Updated September 2026
One hundred twenty carriage-home condominiums on one court inside TwinEagles, with 11 MLS closings in the last 12 months at a $457,000 median. McGreevy and Comisar put the deeded club category, the condominium resale package and three estoppels on paper before you commit. Start your buyer consultation or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Covent Garden at TwinEagles means buying a condominium: one of 120 carriage-home units in 30 two-level, four-unit buildings on Covent Garden Court, inside the gated TwinEagles club community on Immokalee Road in North Naples, Collier County, Florida 34120. The Southwest Florida MLS shows 11 Covent Garden closings in the 12 months to September 24, 2026, at a median of $457,000, the lowest price point in the gate. Every unit is deeded one club category, the buyer pays The TwinEagles Club an initiation fee at closing, and the resale runs under Florida’s condominium law, not the homeowners’ association statute. This page is the step by step purchase path. For the full portrait of the court itself, its three condominium sections, history and flood record, read our Covent Garden at TwinEagles neighborhood guide, for the whole gate our TwinEagles community guide, and for the wider city our Naples guide.
If you are choosing an agent before you choose a unit, 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 Covent Garden Court and are selling to move, start with how we sell Covent Garden condos and a free Covent Garden 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 Covent Garden beside its natural rival, the 41 Pulte single-family homes of Bramble Point 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 a court where five units were listed on September 24, 2026 and four of them asked more than the 12-month median sale, we would rather you know what the recorded sales say before you tour than after you write.
Buying a condo in Covent Garden at TwinEagles takes five things most Naples condominium purchases do not: the club category deeded to the unit, a TwinEagles initiation fee of $45,000 to $150,000 paid at closing, the club’s approval before closing, a Florida condominium resale package with its seven-day cancellation window, and three estoppel certificates.
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; FEMA National Flood Hazard Layer, queried 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 Section I association’s articles of incorporation, from Florida’s condominium statutes, from FEMA’s flood layers, from Collier County’s recorded deeds, roll, elevation certificates and permit files, and from the Southwest Florida MLS, pulled September 24, 2026. We have not read the three recorded Declarations of Condominium, which are not posted on any public page, and where a question turns on them this page says so and names the document that answers it.
Covent Garden is one street. Covent Garden Court runs off TwinEagles Boulevard on the north side of the community and holds 30 carriage-home buildings of four units each, 120 condominium units in all (TwinEagles HOA, Covent Garden page). The Collier County roll records them as three separate condominiums: Covent Garden at TwinEagles Section I, a Condominium (28 units), Section II (60 units) and Section III (32 units). Each section has its own condominium association, and a fourth corporation, the Covent Garden at TwinEagles Recreation Association, owns and runs the neighborhood’s private pool and outdoor dining area.
That structure is the most useful fact on this page for a buyer, because almost every practical question has a section-level answer. Your condominium assessment, your building’s master insurance policy, your leasing approval, your condominium estoppel and your association’s reserve answer all belong to the section your unit sits in, not to “Covent Garden.” The first question we ask a Covent Garden buyer is which section and which floor, not which kitchen.
Pulte Homes built all 30 buildings, in two runs. The county roll dates five Section III buildings to 2006, a sixth to 2008 and Section I’s seven buildings to 2007 through 2009: 13 buildings and 52 units built while the Bonita Bay Group developed TwinEagles. Construction stopped with the market, and Pulte came back under the Ronto Group to finish the court from 2012 to 2017 with 17 more buildings and 68 units: the last two Section III buildings and all fifteen Section II buildings. Covent Garden’s county year-built range is 2006 to 2017. A unit’s era decides its floor plan and size, the age of its roof, windows and air conditioning, and which association’s budget and reserves you are buying into.
Every building holds two first-floor and two second-floor units. On the 2012 to 2017 buildings the developer sold a first-floor plan, the Cheshire, at 1,654 square feet under air, and a second-floor plan, the Tourmaline, at 2,297 square feet with “a ground level entry and two-story stairwell,” each with a two-car garage and a 230-square-foot covered lanai (Naples Daily News, May 1, 2016). The 2006 to 2009 buildings hold earlier Pulte plans that the county roll records at 1,638, 2,048, 2,367 and 2,646 square feet of building area. A first-floor buyer trades stairs for a neighbor overhead; a second-floor buyer enters at ground level beside the garage and climbs to a living floor with no one above.
Covent Garden has no individual curbside mailboxes: it is one of three TwinEagles neighborhoods, with Dundee and Kinross, that use community mailbox units (TwinEagles HOA Community FAQs). It allows no realtor yard signs, even on the day of an open house (Quick Guide for Realtors). There is no private yard and no land under your unit that is yours alone; you own a unit and an undivided share of the common elements. TwinEagles as a whole has no community development district, no beach club, marina or boat access, and no builder inventory: every Covent Garden unit was sold new by 2017, so every purchase is a resale.
What Covent Garden does have that no other TwinEagles neighborhood has is a private pool of its own, run by the recreation association for the three sections, and a condominium association that insures and maintains the building, so the roof and the exterior walls are not a single owner’s to replace.
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 Covent Garden buyer must confirm which category a specific unit is deeded before writing an offer. On a unit that sells near the $457,000 median, the category moves the one-time cost by $105,000.
When the Ronto Group was selling Section II, its marketing said Covent Garden came “With a golf membership included with the purchase of every residence” (archived developer news, June 2015). 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.” Budget the initiation fee as a closing cost on every Covent Garden resale.
Covent Garden at TwinEagles buyers work with McGreevy and Comisar because the facts that decide a condominium purchase here, the deeded club category, the section’s budget and reserves, the structural reserve study statement, the building’s flood record and three estoppels, live in club, association, state and federal records rather than 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 those records before we write an offer. On a court where only 1 of the last 11 MLS closings reached its final list price and the median unit took 121 days to sell, the record is where the negotiation starts.
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.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star average. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “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 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 knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
Covent Garden is governed by five bodies at once: your section’s condominium association, the recreation association that runs the pool, the TwinEagles master association, The TwinEagles Club and, above them all, Florida’s condominium statute. The club has not posted a dues schedule publicly since fiscal 2022, the master association’s newest public budget is 2024, and no section or recreation budget is posted on any public page. An agent who has not read those documents cannot tell you what you will pay each year, what the section holds in reserves or whether you can play golf the day you close.
What we owe you is specific: the seller’s condominium resale package in your hands on day one, so your seven-day cancellation window starts early and runs on facts; all three estoppels ordered by the seller as soon as the contract is signed, so the deeded category, the section assessment, any special assessment and the remaining Phase One balance are known before your deposit goes hard; the section’s structural reserve study or its written statement that none was done; the building’s elevation certificate and the master policy’s declarations page in your lender’s file from the first week; the club’s Membership Agreement delivered at least seven days before closing; and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays today.
A Covent Garden at TwinEagles buyer should know ten recorded facts before touring: the unit count and build years, the recent price band, the two floor plans, the deeded club category and initiation fee, the fee layers, the condominium resale rules, the reserve study question, the split flood map, the leasing cap and the zoned schools.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA 2024 Approved Budget; FEMA National Flood Hazard Layer; Collier County Public Schools zone locator)
We track the Covent Garden at TwinEagles market through two independent records rather than a portal: the Southwest Florida MLS, which shows 11 Covent Garden closings in the 12 months to September 24, 2026 and 32 in the last 60, and Collier County’s recorded deeds, which carry the same 11 sale prices in the latest 12-month window.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
We tracked every Covent Garden closing and active listing in the Southwest Florida MLS pull of September 24, 2026, assigning each TwinEagles sale to its neighborhood by street, because the MLS’s own neighborhood field is filled inconsistently inside TwinEagles. Every sale on Covent Garden Court is a Covent Garden sale. Then we checked the same window against Collier County’s recorded, qualified deeds. The two systems agree on the latest year: the 11 MLS closings and the 11 qualified recorded resales carry the same prices and the same $5,436,000 in volume.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The numbers here belong to the market, and every one carries its source and date, so you can check them yourself. Where we have done arithmetic on published figures, such as a one-time club total or a tax illustration, the page says it is our arithmetic.
The MLS carries list prices, days on market and living area, which is what a negotiation needs, but it can miss a private sale. The county’s deed file records every qualified sale but carries no list price and measures size with the roll’s building-area field, which is not MLS living area. We use both, label each, and never mix their per-square-foot figures.
A written comparison of your target unit against the recent sales of the same floor plan, the section’s budget, reserves and insurance read before your seven-day window closes, all three estoppels ordered on day one, the building’s elevation certificate, and a contract calendar that fits the club’s seven-day rule and the associations’ approvals.
The Covent Garden at TwinEagles market is the busiest and lowest-priced in the gate: 11 MLS closings in the 12 months to September 24, 2026, from $350,000 to $667,500 at a median of $457,000, a median 121 days on market and a median 95.49 percent of final list price, with five units active on September 24.
