,232 in intangible tax. Neither applies to a cash purchase. Deed recording is charged separately by the Collier County Clerk.

Prorations

Property taxes are prorated against the seller’s current bill, which is not a forecast of your future bill after the reset. The master assessment is billed once a year on January 1 and is prorated from that bill, the Bramble assessment is prorated on its billing period, and club dues are prorated on the club’s November 1 fiscal year. The declaration makes a buyer jointly liable with the seller for any Bramble assessment left unpaid at the conveyance, which is one more reason the estoppel figure must be cleared at closing.

Inspections, Survey, Elevation Certificate and Wind Mitigation

Budget for a general inspection, a wind mitigation inspection on form OIR-B1-1802 if the seller’s report is missing or out of date, a four-point inspection if the insurer asks for one on a 2006 or 2007 home, an elevation certificate, because none is on file for any Bramble Point address, and a survey, which on a compact lot shows where your lines, the neighbor’s rear-yard access easement and any drainage easement sit before you plan a pool or a lanai extension.

What the Seller Customarily Pays

Florida documentary stamp tax on the deed is $0.70 per $100 of consideration under Section 201.02, about $5,390 on a $770,000 price by our arithmetic, and is paid by the seller by custom, along with the three estoppels and the disclosure summary. Beyond that, seller costs in Collier County are customary rather than statutory and negotiable in every contract. If you are also selling, our page on selling a Bramble Point home runs the seller side in full.

How Does Buyer Representation Work After the NAR Settlement?

Buyer representation for a Bramble Point at TwinEagles home changed on August 17, 2024. An agent who participates in a multiple listing service must have a written buyer agreement with you before touring a home, that agreement must state the agent’s compensation objectively, and offers of compensation are no longer permitted on the MLS.

Data updated: September 2026 (National Association of REALTORS settlement pages, retrieved Sep 2026)

The Written Buyer Agreement Before a Tour

The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation so that it is objectively ascertainable, it must prohibit the agent from receiving more than that from any source, and it must carry a conspicuous statement that broker fees and commissions are not set by law and are fully negotiable, per NAR’s written buyer agreements guide and consumer guide.

What Does Not Require an Agreement

You do not need a written agreement to talk to an agent about their services, to interview several agents, to ask about Bramble Point or to visit an open house and speak to the host. You also do not need one to ask us which estoppels Bramble Court carries or how the board approval works. The line is the tour.

Offers of Compensation Are No Longer on the MLS

Compensation to a buyer’s broker can still be negotiated, and a seller can still cover it or offer concessions, but that now happens in the transaction rather than in an MLS field, and the amount your agent may receive is capped by your agreement, per NAR’s settlement questions and answers. You agree what your agent is paid first; then we negotiate separately whether and how much a seller will cover.

What This Means for You in Bramble Point

In Bramble Point, representation earns its keep in the diligence: a club category that decides a six-figure closing cost on a sub-million-dollar home, dues that are not public for the current year, a capital assessment you take over, a neighborhood assessment and capital contribution published nowhere, a board approval with its own clock, a flood answer with no certificate on file, a reroof cycle on 2006 and 2007 homes and a tax reset. Read any buyer agreement against that list, and read more about our team and our credentials before you decide.

What Schools, Healthcare and Beaches Serve a Bramble Point Address?

Every Bramble Point at TwinEagles address is zoned to Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26. NCH’s 24-hour freestanding emergency department on Collier Boulevard is about 6 minutes from the TwinEagles gate off-peak, Vanderbilt Beach about 22 minutes, and Bramble Point adds about eight or nine minutes to the gate.

Data updated: September 2026 (Collier County Public Schools zone lookup, 2026 and 2027 school years, queried 24 Sep 2026; CCPS 2026 Accountability Brief; OSRM off-peak routing, run 23 and 24 Sep 2026)

The Three Zoned Public Schools

The district’s zone locator returned the same three schools for every address it holds on both courts, 26 records on Bramble Court and 17 on Carradale Court, for the 2026 and 2027 school years:

Grades are the Florida Department of Education grades as reproduced in the district’s 2026 Accountability Brief. Bear Creek Elementary opened in August 2025 just west of the TwinEagles entrance (school site). Attendance zones can change, so confirm your address with the district before you rely on it. Private options include the Community School of Naples, about 18 minutes from the gate, St. John Neumann Catholic High School and Naples Christian Academy, about 20, and Seacrest Country Day School, about 24.