Data updated: September 2026 (Southwest Florida MLS, Development TWIN EAGLES, Covent Garden Court, 12 months to 24 Sep 2026, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Closed | Sold price | Final list price | Sale to list | MLS living area (sq ft) | Plan | Days on market |
|---|---|---|---|---|---|---|
May 2026 | $457,000 | $499,000 | 91.58% | 1,654 | Cheshire, first floor | 56 |
May 2026 | $620,000 | $615,000 | 100.81% | 2,646 | Earlier Pulte plan | 171 |
April 2026 | $440,000 | $449,000 | 98.00% | 1,654 | Cheshire, first floor | 136 |
April 2026 | $436,500 | $449,900 | 97.02% | 1,654 | Cheshire, first floor | 314 |
March 2026 | $350,000 | $399,000 | 87.72% | 2,045 | Earlier Pulte plan | 381 |
March 2026 | $470,000 | $489,000 | 96.11% | 1,654 | Cheshire, first floor | 3 |
February 2026 | $390,000 | $419,000 | 93.08% | 2,048 | Earlier Pulte plan | 124 |
December 2025 | $630,000 | $639,000 | 98.59% | 2,297 | Tourmaline, second floor | 20 |
December 2025 | $667,500 | $699,000 | 95.49% | 2,297 | Tourmaline, second floor | 42 |
October 2025 | $350,000 | $425,000 | 82.35% | 1,654 | Cheshire, first floor | 20 |
October 2025 | $625,000 | $655,000 | 95.42% | 2,297 | Tourmaline, second floor | 121 |
Source: Southwest Florida MLS, pulled September 24, 2026; sale to list is our arithmetic on the sold and final list prices. Plan names are the developer’s for the 1,654 and 2,297 square-foot units; the other sizes are earlier Pulte plans whose names are not in any public record we could reach. No address is shown: listings change hands, and the unit you want is a conversation, not a row.
We tracked all eleven. Eleven is an odd number, so the $457,000 median is an actual sale, a first-floor Cheshire in May 2026. The median final list price was $489,000, the median MLS living area 2,045 square feet and the median sold price $266.02 per square foot of living area; total volume was $5,436,000. Only one of the eleven closed at or above its final list price, and that was an earlier-plan unit of 2,646 square feet of MLS living area. The two $350,000 sales, in October 2025 and March 2026, were the lowest in all of TwinEagles for the year, and one of them sat 381 days on the market.
The sales split cleanly by floor plan. The three Tourmalines brought $625,000 to $667,500; the five Cheshires brought $350,000 to $470,000, and four of those five closed between $436,500 and $470,000. The three older-plan sales ran from $350,000 to $620,000, the widest spread in the table, which is what condition, updates and a buyer’s read of a 2006 or 2007 building do to value.
MLS window, ending September 24, 2026 | Closings | Median sold | Range | Median days on market | Median sale to list | Median per living sq ft | At or above list |
|---|---|---|---|---|---|---|---|
12 months | 11 | $457,000 | $350,000 to $667,500 | 121 | 95.49% | $266.02 | 1 of 11 |
24 months | 15 | $500,000 | $350,000 to $689,900 | 56 | 95.49% | $272.09 | 2 of 15 |
36 months | 19 | $620,000 | $350,000 to $690,000 | 45 | 96.11% | $274.61 | 3 of 19 |
60 months | 32 | $553,500 (mean of $527,000 and $580,000) | $350,000 to $699,000 | 38 | 96.95% | $277.57 | 8 of 31 |
Source: Southwest Florida MLS, pulled September 24, 2026. One of the 32 sales in the 60-month window was entered in the MLS after closing; it counts in price and volume and is left out of days on market and sale to list. The 12-month window is the headline on this page because it is the first window with ten or more closings.
In the 12 months before, September 25, 2024 to September 24, 2025, Covent Garden produced only 4 MLS closings, at a median of $615,000, the mean of $580,000 and $650,000. The latest year held nearly three times as many sales at a median about 26 percent lower, and the mix explains part of it: the latest year leaned to first-floor Cheshires and older-plan units.
Calendar year | MLS closings | Median sold | Range |
|---|---|---|---|
2022 | 7 | $490,000 | $439,000 to $699,000 |
2023 | 6 | $670,000 (mean of $660,000 and $680,000) | $489,000 to $690,000 |
2024 | 3 | $650,000 | $630,000 to $680,000 |
2025 | 7 | $625,000 | $350,000 to $689,900 |
2026, to September 24 | 7 | $440,000 | $350,000 to $620,000 |
Source: Southwest Florida MLS, pulled September 24, 2026; 2021 is a partial year in the pull and is omitted. The Tourmaline’s high-water mark was $699,000 in December 2022 and the Cheshire’s $650,000 in March 2023; in 2026 the Cheshires sold for $436,500 to $470,000. That is a buyer’s market on the first floor today, which is useful context and not a forecast.
On September 24, 2026 the MLS showed five active Covent Garden units, asking $635,000, $597,000, $579,000, $485,000 and $350,000, a median of $579,000, and on the market from 6 to 278 days, a median of 72. Four of the five asked more than the 12-month median sale of $457,000, and three had been listed longer than 70 days. Covent Garden also held five of the fifteen TwinEagles listings that day, so it is where the gate’s inventory is. For the live list and for units about to come to market, call Marc Comisar at (239) 287-5873.
A buyer who reads the record walks in with three facts: the median Covent Garden sale closed about 4.5 percent under its final list price, only 1 of 11 reached list, and the median unit waited 121 days. The room is largest on listings priced ahead of their floor plan’s recent sales and on units that have already sat through a season. It is smallest on a clean Tourmaline priced inside its band, where three sales closed within about 5 percent of list.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. With five Covent Garden units listed and eleven sold in a year, the buyer who has a pre-approval, the floor-plan comparison and the section’s documents list ready is the buyer who negotiates from strength. Start with how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873. Selling a Covent Garden unit to move up inside the gate? Get a free Covent Garden home valuation or call Jesse direct at (239) 898-6072.
A Covent Garden condo has recently cost $350,000 to $667,500, a median of $457,000 on 11 MLS closings, for a two-car-garage carriage-home unit of about 1,650 to 2,650 square feet in a two-level building on Covent Garden Court, with a covered lanai and the use of a private neighborhood pool.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County 2026 preliminary roll and recorded deeds; developer floor-plan descriptions, 2015 and 2016)
The developer described the first-floor Cheshire as “1,654 square feet under air and a 230-square-foot covered lanai and a two-car garage,” with a great room that “opens to the covered lanai and flows into a gourmet kitchen and dining area,” a guest bedroom, “a den or third bedroom and a second full bath” (Naples Daily News, May 1, 2016). In each newer building the two Cheshire-size units are the end units on the county roll. The Cheshire’s advantages are no stairs and a lanai at ground level; its trade is a neighbor overhead.
The second-floor Tourmaline offers “2,297 under air plus a 230-square-foot covered lanai and a two-car garage … a ground level entry and two-story stairwell, a great room that opens to the covered lanai, a formal dining room, a gourmet kitchen, a breakfast nook,” and “three bedrooms plus a den or fourth bedroom, and two-and-a-half baths,” per the same 2016 description. The Tourmalines are the two middle units of each newer building. You enter beside your garage and climb to the living floor, so no one lives above you.
The 2006 to 2009 buildings carry four other county building areas: 1,638 and 2,048 square feet in Section III’s 2006 buildings and two other buildings, and 2,367 and 2,646 square feet in most of Section I. Pulte’s plan names for those units are not in any public record we could reach, and the roll’s building-area field is not the MLS living-area figure, so treat those sizes as a starting point and measure the unit you are buying. On the roll the 2,646-square-foot units are the largest in Covent Garden, about 15 percent larger than a Tourmaline.
Plan (MLS living area) | MLS closings, 12 months | Sold prices | Read |
|---|---|---|---|
Tourmaline, second floor (2,297) | 3 | $625,000, $630,000, $667,500 | the top of the court, closing within about 5 percent of list |
Cheshire, first floor (1,654) | 5 | $350,000, $436,500, $440,000, $457,000, $470,000 | the entry point, and the plan that has given back most since 2023 |
Earlier Pulte plans (2,045 to 2,646) | 3 | $350,000, $390,000, $620,000 | the widest spread; condition and building age decide |
Source: Southwest Florida MLS, pulled September 24, 2026. Per square foot of MLS living area the Cheshire and the Tourmaline land close together, so the Tourmaline’s premium is mostly its size and its top-floor position.
Every unit has a private two-car garage; the county-filed elevation certificate for one of the newer buildings lists 1,200 square feet of attached garage for its four units (Collier County elevation certificate, 2015). Every newer unit has a 230-square-foot roofed lanai (archived developer news, June 2015). There is no basement and little attic storage, so the garage is the storage, and the master association’s rules keep pickups, boats and trailers inside it.
Every Covent Garden building postdates Florida’s first statewide building code of March 1, 2002, and the oldest turn 20 in 2026. On a 2006 to 2009 unit, read the age of the air conditioning, the water heater and the windows and doors, and ask the section when the roofs were last replaced and what the reserves hold for them. On a 2015 to 2017 unit, the first replacement cycle for air conditioning and water heaters is arriving now.
Collier County’s monthly issued-permit files from January 2024 to July 2026 show 45 permit records on Covent Garden Court, including 5 plan revisions: 22 mechanical permits, mostly air conditioning, 8 for shutters, windows, doors and storm protection, 5 plumbing permits, mostly water heaters, 3 unit alterations and remodels of $20,000 to $36,000, a garage door and one fire alarm permit issued to the Section III association (Collier County monthly permit reports). The same files show no reroof, no new construction and no permit described as storm repair anywhere on the court. Ask the seller for the unit’s permits, closed out with final inspections, and the association’s approval letters for any window, door or shutter work.
Joining The TwinEagles Club costs a Covent Garden at TwinEagles buyer the initiation fee for the category deeded to that unit, 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 we request the current Initiation Fee Policy with your contract and confirm the figure on the club estoppel for the specific unit.
The TwinEagles Club sells no membership apart from the residences. Each Covent Garden unit carries one category, and the category runs with the property rather than with the owner, so a buyer inherits the category recorded for that unit: “Membership is mandatory for all 717 Homeowners.” The recorded Golf and Sports Declaration of Recreational Covenant provides that a Golf or Sports membership subject to it transfers with title, subject to the club’s reasonable approval of the purchaser and payment of the transfer fees, that the club must act within 30 days of a complete application, and that seller and buyer are jointly responsible to the club for dues incurred before the sale. A separate 2005 Social covenant was recorded against the Grand Arbors section of TwinEagles, which is where the master association files Covent Garden (Declaration of Recreational Covenant, 2005).
So a 2016 Section II unit sold new with golf and a 2007 Section I unit sold new before the Ronto era may carry different categories today. We have not found a public list of the category for each unit, and the only reliable answer for a given unit is the club’s estoppel. It is the single largest price variable on any Covent Garden listing.
What each category allowed on the last public privileges schedule (fiscal 2022 Dues and Fees):
Category | Golf privileges | Other privileges | Golf fees per round, fiscal 2022 |
|---|---|---|---|
Full Golf | Unlimited play on both courses; tee times requested 14 days ahead; summer reciprocal golf May 1 to October 31 | Dining, fitness, racquets, social | Member cart fee $26 |
Sports | Four rounds in season (November 16 to April 15); unlimited golf May to October; afternoon golf in the shoulder seasons | Dining, fitness, racquets, social | Green and cart fees |
Social | Four in-season rounds only as the accompanied guest of a Full Golf member; off-season golf after noon | Dining, fitness, social | Green and cart fees |
Privileges are set each fiscal year, and the 2022 schedule is the newest one posted publicly, so we confirm the current privileges for the category on the unit you are buying.
Category | Initiation fee, posted September 2026 | Transfer fee, 2024 Membership Agreement | One-time club cost | Against the $457,000 median sale |
|---|---|---|---|---|
Golf | $150,000 | $3,500 | $153,500 | about 34% |
Sports | $60,000 | $3,500 | $63,500 | about 14% |
Social | $45,000 | $3,500 | $48,500 | about 11% |
The club’s Initiation Fee Policy sets the three fees in a fixed 10 to 4 to 3 ratio, requires at least 120 days’ notice of any increase, and says the fee “must be paid to the Club at the closing of the home sale.” The percentages are our arithmetic. At Covent Garden prices the category is not a detail: the $105,000 difference between a Golf unit and a Social unit is about 23 percent of the median sale, before a single year of dues.
The policy charges nothing to a member moving to another TwinEagles home in the same or a lower category within a year, charges the difference when a member moves up, and 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. For a TwinEagles owner downsizing from a house into Covent Garden in the same or a lower category, that clause means no new initiation fee; for a Covent Garden owner moving up to a house, it means paying only the difference if the category rises.
Effective | Golf | Sports | Social | Source |
|---|---|---|---|---|
Before April 1, 2021 | none | none | none | Initiation Fee Policy |
April 1, 2021 | $30,000 | $12,000 | $9,000 | |
February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees |
Before March 2024 | $100,000 | $40,000 | $30,000 | Initiation Fee Policy |
March 1, 2024 | $130,000 | $52,000 | $39,000 | Initiation Fee Policy |
Posted September 2026, effective date not published | $150,000 | $60,000 | $45,000 |
The Golf fee has risen fivefold in about five years, over the same stretch in which Covent Garden resale prices peaked and fell back. The fee you pay goes to the club, not to the seller, so it is not a figure the seller can discount, although it belongs in how you price the unit; and when you later sell, your buyer will weigh whatever the fee is then.
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. The fiscal 2022 schedule listed a $250 club estoppel fee; the actual charge prints on the certificate, and the seller orders it.
Golf is capped at 614 memberships across the 717 TwinEagles homes, and the club states that “Resident Golf Memberships are immediately available with homes deeded Golf,” so the buyer of a Golf-deeded Covent Garden unit does not wait for a slot. Moving a Sports or Social unit up to Golf is a different matter. The recorded covenant makes an upgrade to Golf subject to availability at the club’s discretion, and the Initiation Fee Policy charges the difference in fees when a member moves up, but 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; a buyer receives them in the membership package. If golf matters to you, buy a Covent Garden unit already deeded Golf.
The TwinEagles Club is private and member-owned, a tax-exempt social club with a fiscal year that runs November 1 to October 31 (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, 97.5 percent in favor according to trade-press reports (The Golf Wire). None of the club’s public documents describes a refund of the initiation fee when a member sells; the only refund the Membership Agreement names is of the transfer fee if the club does not approve the applicant. Budget the initiation fee as a cost rather than a deposit, and read the Membership Plan and bylaws in the membership package before you rely on any other answer.
For the fiscal year ending October 31, 2024, the club reported $18.18 million in revenue, including $10.21 million in member dues and $3.48 million in initiation fees, with $39.18 million in net assets, and about $23.3 million outstanding on the loan that financed the $22.5 million Phase One program (FY2024 Form 990 via ProPublica). Those are club-wide figures, not a per-member dues rate, and we do not divide them to invent one.
Buying a condo in Covent Garden at TwinEagles runs in nine steps: confirm the deeded club category, choose the floor and the section, check the building’s flood record, price the full fee stack, write the offer on the right calendar, read the condominium resale package inside seven days, collect three estoppels, clear three approvals, then close.
Data updated: September 2026 (The TwinEagles Club 2024 Membership Agreement and estoppel requirements by street; TwinEagles HOA 2024 Use Restrictions; Florida Statutes 718.116 and 718.503, current text)
The order matters because four of those steps run on outside clocks: the seven days you have to cancel after receiving the condominium documents under section 718.503, the ten business days an association has to deliver an estoppel certificate under section 718.116, the club’s seven-day rule for the Membership Agreement, and the club’s 30-day window to act on a complete application under the recorded covenant. Put all four in the contract at the start and none of them will push your closing date.
Ask the listing agent which category, Golf, Sports or Social, is deeded to the unit 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. A Social-deeded unit is not a Golf unit at a discount.
Decide between a first-floor Cheshire, a second-floor Tourmaline and one of the earlier, larger Pulte plans, then note which of the three sections the building belongs to. The floor decides stairs, lanai level and whether anyone lives above you; the section decides the association, its budget, its reserves, its insurance and, often, its manager. Covent Garden’s buildings run from 2006 to 2017, so the section also tells you roughly how old the roof, windows and air conditioning are.
Before touring, look up the address on FEMA’s Map Service Center, and ask for the building’s elevation certificate or check Collier County’s elevation certificates layer. Covent Garden Court reads Zone X at some building street points and Zone AH at others, so two buildings on one court can sit on different answers, and a lender’s flood requirement follows the building.
Put the club’s membership page for the initiation fee, the club estoppel or the last public dues schedule for dues and the Phase One balance, the master association’s 2024 Approved Budget and the seller’s latest tax bill side by side. Then add the section’s current budget and the recreation association’s charge, which come only from the seller’s resale package and the condominium estoppel. Together they give you the real cost of the unit before your HO-6 policy and your own property tax reset.
Write the inspection period long enough to receive the three estoppels, the building’s elevation certificate, the master policy’s declarations page and a wind mitigation report. Write the closing date so the signed Membership Agreement and the $3,500 transfer fee reach the club at least seven days before it, and so the club, the master association and the condominium association can each approve you. Price the offer against the same floor plan’s recent sales, the unit’s own listing history and the 95.49 percent median sale-to-list rather than against the asking price alone.
Florida requires the seller to give you, at the seller’s expense, the declaration of condominium, the articles, bylaws and rules, the annual financial statement and budget, the association’s most recent structural integrity reserve study or a statement that none was completed, the milestone summary if applicable, and the state’s frequently asked questions and answers sheet (section 718.503(2)(a)). Your right to cancel runs seven days, excluding weekends and legal holidays, from the later of signing and receiving the documents, and ends at closing. We read the budget, reserves, insurance and rules with you inside that window, not after it.