Healthcare

Sources: NCH Northeast, NCH emergency services, Physicians Regional emergency services. North Collier Fire Control and Rescue District Station 10 at 13240 Immokalee Road is the station the district says serves TwinEagles (North Collier Fire).

Distances Inside the Gate

Source: OpenStreetMap routing (OSRM), off-peak, to the Immokalee Road entrance and to the clubhouse; approximate.

Beaches, Shopping and Everyday Drives

Drive times below are OSRM off-peak estimates from the TwinEagles gate at TwinEagles Boulevard and Immokalee Road, with no traffic modeled; add about eight or nine minutes from Bramble Point and more from January to April.

Collier County property owners qualify for the county’s resident beach parking permit, which waives the parking fee at Vanderbilt Beach Park and other county beach parks (Collier Parks). Water and sewer come from Collier County, electric from Florida Power and Light, and irrigation water on the non-potable second line. Trash goes out Tuesdays and Fridays and recycling and yard waste Tuesdays, from bins kept in the garage, and Bramble Point homes have their own mailboxes rather than a community mailbox station.

What Could Change Around Bramble Point, and Does It Matter to a Buyer?

Around Bramble Point at TwinEagles, little inside the gate can change: both courts are built out and back onto TwinEagles’ own golf, lake and preserve land. Outside, Collier County rates Immokalee Road from Collier Boulevard to Wilson Boulevard at level of service F with no funded widening, and NC Square, approved for up to 129 homes, sits across the road.

Data updated: September 2026 (Collier County 2025 Annual Update and Inventory Report; Collier County Ordinance 2025-30; Collier County project pages; Collier County GIS zoning layer)

Inside the Gate

Bramble Point, like all of TwinEagles, is zoned A-MHO, rural agricultural, inside the county’s Rural Fringe Mixed Use receiving-lands overlay on the current zoning map (Collier County GIS services). Collier County approved a TwinEagles planned unit development in 1997, but the community is not on the county’s current PUD master list. The label does not open a Bramble Point lot to other uses, because the recorded declaration limits every lot to a single-family residence, and there is no vacant developable land inside TwinEagles next to either court.

Immokalee Road in Front of the Gate

Collier County’s 2025 Annual Update and Inventory Report lists the six-lane segment of Immokalee Road from Collier Boulevard to Wilson Boulevard at a 2025 peak-hour, peak-direction volume of 3,330 trips against a 3,300 service volume, level of service F, with no widening in the five-year work program. The Vanderbilt Beach Road Extension, Phase One, opened on June 12, 2026, per the county’s release, giving owners a second east-west path toward the coast. Bramble Point’s position in the middle of the community keeps that traffic off both courts, but not off the drive out in season.

Across the Road

On July 8, 2025 the county adopted an amendment for NC Square, a 24.4-acre site at Immokalee Road and Catawba Street, allowing up to 129 homes and 50,000 square feet of commercial space, per the adopted ordinance. The roughly 550-acre tract across Immokalee Road that the developer sold in January 2014 for a reported $35 million became GL Homes’ Valencia Trails (Business Observer). Both are more than two miles from Bramble Point by road.

The Lakes Behind the Homes

The lakes behind many Bramble Point homes belong to the master association’s stormwater system, and the declaration warns that their water levels can fluctuate materially through the year. The master association reported an approved funding option for its lake bank restoration without a special assessment to residents, with further phases slated for 2027 and 2028 (lake bank update, June 2026). On a lakefront Bramble Point home, ask where the bank behind the lot sits in that schedule.

Is Bramble Point the Right Place for You to Buy?