Every Covent Garden sale needs an estoppel from the club, one from the master association and one from the unit’s condominium association; the club’s estoppel sheet lists Covent Garden Court among the eight streets that need a third (estoppel requirements by street). In Collier County the seller customarily orders and pays for the estoppels. Read each certificate next to the section budget: it states what is owed on the unit, including any special assessment, and it is what the title company closes on.
Submit the club’s Membership Agreement with both spouses’ signatures and the transfer fee, complete the master association’s online buyer screening through its application process, and complete your section’s application, because the Section I articles give the condominium association the power “to approve or disapprove the transfer, leasing and occupancy of Units, as provided in the Declaration of Condominium.” In parallel, order a general inspection and a wind mitigation inspection on Florida form OIR-B1-1802, and bind your HO-6 policy.
With all three approvals in hand 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, the prorated club dues, master assessment and section assessment, any condominium application fee, and the remaining Phase One capital assessment that transfers to you. Confirm with your closing agent that every estoppel figure and all three approvals are in the file before the day.
A Covent Garden at TwinEagles owner pays six recurring bills: the section’s condominium assessment, the recreation association’s charge for the pool, the master assessment, $3,300.46 in the 2024 budget, club dues for the deeded category with the Phase One capital assessment, Collier County taxes and an HO-6 policy. There is no CDD.
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; Florida Statutes 718.111, current text)
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 no Covent Garden section or recreation budget is posted on a public page. Florida now requires every condominium association managing 25 or more units to post its official records, including the budget, on a website or app for owners (section 718.111(12)(g)), and all three sections cross that line, but those postings are for owners. A buyer gets the current figures in the resale package and on the estoppels, which is why we model the fee stack on the last public figures first and replace them as soon as the documents land.
Each of Sections I, II and III adopts its own annual budget to insure and maintain its buildings, roofs, exterior walls, common grounds and reserves, and bills its owners in installments. The assessments differ by section because the buildings differ by age and plan: Section III’s 2006 buildings and Section I’s 2007 to 2009 buildings are about a decade older than Section II’s. The amount is not published anywhere public, and we do not print member-only figures. The condominium estoppel for a specific unit states the current assessment, any balance and any special assessment, and the budget in the resale package shows what it pays for.
The Covent Garden at TwinEagles Recreation Association owns and runs the neighborhood pool and outdoor dining area for all three sections. Its charge may arrive as its own statement or inside the section’s billing, depending on how the manager bills it, and it is not published. Ask for it by name when the estoppels are ordered.
Neighborhood (2024 approved budget) | Homes | 2024 operating share | 2024 reserve share | 2024 total per home |
|---|---|---|---|---|
Covent Garden | 120 | $2,640.46 | $660.00 | $3,300.46 |
Kinross | 86 | $2,742.96 | $660.00 | $3,402.96 |
Fenhurst | 57 | $2,747.73 | $660.00 | $3,407.73 |
Bramble Point | 41 | $2,950.23 | $660.00 | $3,610.23 |
Source: TwinEagles HOA Approved 2024 Budget, adopted November 8, 2023. Covent Garden’s 2024 figure was up from $3,073.31 in 2023, about 7.4 percent by our arithmetic, and across TwinEagles 2024 assessments ran from Covent Garden’s $3,300.46, the lowest, to $5,586.19 for an Estates homesite. The assessment is billed once a year, due January 1, and pays for the gate and security contract, private roads, lakes and lake banks, preserves, common landscaping, street lights and reserves; it does not pay for the club. The 2025 and 2026 budgets are not public, so the master estoppel is where the current figure comes from.
Fiscal 2022 (November 1, 2021 to October 31, 2022) | Full Golf | Sports | Social |
|---|---|---|---|
Annual operating dues, plus 7% sales tax | $13,870 | $5,548 | $4,161 |
Annual capital dues | $1,207 | $483 | $362 |
Annual capital improvements | $323 | $129 | $97 |
Phase One capital assessment | $244 a month | $98 a month | $73 a month |
Approximate annual total before tax | about $18,328 | about $7,336 | about $5,496 |
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 unit, and the initiation fee has risen 2.3 times since that schedule, so expect current dues to differ. On a Golf-deeded Covent Garden unit, the fiscal 2022 club dues alone were more than five times the 2024 master assessment.
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 residence 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 remain after the September 2026 payment. As an illustration at the fiscal 2022 Golf rate, 71 remaining payments of $244 come to $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.
TwinEagles has no community development district. The three 2025 Collier County tax bills we checked across TwinEagles, one of them on a Covent Garden unit, each 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.
Covent Garden unit, by deeded category | Club, fiscal 2022 (before sales tax) | Master HOA, 2024 | County garbage, 2025 | Floor, before the section and recreation assessments, tax and insurance |
|---|---|---|---|---|
Golf | $18,328 | $3,300.46 | $261.91 | $21,890.37 |
Sports | $7,336 | $3,300.46 | $261.91 | $10,898.37 |
Social | $5,496 | $3,300.46 | $261.91 | $9,058.37 |
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 initiation increases and excludes the 7 percent sales tax on operating dues, the master figure is two budgets old, and the section assessment, the recreation charge, irrigation, cart and dining costs are not in them. The section assessment carries the building insurance, the roof and the exterior, which a single-family owner pays privately, so compare a Covent Garden fee stack with a house’s whole, not line by line.
Florida condominium law requires the “specific purpose or purposes of any special assessment” to be stated in a written notice to each owner and the money spent only on that purpose (section 718.116(10)), and, for budgets adopted on or after December 31, 2024, bars an association that must obtain a structural integrity reserve study from waiving or reducing reserves for the items it covers (section 718.112). We found no public record of a Covent Garden special assessment, but section budgets and minutes are not public. Ask for the last two years of board minutes and any notice of special assessment for your section, and read the reserve schedule against the building’s age. The master association funded its multi-phase lake-bank restoration, scheduled into 2027 and 2028, without a special assessment (HOA lake-bank update, June 2026), and the club’s federal filing states that its bylaws require a member vote on any special capital assessment over $500,000. The estoppels are where a pending or approved special assessment has to be disclosed.
A Covent Garden at TwinEagles seller must give you, at the seller’s expense, the declaration of condominium, the association’s articles, bylaws and rules, its annual financial statement and budget, its structural integrity reserve study or a statement that none was completed, the milestone summary if one applies, and the state’s frequently asked questions and answers sheet.
Data updated: September 2026 (Florida Statutes 718.503, 718.111 and 718.110, 2026 text; Section I articles of incorporation, filed 18 Apr 2006)
Covent Garden is recorded as three condominiums, and the Section I articles say the association exists “to provide an entity pursuant to the Florida Condominium Act for the operation of Covent Garden at TwinEagles Section I, a Condominium” (Section I articles). That is why a Covent Garden resale runs under the condominium statute, Chapter 718, rather than the homeowners’ association disclosure rules that govern the single-family streets around it.
Section 718.503(2)(a) lists what a unit owner who is not the developer must deliver before the sale: “The declaration of condominium. Articles of incorporation of the association. Bylaws and rules of the association. An annual financial statement and annual budget of the condominium association,” the inspector’s milestone summary “if applicable,” “the association’s most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study,” any turnover inspection report, and the “Frequently Asked Questions and Answers” document, plus a governance form from the state (section 718.503). For Covent Garden, that means the package for the section your unit sits in.
Every Florida condominium resale contract must carry one of two clauses, and the usual one reads: “THIS AGREEMENT IS VOIDABLE BY BUYER BY DELIVERING WRITTEN NOTICE OF THE BUYER’S INTENTION TO CANCEL WITHIN 7 DAYS, EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS, AFTER THE DATE OF EXECUTION OF THIS AGREEMENT BY THE BUYER AND RECEIPT BY BUYER OF A CURRENT COPY OF THE DECLARATION OF CONDOMINIUM” and the other documents, and “BUYER’S RIGHT TO VOID THIS AGREEMENT SHALL TERMINATE AT CLOSING.” The clock does not start until you hold the package, so the fastest Covent Garden purchases are the ones where the seller has it ready on day one.
We read four things first. The budget and reserve schedule, for what the section assessment pays for and whether the reserves match the roofs, paint and paving the buildings will need. The insurance declarations, for the master policy’s wind deductible and what it covers inside your unit. The rules and any leasing or pet limits in the declaration, because a condominium rule binds you the day you close. And the reserve study or the statement that none was done, which answers the question in the next section.
Florida requires “an association managing a condominium with 25 or more units” to post digital copies of its official records on a website or a downloadable app within 30 days of receiving or creating them, starting with the recorded declaration and each amendment, the bylaws, articles, rules and the approved minutes of board meetings over the preceding 12 months, in an owners-only section (section 718.111(12)(g)). All three Covent Garden sections cross that line, with 28, 60 and 32 units. Once you own, those records are a login away; before you own, they come through the seller.
Florida protects owners from later rental limits: an amendment that prohibits rentals or changes the rental term or frequency “applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment” (section 718.110(13)). A buyer takes title after any such amendment, so read the declaration’s current leasing terms as the ones that will bind you, whatever the seller was allowed to do.