Bramble Point at TwinEagles is the right place to buy if you want a detached home with a deeded TwinEagles membership at the lowest detached-home price in the gate, a short cart ride to the clubhouse and a yard kept for you, and you accept a compact lot, a twenty-year-old roof, a board approval, three fee layers and few sales.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 roll)

The Case For

• A detached TwinEagles home at a 60-month MLS median of $770,000, below Fenhurst, Kinross, Hollybrook and every other single-family neighborhood in the gate over the same window.
• Mowing, edging, fertilizing, trimming, sod and irrigation on every lot, handled by the Bramble association under the recorded declaration.
• About a third to half a mile to the clubhouse by road, among the shortest trips in TwinEagles, and an easy golf-cart ride.
• No shared walls, your own attached two-car garage and yard.
• One builder, one roof palette, no fences, and recorded rules that keep the streetscape uniform.
• Every home built under the statewide Florida Building Code.
• Four of five street points in Zone X, and surge modeled only from a Category 4 hurricane or stronger.
• No CDD, no age restriction and A-rated zoned schools.

The Case Against

• Three bills and three estoppels: master, neighborhood and club, plus the initiation fee at closing, which on a Golf-deeded home is about a fifth of the median price.
• The Bramble board approves every sale and lease, on top of the club and the master association.
• Compact lots, neighbors close by, no fences allowed, and a neighbor’s contractor may cross your rear yard under the declaration’s easement.
• Original 2006 and 2007 roofs, air-conditioning systems and water heaters at or near the end of their service lives, and a roof that must be replaced in the same tile.
• Two leases a year, 30-day minimum and board approval, tighter than the rest of TwinEagles.
• No elevation certificate or FEMA letter on file, and one AH street point at the east end of Bramble Court.
• The Bramble assessment and any capital contribution are not published; the estoppel is the only route.
• About eight or nine minutes from the Immokalee Road gate before the drive to town begins.
• Two or three sales a year, which makes buying a waiting game.

Get Your Personalized Bramble Point Buyer Consultation

A personalized Bramble Point buyer consultation with McGreevy and Comisar is a conversation, not a sales pitch. We will match your golf to a deeded category and your preferences to a street, a view and a plan, walk the one-time and annual club and association costs, map the four approval and estoppel clocks onto your calendar, and tell you honestly whether Bramble Point or Covent Garden fits how you live.

The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.

Jesse McGreevy

Jesse McGreevy started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the technology, marketing, data and systems side of the partnership, which is why this page is built on the club’s own documents, the master and Bramble associations’ recorded documents and budget, Collier County’s deeds, roll and permits, FEMA’s flood records and the Southwest Florida MLS rather than a portal feed. Reach him at (239) 898-6072 or [email protected].

Marc Comisar

Marc Comisar runs the field side of the partnership: in the homes, at the inspections and at the closing table. For a Bramble Point buyer that means the roof, air-conditioning and opening questions on a home built in 2006 or 2007, the fairway, lake or preserve behind the lanai, and the calendar that gets the Bramble board approval, the club approval, the Membership Agreement, three estoppels and the elevation certificate lined up with your closing. Reach him at (239) 287-5873.

How to Reach Us

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

Why Does a Bramble Point Specialist Matter?

A Bramble Point at TwinEagles specialist matters because what decides a purchase here, the deeded club category, the Phase One balance, the unpublished assessment and capital contribution, the board approval and its clock, the missing elevation certificates, the reroof cycle and a thin sales record, lives in documents a general Naples search never surfaces.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; The TwinEagles Club documents; Bramble Pointe declaration as amended 2025; TwinEagles HOA 2024 budget; FEMA National Flood Hazard Layer)

Ten Facts a General Naples Agent Will Not Have

1. Bramble Point is 41 Pulte single-family homes on two courts, Bramble Court and Carradale Court, and no lot is vacant.
2. Every Bramble Point home is deeded one club category, and the buyer pays the matching initiation fee at closing: $150,000, $60,000 or $45,000 as posted in September 2026.
3. Golf is capped at 614 memberships across 717 homes, and no public club document says how a Sports or Social home moves up once the cap is full.
4. The club’s transfer fee is $3,500, and the signed Membership Agreement must reach the club seven days before closing.
5. The Phase One capital assessment runs 144 months from September 2020, and the buyer takes over the remaining payments.
6. The 2024 master assessment for a Bramble Point home was $3,610.23, and the Bramble association adds a quarterly assessment for the lawn and irrigation program.
7. The Bramble board must approve every sale, lease and gift in writing, within 20 days of a complete application.
8. The 2025 amendment lets the association set a capital contribution payable at closing, and no public document states the figure.
9. No FEMA letter and no county elevation certificate is on file for any Bramble Point address.
10. None of the seven Bramble Point MLS closings since September 2023 reached its final list price.

Read the Full Bramble Point Neighborhood Guide

This page is the purchase path. For the neighborhood itself, its plat and declaration, its origins in the 2005 Grand Arbors lottery, the Pulte years, the permit file, the storm record and every price since 2006, read our Bramble Point at TwinEagles neighborhood guide, and for the whole gate our TwinEagles community guide, linked at the top of this page.

Selling Your Current Home to Buy Here?

If you are selling a home to buy in Bramble Point, including a move down from a larger home inside the gate, see how we sell Bramble Point homes and request a free Bramble Point home valuation, or Call Jesse direct at (239) 898-6072. The club’s Initiation Fee Policy charges nothing to a member moving to another TwinEagles home in the same or a lower category, and charges the difference when a member moves up.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Bramble Point buyer page. They co-founded Domain Realty, lead the agent partners of Domain Realty Group across Lee and Collier County, and have spent two decades selling Southwest Florida property, including North Naples and the Immokalee Road corridor. Reach Jesse direct at (239) 898-6072.

More about how we work and the team behind us is on our about McGreevy and Comisar page, and you can follow us on Facebook and LinkedIn. Together they operate as McGreevy and Comisar under Domain Realty, a brokerage they co-own rather than simply hang a license with.

The Record on This Point, Stated Plainly

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

Contact McGreevy and Comisar

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

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) 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 about our team at DomainRealtyGroup.com.

Frequently Asked Questions, Buyer Edition

Bramble Point buyers ask the same questions before they tour, and the answers below come from The TwinEagles Club’s, the master association’s and the Bramble association’s own documents, Collier County’s deeds, roll and permits, FEMA’s records and the Southwest Florida MLS, each in one paragraph. Nothing here is legal, tax or insurance advice.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; The TwinEagles Club membership page, read Sep 2026)

What is Bramble Point at TwinEagles?

A neighborhood of 41 Pulte-built single-family homes on Bramble Court and Carradale Court inside the gated TwinEagles club community on Immokalee Road in North Naples, built in 2006 and 2007 and governed by Bramble Pointe at TwinEagles Residents’ Association under the TwinEagles master association.

Is it Bramble Point or Bramble Pointe?

Both appear. The builder, the recorded declaration and the association’s legal name use “Bramble Pointe”; the master association and the club write “Bramble Point.” They are the same 41 homes.

Where is Bramble Point inside TwinEagles?

In the middle of the community, just north of the clubhouse, on two short streets off TwinEagles Boulevard, about 0.3 to 0.5 miles from the clubhouse by road and about 2.1 to 2.3 miles inside the Immokalee Road gate.

Is Carradale Court part of Bramble Point?

Yes. The Bramble declaration covers all 41 lots on both streets, 24 on Bramble Court and 17 on Carradale Court, and the master association lists both courts under Bramble Point.

Are Bramble Point homes villas or single-family homes?

Single-family homes. The developer marketed the neighborhood in 2007 as “41 detached villas by Pulte Homes,” while the Collier County roll records all 41 as single-family homes, each on its own lot with no shared walls.

Who built Bramble Point?

Pulte Home Corporation, the declarant and only builder, which sold its first home in September 2006 and closed its last first sale in March 2008.

How much does a home cost in Bramble Point?

On the Southwest Florida MLS, 13 Bramble Point homes closed in the 60 months to September 24, 2026, from $635,000 to $975,000 at a median of $770,000, and one closed in the latest 12 months, at $770,000 in May 2026. On September 24, 2026 one home was listed, at $625,000.

How big are Bramble Point homes?

The developer’s three plans ran from 1,964 to 2,389 square feet under air, and the 13 homes sold on the MLS in five years ranged from 1,964 to 2,589 living square feet. The county’s building-area field runs from 1,957 to 2,320 square feet across all 41 homes, a median of 2,124.