A Covent Garden at TwinEagles sale needs three estoppels, from The TwinEagles Club, the master association and the unit’s condominium association, and three approvals: the club’s membership approval, the master association’s buyer screening and the condominium association’s transfer approval under its declaration.
Data updated: September 2026 (The TwinEagles Club estoppel requirements by street, 29 Jul 2021; DBPR estoppel certificate fee schedule; Florida Statutes 718.116, 718.112 and 720.30851)
Estoppel | What it tells a Covent Garden buyer | Ordered through |
|---|---|---|
The TwinEagles Club | The deeded category, current dues, the remaining Phase One capital assessment and anything owed to the club | The club, per its estoppel requirements by street |
TwinEagles master association | The current master assessment and anything owed | FirstService Residential, the master association’s manager |
Your section’s condominium association | The current section assessment, the recreation charge where billed together, any balance and any special assessment | The manager your estoppel request confirms for your section; the master association and the club list Cambridge Management for the condominiums |
In Collier County the seller customarily orders and pays for the estoppels, so they are not a buyer cost. The condominium association must deliver its certificate within 10 business days of a request or charge nothing, and the fee is capped (section 718.116(8)); 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, puts them at $299 for a current account, plus $119 for delivery within three business days and up to $179 more if the account is delinquent. The master association’s certificate follows the homeowners’ association text, section 720.30851. The club’s own estoppel fee, $250 on its fiscal 2022 schedule, is a club charge set by the club.
The master association and the club list Cambridge Management of Naples for the Covent Garden condominiums (TwinEagles Community FAQs), and the club’s January 2024 contact list names MAY Management Services for the recreation association (TwinEagles neighborhood HOA contacts). The state record also lists a MAY agent for Section II. The three sections do not always use the same firm, so the estoppel request confirms the manager for your section.
Start all three the day the contract is signed. None of them is hard for a prepared buyer, and all of them are slow for a buyer who starts in week three.
Florida’s milestone inspection law and its structural integrity reserve study law apply to condominium buildings three habitable stories or more in height. Covent Garden at TwinEagles was sold as first-floor and second-floor plans in two-level buildings, and Collier County’s January 2026 milestone registry lists none of them, but the association’s written answer and the seller’s package settle it.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112, 2026 text; Collier County Milestone Buildings by Year, January 2026; county-filed elevation certificates, 2014 and 2015)
The milestone law requires the owners of “a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium … form of ownership” to have a milestone inspection by the end of the year the building turns 30, then every 10 years (section 553.899). The reserve study law requires “a structural integrity reserve study completed at least every 10 years after the condominium’s creation for each building on the condominium property that is three habitable stories or higher in height,” covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors (section 718.112(2)(g)).
Every one of those records points the same way, but none of them is the legal test. The statutes measure habitable stories “as determined by the Florida Building Code,” which is a building official’s and an engineer’s call, and we have not read the three declarations or seen a public photograph of the 2006 to 2009 buildings. So this page does not tell you the laws do or do not reach your building. It tells you where to get the answer in writing.
A two-level condominium still has roofs, stucco, stairs, lanais and plumbing that age, and reserves still pay for them. Covent Garden’s oldest buildings date from 2006, and Collier’s permit files show no reroof on the court from 2024 to mid-2026. The practical questions for a buyer are the ones a reserve study answers: when the roofs are due, what the reserves hold, and whether a special assessment is coming.
You check flood for a Covent Garden at TwinEagles unit at the building, not the street. Of the 30 building street points on Covent Garden Court, 15 read FEMA Zone X, 1 reads shaded Zone X and 14 read Zone AH, a high-risk shallow-ponding zone with a base flood elevation of about 16 feet, on both the effective and preliminary maps.
Data updated: September 2026 (FEMA National Flood Hazard Layer and preliminary layer, queried 24 Sep 2026; Collier County elevation certificates layer; Collier County floodplain notices, August 2026)
Map | Zone X (minimal) | Shaded Zone X (0.2% annual chance) | Zone AH (high risk) | Street points |
|---|---|---|---|---|
Effective FEMA map, panel dated May 16, 2012 | 15 | 1 | 14 | 30 |
Preliminary FEMA map, 2025 | 15 | 1 | 14 | 30 |
Source: FEMA National Flood Hazard Layer and FEMA preliminary flood hazard layer, one point on the street in front of each building, queried September 24, 2026. The west end of the court nearest TwinEagles Boulevard reads mostly Zone X, the middle and east stretches mostly Zone AH. A street point is not a building pad, so never read one building’s zone from this summary; the county’s building-footprint layer tells a similar story from the buildings’ side, with 16 of 25 four-unit footprints wholly in Zone X and 8 touching an AH area.
The two Covent Garden elevation certificates on file, for a 2014 building and a 2015 building, list the zones around each building as X, shaded X and AH with a base flood elevation of 16.0 feet, and put the top of the bottom floor at 17.9 feet and 17.5 feet, 1.9 and 1.5 feet above that level (2014 certificate; 2015 certificate). For a Tourmaline owner the living floor is a full story higher again. No certificate for the 2006 to 2009 buildings is in the county’s layer, so for an older building ask the association for one.
FEMA issued a Letter of Map Amendment on November 6, 2012 whose property description names TwinEagles Phase Two tracts on Covent Garden Court, with the outcome “portion of property removed.” It predates most of the newer buildings, and a letter describes land at the time it was issued; letters issued under the old maps generally have to be revalidated when new maps take effect. Treat it as history and rely on the building’s own certificate.
Collier County opened the 90-day appeal period on its proposed new flood maps on August 19, 2026 and targets summer 2027 for them to take effect (Collier County, August 2026). Every Covent Garden street point keeps its current zone on the preliminary panel.
The state’s storm-surge model puts Covent Garden Court in the Category 4 or Category 5 surge zone depending on the point, with no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones), and the court is in Collier County evacuation Zone E; confirm on the Florida Know Your Zone lookup. The one first-hand storm record we found is a Covent Garden status report written the day after Hurricane Irma in 2017, which read “Roofs still intact” and “No flooding of units,” with a couple of roof tiles missing and entrance structures destroyed (Hollybrook at TwinEagles HOA posting, September 11, 2017).
Insuring a Covent Garden at TwinEagles condo comes in two parts: the condominium association’s master policy on the building, paid through your section assessment, and your own HO-6 policy on the interior, contents, liability and your share of the master policy’s deductible. Collier County’s Class 5 rating gives every flood policy a 25 percent discount.
Data updated: September 2026 (FEMA CRS eligible communities, April 2026; Citizens Property Insurance, flood requirement page; Section I articles of incorporation; Florida Statutes 215.5586)
The Section I articles give the association the power “to purchase insurance for the protection of the Association and its members” and “to repair and reconstruct improvements after casualty.” How your section’s declaration divides the building between the association’s policy and yours, and how large the master policy’s wind deductible is, drives both your HO-6 premium and your exposure after a storm. Ask for the master policy’s declarations page with the resale package and give it to your insurance agent before you bind. This is the single biggest insurance difference between a Covent Garden unit and a Bramble Point house, where the owner insures the whole structure.
Unincorporated Collier County is Class 5 in FEMA’s Community Rating System, a 25 percent discount on National Flood Insurance Program premiums (FEMA CRS eligible communities, April 2026), and under FEMA’s current pricing the discount applies “regardless of whether the structure is inside or outside of the Special Flood Hazard Area” (FEMA, NFIP pricing). Where a building sits in the high-risk area, a lender will look for flood coverage on the building, usually through the association, and may ask the owner to carry unit coverage too.
Citizens Property Insurance, the state-backed insurer, requires flood insurance on wind-covered personal residential policies on a schedule by dwelling value, reaching every such policy from January 1, 2027, and its flood page lists condominium unit-owner (HO-6) and tenant policies as excepted, while homes in the high-risk zone must carry flood regardless (Citizens flood requirement). If your HO-6 is written by Citizens, ask your agent how the rule applies to your policy.
Every Covent Garden building postdates Florida’s first statewide code of March 1, 2002, and TwinEagles sits in the code’s wind-borne debris region, with a design wind speed of about 160 mph. Impact windows and doors or approved shutters and a current wind mitigation report on form OIR-B1-1802 are what insurers price first, and Collier’s files show eight window, door, shutter and storm-protection permits on Covent Garden units from 2024 to 2026. Because openings are part of the building, any change needs the association’s approval.
The state’s hardening-grant program requires a homesteaded home “built before January 1, 2008” with an insured value of $700,000 or less (section 215.5586). A few 2006 and 2007 Covent Garden units fall inside the date; condominium eligibility has its own rules, so ask the program before you plan around it.
Ask your lender at pre-approval which condominium association documents it needs for the loan, and give it the section’s budget, the master policy’s declarations and the reserve study statement as soon as they arrive, so the appraisal and underwriting are not waiting on a document the seller already owes you.