What floor plans are in Bramble Point?

The 2007 release named the Maple, a two-bedroom, two-and-a-half-bath plan of 1,964 square feet, and the Spinnaker, a two-story plan with two bedrooms, a den and three baths at 2,098 square feet. The third plan, of up to 2,389 square feet, is not named in any public source we found.

Does a Bramble Point home come with a golf membership?

Every Bramble Point home is deeded a Golf, Sports or Social membership, and the buyer pays the club an initiation fee at closing: $150,000, $60,000 or $45,000 as posted in September 2026, plus a $3,500 transfer fee. Golf is not free with the house; confirm the category on the club estoppel.

How do I know which club category a Bramble Point home carries?

Ask the listing agent in writing before the first showing, then confirm it on the club estoppel once you are under contract. No public document lists the category for every Bramble Point home, and Golf is capped at 614 memberships across 717 homes.

Can I upgrade a Social Bramble Point home to Golf?

Possibly, but no public club document says how upgrades work once all 614 Golf memberships are taken; the recorded covenant makes an upgrade subject to availability at the club’s discretion, and the club charges the difference in initiation fees. If golf matters, buy a home already deeded Golf.

What are TwinEagles club dues for a Bramble Point owner?

Current dues are not public. The last public schedule, fiscal 2022, put Full Golf at about $18,328 a year before sales tax, Sports at about $7,336 and Social at about $5,496, including the Phase One capital assessment. The club estoppel for the home states the current figure.

What is the Phase One capital assessment?

A 12-year club assessment that began in September 2020 to fund the $22.5 million Talon renovation and clubhouse program, $244 a month for Golf on the fiscal 2022 schedule; the buyer takes over the remaining payments. At that rate the 71 payments left after September 2026 come to $17,324, an illustration rather than a balance.

What are the HOA fees in Bramble Point?

Two association layers: the TwinEagles master assessment, $3,610.23 per Bramble Point home in the 2024 approved budget and billed each January 1, and a quarterly Bramble neighborhood assessment whose current amount is not published and appears on the Bramble estoppel.

Is lawn care included in the Bramble Point assessment?

Yes. Under the declaration as amended in 2025 the Bramble association mows, fertilizes, edges, trims, prunes and replaces sod on every lot and maintains each lot’s irrigation system as a common expense, and it controls the irrigation clocks. The owner pays to replace shrubs, plants and trees.

Is there a capital contribution when I buy in Bramble Point?

Possibly. The 2025 amendment lets the association set “initial capital contributions payable at closing to the Association as determined by the Association.” No public document states the figure, so ask for it on the Bramble estoppel and let the contract say who pays.

Does the Bramble board have to approve me?

Yes. The recorded declaration requires the board’s prior written approval of every sale, lease or gift. The board has 20 days after a complete application to decide, or the sale is deemed approved, and it may refuse only for the good causes the declaration lists.

Can I buy a Bramble Point home in a trust or an LLC?

Yes, but the board may require you to designate two primary occupants, and it will approve no more than one change of primary occupants in any twelve months.

Is there a CDD in Bramble Point?

No. TwinEagles has no community development district; the 2025 TwinEagles tax bills we checked carry only the $261.91 county garbage assessment as a non-ad-valorem line.

What are property taxes on a Bramble Point home?

TwinEagles homes paid 12.2558 mills in 2025, about $1,226 per $100,000 of taxable value, plus the $261.91 garbage line. As an illustration only, $770,000 at that rate is about $9,437 before the garbage line and any exemption, and your bill resets in the year after you buy.

Is Bramble Point gated?

Yes, through TwinEagles’ single guarded gatehouse on Immokalee Road, where residents enter on a vehicle barcode and guests are registered through dwellingLIVE. Bramble Point has no inner gate of its own.

Is Bramble Point in a flood zone?

Mostly Zone X at the street. Four of five Bramble Point street points read FEMA Zone X and one, at the east end of Bramble Court, reads Zone AH on the effective map, and the preliminary 2025 map keeps the same zones. The house pad decides, and no FEMA letter or elevation certificate is on file for any Bramble Point address.

Do I need flood insurance in Bramble Point?

A lender requires it on a federally backed mortgage for a home in the Special Flood Hazard Area unless a FEMA letter removes the structure, and Citizens requires flood coverage on every wind-covered residential policy from January 1, 2027. Collier County’s Class 5 rating earns a 25 percent discount on National Flood Insurance Program premiums.

Should I order an elevation certificate?

Yes. None is on file for any Bramble Point address in the county’s index, so a certificate from a licensed surveyor is the only way to document the floor height for a flood quote, and on a home near the AH ground it can support a Letter of Map Amendment request.

Is Bramble Point in an evacuation zone?

All of Bramble Point falls in Collier County evacuation Zone E, and the state’s surge model puts two points in the Category 4 surge zone and the rest in Category 5. Confirm your zone on the county lookup each season.

What schools serve Bramble Point?

Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26, for every address the district holds on both courts. Confirm the address with the district before you rely on it.

Is Bramble Point a 55+ community?

No. Neither the Bramble declaration nor the master use restrictions contain housing-for-older-persons language, and anyone may buy and live in a Bramble Point home.

Can I rent out a Bramble Point home?

Yes, with limits: the whole house only, at least 30 days per lease, no more than two leases a calendar year, board approval before the tenant moves in, and fees of $100 to the manager, $50 for screening and $100 to the association on the 2024 form. Weekly vacation rentals are not allowed.

Can I have pets in Bramble Point?

Yes. The declaration allows a reasonable number of dogs, cats and other usual household pets, excluding certain breeds and aggressive dogs, contained on the lot and leashed outside it unless the lot has an invisible fence.

Can I put up a fence?

No. The declaration prohibits walls and fences on every lot; an underground electronic pet fence is the permitted alternative.

Can I keep a pickup truck or golf cart in Bramble Point?

Only inside the garage. Pickup trucks, golf carts, motorcycles, boats, trailers and commercial vehicles must be kept in an enclosed garage, garage doors stay closed, and there is no street parking from 1 a.m. to 6 a.m.

Can I replace the roof with metal or shingles?

No. The declaration forbids changing the roof tile color or substituting another roofing material or style, so a Bramble Point reroof is like-for-like tile, with architectural approval and a county permit.

Can I add a pool or a screen cage?

Yes, with master association architectural approval and a county permit. The declaration gives each owner an access easement across a neighbor’s rear yard to bring in pool equipment, with the yard restored afterward.

How many Bramble Point homes are for sale?

One was active on the Southwest Florida MLS on September 24, 2026, on Carradale Court at $625,000 after 19 days. Pending sales were not part of that pull; call Marc at (239) 287-5873 for today’s inventory.

How often do Bramble Point homes come up for sale?

About two or three times a year: 13 MLS closings in the 60 months to September 24, 2026, one in the last 12 months, and 11 of the 13 between January and June. The county’s recorded deeds hold 12 qualified resales in the same five years.

How much room is there to negotiate in Bramble Point?

Over 60 months the median closing came at 96.86 percent of final list price, but none of the seven closings since September 2023 reached list, and the three that waited more than 120 days sold at 86.49 to 95.24 percent. Across all of TwinEagles the 12-month median was 94.63 percent.

What estoppels does a Bramble Point sale need?

Three: one from The TwinEagles Club, one from the master association, ordered through FirstService Residential, and one from the Bramble association, because Bramble Court and Carradale Court are on the club’s list of streets that need a third. The seller orders and pays for them by Collier County practice.

What closing costs does a Bramble Point buyer pay?

The club initiation fee for the deeded category and the $3,500 transfer fee, prorated dues and assessments, the remaining Phase One assessment going forward, any Bramble capital contribution the contract assigns to you, lender costs, title and settlement services and, in Collier County, customarily the owner’s title policy. The estoppel fees and deed stamps are the seller’s by custom.

Who chooses the closing agent when I buy in Bramble Point?

In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy. Nothing in Florida law fixes that allocation, so it is negotiable in every contract, and we raise it at the offer stage.

Do I need a buyer’s agent agreement to tour a Bramble Point home?