Property taxes on a Covent Garden at TwinEagles condo ran at 12.2558 mills of taxable value on 2025 bills, plus the $261.91 county garbage charge and no CDD. One 2025 Section III bill came to $3,342.98, but your bill resets toward your purchase price in the year after you buy.
Data updated: September 2026 (Collier County Tax Collector, 2025 bills; Collier County 2026 preliminary roll)
A seller’s bill can reflect a homestead exemption and years of capped assessment growth. When the unit sells, the county resets the assessment to market value for the following year, less any exemption you qualify for. A 2025 Collier County bill on one Section III unit showed $3,081.07 in ad valorem tax plus the $261.91 “District 1 Garbage” assessment, $3,342.98 in all (Collier County Tax Collector); that is the seller’s number, not yours.
As an illustration only, if your unit’s taxable value were set at the $457,000 median sale, 12.2558 mills would come to about $5,601 in ad valorem tax, about $5,863 with the garbage charge. That is our arithmetic on the 2025 rate, not a forecast of your assessment or next year’s millage; the property appraiser sets the value and the taxing authorities set the rate each year.
If Covent Garden will be your permanent Florida residence, a homestead exemption lowers the taxable value and caps later growth in the assessment. Only 46 of the 120 units, about 38 percent, carried a homestead exemption on the 2026 preliminary roll, the lowest share in TwinEagles, so most of your neighbors pay on the full value. The Florida Department of Revenue explains the exemptions and the filing deadline (Florida Department of Revenue, property tax information).
There is no community development district bond or operating line on a Covent Garden tax bill; the single non-ad-valorem charge is the county’s garbage assessment. That is a real difference from North Naples communities that carry a district charge on the tax bill.
The Covent Garden at TwinEagles rules that decide most purchases are the master association’s leasing cap, its vehicle and garage rules, its pet rule, two approvals for any exterior change, the ban on realtor signs, community mailboxes, and whatever your section’s declaration adds on leasing, pets and alterations.
Data updated: September 2026 (TwinEagles HOA 2024 Use Restrictions; Rules and Regulations; Quick Guide for Realtors; Community FAQs, 2026)
Everything below from the master level comes from the recorded 2024 Use Restrictions, the Rules and Regulations and the Quick Guide for Realtors. Where a condominium declaration is stricter, it controls for that section, and we have not read the three declarations, so each condominium-level answer below tells you what to look for.
“All leases shall be in writing. No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days. The Board requires the tenant to utilize an approved form lease.” Timesharing and fractional use are prohibited, and tenants are screened through the master association’s vendor. At the condominium level, the association’s power to approve leasing means a Covent Garden landlord should expect a section lease application as well, and should read the declaration for its minimum term and how many leases it allows. One or two winter tenants fit the rules; nightly rentals do not.
The master rules allow “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outside the home, licensed and inoculated, with no breeding and no livestock, and a nuisance pet can be removed at the board’s request. Condominium declarations commonly add a number or weight limit and rules for walking pets on the common elements, so a buyer with a large dog or more than one pet should read the section’s declaration and rules before committing.
Pickup trucks, commercial vehicles, recreational vehicles, boats and trailers may be kept only inside an enclosed garage, there is no street parking from 1 a.m. to 6 a.m., and personal golf carts may use community streets but not the golf courses and must be garaged (HOA March 2024 newsletter). In a condominium that means your two-car garage must hold your car and anything else you own. The speed limit inside TwinEagles is 25 mph.
The master association’s architectural review committee meets every two weeks, and in Covent Garden an exterior change also needs the condominium association’s approval first, because the exterior of the building is a common element (ARC application). That covers impact windows and doors, hurricane shutters, lanai enclosures, garage doors, exterior lights and anything on the roof. Inside the unit, a remodel that touches structure, plumbing or electrical needs a Collier County permit and, under most declarations, the association’s sign-off.
“Realtor signs are not permitted in Covent Garden,” per the master association’s guide. Open houses run Saturday and Sunday from 9 a.m. to 5 p.m., the gate admits visitors only to addresses on the weekly MLS open-house list, and private showings need an appointment and ID, so a buyer without an agent sees less of this market. Mail comes to community mailbox units rather than your door.
Covent Garden has no age restriction: neither the master association’s recorded use restrictions nor its rules contain 55-and-over language, and we found none in the public record for the condominiums. Check your section’s declaration for any occupancy rule of its own.
A Covent Garden at TwinEagles owner gets the club privileges of the category deeded to the unit: two golf courses, the Talon and the Eagle, for a Golf member; the clubhouse, dining, a 2,500-square-foot resort-style pool and spa, racquets and fitness for every category; plus Covent Garden’s own private pool and outdoor dining area.
Data updated: September 2026 (The TwinEagles Club golf, dining and Club Life pages; 2024 scorecards; Nicklaus Design)
“In addition to the amenities found throughout TwinEagles, Covent Garden residents enjoy a private swimming pool and outdoor dining area designed for hosting neighborhood gatherings and special events” (archived developer news, June 2015). It belongs to the recreation association shared by the three sections, which is why a Covent Garden owner’s bills can include a recreation charge as well as the section assessment. No other TwinEagles neighborhood has a pool of its own.
The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; from the back tees it plays par 72 and 7,420 yards. The Eagle opened in 2007 as Gary Player’s Aerie and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012; it plays 7,607 yards, par 71, rated 77.5 with a 150 slope from the back tees (The TwinEagles Club, Golf; Talon scorecard; Eagle scorecard). Both courses earned Audubon International Gold Signature Sanctuary certification in 2023.
The clubhouse was renovated and expanded in a member-approved project completed in 2023; its construction manager lists the project at 71,376 square feet (Curran Young Construction). Dining runs through the Grille Room and Terrace, the poolside Tiki and the Midway Cafe (club dining). From Covent Garden Court the clubhouse is 0.6 to 0.9 miles by road, about three minutes, which puts the court about three times closer to the club than to the gate.
Two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a fitness center with a spa suite and group classes, and the Himalayan, an 18-hole putting course beside the Midway Cafe (Club Life).
TwinEagles has no beach club, no marina and no boat access; a Gulf beach club was in the developer’s 1997 announcement and was never built. The club offers no non-resident memberships.
Covent Garden vs Bramble Point at TwinEagles is the choice most buyers at the entry of the gate face, because both are Pulte neighborhoods from the 2005 Grand Arbors lottery. Covent Garden is 120 condominium units with a private pool and a 60-month MLS median of $553,500; Bramble Point is 41 single-family homes with a 60-month MLS median of $770,000.
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)
The comparison really asks one question: do you want to own the land and the roof, or would you rather an association own and insure the building while you use the club? Bramble Point’s facts below come from our Bramble Point at TwinEagles neighborhood guide, the MLS and the county’s deeds.
Question | Covent Garden at TwinEagles | Bramble Point at TwinEagles |
|---|---|---|
What you own | A condominium unit and a share of the common elements | A detached house and its lot |
Homes | 120 units in 30 two-level, four-unit buildings | 41 single-family homes on Bramble Court and Carradale Court |
Builder and years | Pulte, 2006 to 2017, in two eras | Pulte, 2006 to 2007 |
Plans | First-floor Cheshire 1,654 sq ft, second-floor Tourmaline 2,297 sq ft, and earlier plans | Three plans, 1,964 to 2,389 sq ft under air (developer, 2007) |
MLS closings, 12 months | 11, median $457,000 | 1, $770,000 in May 2026 |
MLS closings, 60 months | 32, median $553,500 | 13, median $770,000 |
Median sold per living sq ft, 60 months | $277.57 | $365.42 |
Median days on market, 60 months | 38 | 24 |
Active on September 24, 2026 | 5, median ask $579,000 | 1, at $625,000 |
Neighborhood associations | Three condominium associations plus a recreation association | One residents’ association |
2024 master assessment | $3,300.46 | $3,610.23 |
Who insures the structure | The association, under its master policy; you carry an HO-6 | You |
Who replaces the roof | The association, from the section’s budget and reserves | You |
Lawn and landscaping | Association | Association, on every lot |
Private neighborhood amenity | Pool and outdoor dining area | None beyond the club |
Resale law | Florida condominium resale package and seven-day window | Homeowners’ association disclosure |
Reserve study and milestone question | Ask for the section’s statement | Does not apply to a single-family home |
Flood, street points | 15 Zone X, 1 shaded X, 14 Zone AH of 30 | 4 Zone X, 1 Zone AH of 5 |
Mailboxes | Community mailbox units | Individual |
Realtor signs | Not permitted | Only with the board’s written consent |
Sources: Southwest Florida MLS, pulled September 24, 2026; TwinEagles HOA Approved 2024 Budget; FEMA street-point queries of September 24, 2026; our Covent Garden and Bramble Point neighborhood guides. The 60-month Covent Garden median is the mean of its two middle sales.
Choose Covent Garden if you want the lowest price into the club, a lock-and-leave unit whose roof, exterior and grounds are an association’s job, a private neighborhood pool and a short cart ride to the clubhouse, and you are comfortable reading a condominium budget, sharing walls and giving up a yard. Choose Bramble Point if you want a detached house on its own lot, no shared walls and no condominium reserve question, and you are prepared to insure the whole structure and replace your own roof, at about $216,500 more at the five-year MLS medians.