Yes. Since August 17, 2024, an agent who participates in an MLS must have a written buyer agreement with you before touring a home, stating compensation in a way you can objectively verify. You do not need one to talk to us or to ask about Bramble Point.

Should I get a wind mitigation inspection on a Bramble Point home?

Yes. A current report on form OIR-B1-1802 documents the roof, attachments and opening protection that earn insurance credits, and on a 2006 or 2007 home it often pairs with a four-point inspection.

Has Bramble Point had hurricane damage?

No public record we found names storm damage specific to Bramble Point from Irma, Ian, Helene or Milton, and the county’s January 2024 to July 2026 permit files show no storm-repair permit on either court. The seller’s disclosure and claims history are the record for a specific home.

How does Bramble Point compare with Covent Garden?

Bramble Point is 41 detached single-family homes with a 60-month MLS median of $770,000; Covent Garden is 120 condominium carriage homes with a private pool and a 60-month MLS median of $553,500 on 32 closings. Bramble Point’s master assessment runs $309.77 a year higher, and the decision table above sets them side by side.

Who is the best buyer’s agent for Bramble Point at TwinEagles?

An agent who has read the club’s documents, the Bramble declaration and its 2025 amendment, the flood record and the full five-year sales record, and will put the category, fees, approval calendar, flood and roof items on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or Jesse at (239) 898-6072.

Sources and Authoritative References

Sources below were retrieved and checked in September 2026, with the Southwest Florida MLS pulled 24 September 2026, FEMA’s flood records queried 23 and 24 September 2026 and Collier County’s recorded deed record carrying sales recorded through 30 June 2026. Every figure on this page traces to one of them. No realtor, brokerage or listing portal is cited.

Bramble Pointe association records

• Bramble Pointe at TwinEagles Residents’ Association, association website
• Declaration of Covenants, Conditions and Restrictions for Bramble Pointe at TwinEagles, with articles and bylaws, recorded September 1, 2006
• Certificate of Amendment to the Bramble Pointe declaration and bylaws, recorded January 13, 2025
• Bramble Pointe rules and regulations, 2025
• Bramble Pointe application for approval to lease, October 28, 2024
• Bramble Pointe governing documents index
• Bramble Pointe board of directors page
• Bramble Pointe property management page
• Bramble Pointe forms page
• Florida Division of Corporations, Bramble Pointe at TwinEagles Residents’ Association, Inc.
• Florida Division of Corporations, Bramble Pointe association 2026 annual report
• Florida Division of Corporations, Bramble Pointe association articles of incorporation, September 7, 2005

The TwinEagles Club

• The TwinEagles Club, membership
• The TwinEagles Club, Initiation Fee Policy, revised October 20, 2023
• The TwinEagles Club, Membership Agreement, 2024
• The TwinEagles Club, FY22 Dues and Fees
• The TwinEagles Club, Phase One Master Plan
• The TwinEagles Club, estoppel requirements by street, July 29, 2021
• The TwinEagles Club, estoppel requests
• The TwinEagles Club, neighborhood HOA contacts, January 2024
• The TwinEagles Club, Talon scorecard 2024
• The TwinEagles Club, Eagle scorecard 2024
• The TwinEagles Club, Audubon certification, March 2023
• The TwinEagles Club, golf
• The TwinEagles Club, club life
• The TwinEagles Club, dining
• The TwinEagles Club, reciprocals
• The TwinEagles Club, home page
• The TwinEagles Club, IRS Form 990, fiscal 2024, via ProPublica
• The TwinEagles Club, IRS filings index, via ProPublica
• Nicklaus Design, the Talon at TwinEagles
• Curran Young Construction, TwinEagles clubhouse project

TwinEagles Homeowners Association

• TwinEagles HOA, Approved 2024 Budget, November 8, 2023
• TwinEagles HOA, Approved Use Restrictions, 2024
• TwinEagles HOA, Rules and Regulations
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, Declaration of Recreational Covenant
• TwinEagles HOA, Community FAQs and history, 2026
• TwinEagles HOA, estoppel requests by neighborhood
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, buyer and tenant screening instructions
• TwinEagles HOA, ARC application, revised February 16, 2024
• TwinEagles HOA, architectural review
• TwinEagles HOA, lake bank remediation update, June 2026
• TwinEagles HOA, February 2024 newsletter
• TwinEagles Homeowners Association, home page