Bramble Point’s 60-month MLS median of $770,000 sits about $216,500 above Covent Garden’s $553,500, and its median of $365.42 per square foot of living area runs about $88 higher than Covent Garden’s $277.57, the price of land under the house and no shared structure. Covent Garden’s volume, 32 closings against 13 in five years, makes its figures steadier; Bramble Point’s move with each sale. A Covent Garden buyer gets a comparable interior in a Tourmaline or one of the larger early units, a private pool and association-handled exterior care for materially less money.
The master assessment is $309.77 a year lower in Covent Garden on the 2024 budget. Beyond that, neither neighborhood publishes its own assessment, and the comparison turns on what each covers: a Covent Garden section assessment carries the building’s insurance, roof and exterior, while a Bramble Point owner pays a full homeowners’ policy and the roof privately. Both pay the same club initiation fee for the same deeded category. Get both sets of estoppels, or at least both budgets, before you decide on cost alone.
We find you the right Covent Garden at TwinEagles condo by matching your golf, your floor and your budget to the deeded category, the plan and the section, watching the MLS for the next listing on the court, and touring with the building’s flood record, roof age and association documents already in hand.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County 2026 preliminary roll)
A price filter on a portal returns Covent Garden units that look alike and are not. We start the other way round: whether golf is daily, occasional or not at all, which decides whether you need a Golf-deeded unit; whether you want stairs or not, which decides Cheshire or Tourmaline; whether you want a newer building or a larger early unit; and whether you plan to lease in season. Then we name the plans and sections that fit before we name a unit.
Covent Garden is the most active resale market in TwinEagles: 32 MLS closings in five years and five listings on September 24, 2026. That gives a buyer choice, but the right Tourmaline in a newer building still moves quickly, and three of the last three sold within about 5 percent of list. A saved search for Covent Garden Court and a pre-approval let you act in the first days.
Set up a saved search with alerts for Covent Garden Court through our site, and it will notify you when a matching unit lists. If you would rather we tune it by plan, floor and price, call Marc Comisar at (239) 287-5873, or start from our buyer resources for Southwest Florida.
Some Covent Garden owners prefer a quiet sale, and realtor signs are banned on the court, so the public signal of a coming listing is weak. 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.
On every tour we note the floor and plan, the section and building era, the lanai’s outlook over the lakes or the course, the age of the air conditioning and water heater, the window and door protection, the garage, and where the building sits on the flood map, and we ask for the elevation certificate before you fall for the view.
We negotiate a Covent Garden at TwinEagles purchase on the record: the same floor plan’s recent sales, the unit’s own listing history, its days on market, the section’s budget, reserves and insurance, the deeded category and the contract calendar. The 95.49 percent median sale-to-list and 121 median days on market show buyers here have room.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026)
We price your offer against sales of the same plan, not the court’s median. A Cheshire is measured against Cheshires, which closed between $436,500 and $470,000 in four of five 2026 sales; a Tourmaline against the three that closed at $625,000 to $667,500. An ask far above the plan’s record, like four of the five listings on September 24, is where the room lives.
The median Covent Garden unit took 121 days to sell over the last year, and one sat 381 days before closing at 87.72 percent of list. A listing that has been through a season without an offer is a different negotiation from a fresh one, and the listing history tells us which you are looking at.
A condominium buyer has something a house buyer does not: seven days to cancel after receiving the resale package. If the budget shows thin reserves, a coming roof or an adopted special assessment, that is a negotiation, not only a reason to walk. We read the package inside the window and put any issue on the table before it closes.
Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline and make sure the resale package, the three estoppels, the elevation certificate and your HO-6 quote arrive before your deposit goes hard.
The club’s initiation fee goes to the club, so a seller cannot discount it, but it belongs in how you price the unit. Two otherwise identical units deeded Golf and Social carry a $105,000 difference in one-time club cost at the September 2026 fees, and we make sure the price reflects the category.
A Covent Garden 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, any condominium application fee, prorated dues and assessments, and the remaining Phase One capital assessment that transfers.
Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; FY2022 Dues and Fees; Florida Statutes 718.112, 201.02, 201.08 and 199.133)
Club charge | Amount | Who pays | Source |
|---|---|---|---|
Initiation fee | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | Buyer, at closing | |
Transfer fee | $3,500 | Buyer, with the Membership Agreement | |
Phase One capital assessment | Remaining monthly payments, stated on the club estoppel | Buyer, going forward |
The initiation fee is the largest check a Covent Garden buyer writes after the price, often a third of it on a Golf unit, so it belongs in your proof of funds and, if you are financing, in the conversation with your lender about cash to close.
Florida is a promulgated-rate state for title insurance: the premium for a given policy amount is set under section 627.782 rather than by the individual title agent. In Collier County the buyer customarily chooses the closing agent and pays for the owner’s title policy, but custom is not law, and the contract controls.
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. On an 80 percent loan against a $457,000 price, $365,600, that is about $1,280 in note stamps and about $731 in intangible tax, by our arithmetic. Neither applies to a cash purchase.
If your section’s documents provide for a transfer fee, Florida caps it at $150 per applicant, with spouses and dependent children counted as one (section 718.112(2)(i)). Property taxes are prorated against the seller’s current bill; the master assessment is billed once a year on January 1 and prorated from that bill; club dues are prorated on the club’s November 1 fiscal year; and the section and recreation assessments are prorated on their billing cycles.
Budget for a general inspection of the unit, a wind mitigation inspection on form OIR-B1-1802 if the seller’s report is missing or out of date, and a four-point inspection if your insurer asks for one on an older unit. The building’s structure and roof are the association’s, so read the reserve schedule and the insurance declarations alongside the inspection report.
Florida documentary stamp tax on the deed, $0.70 per $100 of consideration under section 201.02, is paid by the seller by Collier County custom, about $3,199 on a $457,000 sale by our arithmetic. The seller also customarily orders and pays for the three estoppels and delivers the condominium resale package at the seller’s expense, as the statute requires. If you are also selling a Covent Garden unit, our page on selling a Covent Garden condo runs the seller side in full.
Buyer representation 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 Covent Garden unit, the agreement must state the agent’s compensation in a way you can objectively verify, and offers of compensation are no longer permitted on the MLS.
Data updated: September 2026 (National Association of REALTORS settlement pages, retrieved 25 Sep 2026)
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, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable, per NAR’s written buyer agreements guide.
You do not need a written agreement to talk to an agent, to interview several, to ask which section a Covent Garden building belongs to or to visit an open house and speak to the host. The line is the tour.
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.
In Covent Garden, representation earns its keep in the diligence: a club category that decides a six-figure closing cost, a condominium resale package with a seven-day clock, three associations’ budgets that are not public, a reserve study question, three estoppels and three approvals, and a flood answer that changes by building. Read more about our team and our credentials before you decide.
Every Covent Garden at TwinEagles unit is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26, per the district’s address lookup on September 24, 2026. NCH’s 24-hour freestanding emergency department is about 3.3 miles from the gate, and Vanderbilt Beach about 22 minutes off-peak.
Data updated: September 2026 (Collier County Public Schools zone locator, 2026 and 2027 years, queried 24 Sep 2026; Florida Department of Education school grades; OSRM off-peak routing from the TwinEagles gate)
We checked every Covent Garden building address, 150 address records including every unit, against Collier County Public Schools’ own zone locator for both lookup years, and every record returned the same three schools.
School | Address | State grade 2025-26 | Drive from the TwinEagles gate, off-peak |
|---|---|---|---|
Bear Creek Elementary | 2400 Cub Court, Naples | A, its first graded year | about 0.9 miles |
Oakridge Middle | 14975 Collier Boulevard, Naples | A | about 3.9 miles |
Gulf Coast High | 7878 Shark Way, Naples | A | about 4.7 miles |
Grades are the Florida Department of Education school grades. Bear Creek Elementary opened in August 2025 as the first new Collier elementary school since 2008 (Bear Creek Elementary). From Covent Garden, add the 2.4 to 2.7 miles to the gate. Attendance zones can change, so confirm your address with the district before you buy.
The NCH Northeast freestanding emergency department at 15420 Collier Boulevard is about 3.3 miles from the gate (NCH Northeast), and NCH North Naples Hospital about 9.5 miles. Covent Garden is served by the North Collier Fire Control and Rescue District; Station 10 at 13240 Immokalee Road names TwinEagles among the communities it serves (North Collier Fire, stations).
Vanderbilt Beach is about 12.9 miles and 22 minutes from the gate off-peak, plus about 10 minutes from Covent Garden to the gate, and Collier County residents park at county beach parks with a resident beach parking permit (Collier County Tax Collector, beach parking; Vanderbilt Beach Park). I-75 at Exit 111 is about 6.6 miles from the gate and Southwest Florida International Airport about 29 miles, roughly 39 minutes off-peak. Immokalee Road is slow in season, so allow more time from January to April.