Market data and county records

• Southwest Florida MLS, Matrix (Bramble Court, Carradale Court and Covent Garden Court closed and active listings, pulled September 24, 2026)
• Florida Department of Revenue, sale qualification codes
• Collier County Tax Collector, property tax bills
• Florida Department of Revenue, property tax exemptions
• Collier County, issued building permits, July 2026
• Collier County GIS services
• Collier County, PUD master list, June 11, 2026
• Collier County, 2025 Annual Update and Inventory Report
• Collier County Ordinance 2025-30, NC Square
• Collier County, Vanderbilt Beach Road Extension Phase One, June 2026
• Florida Commerce, Official List of Special Districts
• Resource Conservation Systems, irrigation tariff effective March 1, 2026

Flood, storms and insurance

• FEMA National Flood Hazard Layer
• FEMA letters of map change layer
• FEMA preliminary flood hazard layer
• FEMA Flood Map Service Center
• FEMA, LOMA and LOMR-F process
• FEMA, Community Rating System eligible communities, April 1, 2026
• FEMA, Risk Rating 2.0
• Collier County, elevation certificates layer
• Collier County, proposed flood maps and appeal period, August 2026
• Collier County, 2026 flood protection newsletter
• Florida Division of Emergency Management, storm surge zones
• Collier County evacuation zone lookup
• USGS 3D Elevation Program, elevation point query service
• National Weather Service Miami, Hurricane Irma
• Citizens Property Insurance, flood requirement
• Citizens Property Insurance, 2026 multiperil rates
• Florida Office of Insurance Regulation, form OIR-B1-1802
• Florida Building Commission, code edition effective dates
• UF GeoPlan Center, Florida Building Code 2023 wind speed data
• North Collier Fire Control and Rescue District, fire stations

Florida statutes, state agencies and buyer representation

• Florida Statutes 720.30851, estoppel certificates
• Florida Statutes 720.401, disclosure summary before sale
• Florida Statutes 718.503, condominium resale disclosure
• Department of Business and Professional Regulation, estoppel certificate fee schedule
• Florida Statutes 193.155, Save Our Homes
• Florida Statutes 201.02, documentary stamp tax on deeds
• Florida Statutes 201.08, documentary stamp tax on notes
• Florida Statutes 199.133, intangible tax on mortgages
• Florida Statutes 627.782, title insurance rates
• Florida Statutes 627.7011, roof age and homeowner policies
• Florida Statutes 215.5586, My Safe Florida Home
• National Association of REALTORS, written buyer agreements
• National Association of REALTORS, consumer guide to written buyer agreements
• National Association of REALTORS, settlement frequently asked questions

Schools, healthcare and places

• Collier County Public Schools, zone locator
• Collier County Public Schools, 2026 Accountability Brief
• Bear Creek Elementary School
• NCH Emergency Department Northeast
• NCH emergency services
• Physicians Regional emergency services
• Collier County Parks, Vanderbilt Beach Park

History and news

• Florida Weekly, Bonita Bay development 90 percent sold (Bramble Pointe release), November 22, 2007
• Naples Daily News, real estate transactions, March 18, 2007
• Naples Daily News, real estate transactions, July 8, 2007
• Business Observer, GL Homes buys the 550-acre TwinEagles parcel, 2014

McGreevy and Comisar

• McGreevy and Comisar Bramble Point at TwinEagles neighborhood guide
• McGreevy and Comisar Covent Garden at TwinEagles neighborhood guide
• McGreevy and Comisar TwinEagles buyer guide
• How we represent buyers in Naples
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Bramble Point buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with where each comes from.

Five documents that matter to a Bramble Point buyer are not public and cannot be linked: the club estoppel for the specific home, the master association estoppel, the Bramble association estoppel with its current budget and any capital contribution, the Bramble board’s certificate of approval, and the club’s Membership Plan and bylaws, which arrive through the transaction and the membership package.

Market data from Southwest Florida MLS, pulled 24 September 2026, and Collier County recorded deeds of qualified sales recorded through 30 June 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.