TwinEagles has one guarded gatehouse at the foot of TwinEagles Boulevard on Immokalee Road. Residents drive in on a vehicle barcode and register guests and vendors through the dwellingLIVE app or website (TwinEagles HOA Community FAQs). From Covent Garden Court the gate is 2.4 to 2.7 miles, about 10 minutes, by off-peak routing.
Covent Garden at TwinEagles is the right place to buy if you want the lowest price into a gated, member-owned, 36-hole North Naples club with no CDD, in a lock-and-leave condominium with a garage and a private pool, and you accept shared walls, condominium budgets you must read, a club fee set by category and a split flood map.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; TwinEagles HOA 2024 Approved Budget; Collier County 2026 preliminary roll)
A personalized Covent Garden at TwinEagles buyer consultation with McGreevy and Comisar is a conversation, not a sales pitch. We will match your golf, floor and budget to a club category, a plan and a section, walk the one-time and annual costs and the condominium documents, check the flood record of any building you like and tell you honestly whether 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 Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.
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 association’s budget and rules, Florida’s condominium statutes, Collier County’s records, FEMA’s flood layers and the Southwest Florida MLS rather than a portal feed. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side of the partnership: in the units, at the inspections and at the closing table. For a Covent Garden buyer that means the floor and plan, the air conditioning, water heater and openings on a 2006 to 2017 building, the lanai view, and the calendar that gets the club approval, the Membership Agreement, three estoppels and the condominium approval lined up with your closing. Reach him at (239) 287-5873.
A Covent Garden at TwinEagles specialist matters because the facts that decide a purchase here, the deeded club category, the section your unit sits in, the condominium resale package and its seven-day clock, the reserve study statement, three estoppels and approvals, and the building’s flood record, live in documents a general Naples search never surfaces.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; The TwinEagles Club documents; TwinEagles HOA 2024 budget; Florida Statutes Chapter 718)
This page is the purchase path. For the court itself, its history from the 2005 lottery to the last Pulte building, the building-by-building record and the full flood and permit files, read our Covent Garden at TwinEagles neighborhood guide.
If you are selling a home to buy in Covent Garden, including a move from a TwinEagles house into a lock-and-leave unit, see how we sell Covent Garden condos and request a free Covent Garden home valuation, or call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Covent Garden 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. Together they operate as McGreevy and Comisar under Domain Realty.
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.
Covent Garden at TwinEagles buyers ask the same questions before they tour, and the answers below come from the club’s and the master association’s own documents, the Section I articles, Florida’s condominium statutes, Collier County’s records, FEMA 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 and 2026 preliminary roll; The TwinEagles Club membership page, read Sep 2026)
A carriage-home condominium neighborhood of 120 units in 30 two-level, four-unit buildings on Covent Garden Court inside TwinEagles, a gated, member-owned golf club community in North Naples. It is recorded as three condominiums, Sections I, II and III, built by Pulte from 2006 to 2017, with a private neighborhood pool.
Condominiums. The developer called them carriage homes and many listings call them coach homes, but the county records each unit in “Covent Garden at TwinEagles Section I, II or III, a Condominium,” and a resale runs under Florida’s condominium statute.
120 units in 30 buildings of four units each: Section I has 28 units, Section II 60 and Section III 32.
The Southwest Florida MLS shows 11 closings in the 12 months to September 24, 2026, from $350,000 to $667,500, at a median of $457,000. Over 60 months it shows 32 closings at a median of $553,500.
Five were active on September 24, 2026, asking $350,000 to $635,000 at a median of $579,000, and on the market from 6 to 278 days.
The median was 121 days on market over the last 12 months, and one unit sat 381 days. Over 60 months the median was 38 days, so the market has slowed sharply since 2022 and 2023.
The median closing was 95.49 percent of final list price over the last 12 months, and only 1 of 11 closed at or above list. The room is largest on listings priced ahead of their plan’s recent sales.
A first-floor Cheshire gives you no stairs and a ground-level lanai; a second-floor Tourmaline gives you more space, a ground-level entry with its own stairwell and no one above you. In the last 12 months Tourmalines sold for $625,000 to $667,500 and Cheshires for $350,000 to $470,000.
The 2012 to 2017 buildings hold the first-floor Cheshire, 1,654 square feet under air, and the second-floor Tourmaline, 2,297 square feet. The 2006 to 2009 buildings hold earlier Pulte plans that the county roll records at 1,638, 2,048, 2,367 and 2,646 square feet.
Yes. Every unit has a private two-car garage, and the newer units have a 230-square-foot covered lanai.
No membership is free. Every TwinEagles residence is deeded a Golf, Sports or Social membership, and the buyer pays the club’s initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social as posted in September 2026. The club estoppel shows the category for a specific unit.
The last public schedule, fiscal 2022, put Full Golf at about $18,328 a year before tax, Sports about $7,336 and Social about $5,496, including the Phase One capital assessment. Current dues appear on the club’s estoppel for the unit.
Yes. It runs 12 years from September 2020, $244 a month for Golf on the fiscal 2022 schedule, and the buyer is responsible for the remaining payments. As an illustration, 71 remaining Golf payments at that rate come to $17,324; the club estoppel states the real figure.
There are several. The master association billed $3,300.46 per unit for 2024, the lowest in TwinEagles; your condominium section and the recreation association bill separately, and those amounts are not public. The resale package and the condominium estoppel show the current figures.
No. The only non-ad-valorem charge on a 2025 Covent Garden tax bill is the county’s $261.91 garbage assessment, and the state’s list of special districts names no TwinEagles district.
We found no public record of one, but section budgets and minutes are not public. The condominium estoppel states any special assessment owed on the unit, and the last two years of board minutes show what is being discussed.
The declaration of condominium, the articles, bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none was completed, the milestone summary if applicable and the state’s frequently asked questions and answers sheet, all at the seller’s expense.
Florida’s condominium resale clause lets you cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after you sign and receive the documents, and the right ends at closing.
Both laws apply to condominium buildings three habitable stories or higher. The records we have read describe two-level buildings, and Collier County’s January 2026 milestone registry lists none of them, but the answer for your building should come in writing from the association and in the seller’s package.
Three bodies: the club, through its Membership Agreement; the master association, through its online screening; and your section’s condominium association, whose documents give it the power to approve transfers.
Three: from the club, from the master association and from the unit’s condominium association. In Collier County the seller customarily orders and pays for them.
Florida caps it, and the state’s inflation-adjusted schedule sets the cap at $299 for a current account, plus $119 for delivery within three business days and up to $179 if the account is delinquent. The seller customarily pays it.
Partly. Of the 30 building street points, 15 read FEMA Zone X, 1 reads shaded Zone X and 14 read Zone AH on both the current and preliminary maps. The building’s own elevation certificate is what counts.
A lender’s requirement follows the building’s zone, and the association usually insures the building. Collier County’s Class 5 rating gives every flood policy a 25 percent discount, and a unit-owner flood policy protects your interior either way.
An HO-6 policy on the interior, contents, liability and your share of the master policy’s deductible; the association’s master policy covers the building and is paid through the section assessment.
One Section III unit’s 2025 bill was $3,342.98, including the $261.91 garbage charge, at 12.2558 mills. A buyer’s taxable value resets the year after closing, so budget from your price.
Yes, within the master rule of no more than three leases a year, each at least 30 consecutive days, on the approved form with screening, plus your section’s own approval and any stricter term in its declaration.
Yes. The master use restrictions allow a reasonable number of usual household pets, leashed outdoors; read your section’s declaration and rules for any number or size limit.
No. There is no age restriction in the master use restrictions or rules, and we found none in the public record for the condominiums.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26, for every unit, per the district’s address lookup on September 24, 2026.
To a community mailbox unit; Covent Garden, Dundee and Kinross are the three TwinEagles neighborhoods without individual mailboxes.
Yes, with the condominium association’s approval and the master association’s architectural review, because the openings are part of the building. They were among the most common permits on the court from 2024 to 2026.
About 0.6 to 0.9 miles from the clubhouse, roughly three minutes, and 2.4 to 2.7 miles from the Immokalee Road gate, about ten minutes.
Covent Garden for the lowest price, a private pool and an association that insures and maintains the building; Bramble Point for a detached house on its own lot. The decision table above sets them side by side.
Yes, if your agent participates in the MLS: since August 17, 2024 a written buyer agreement must be signed before a tour. You do not need one to talk to us or to ask questions.
An agent who has read the club, association and condominium records and will put the category, the section’s documents, the estoppels and the flood record on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s own records, the Covent Garden associations’ state filings, Florida Statutes and state agencies, FEMA and federal agencies, and the club’s and master association’s own published documents. No listing portal or competing brokerage is cited.
Covent Garden associations and condominium law
TwinEagles master association and club
Market data and county records
Flood, storms and insurance
Buyer representation, schools and area
History and the developer’s descriptions
Our own assets
Every row below links the authority that publishes the document, so a Covent Garden 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.
Document | What it tells a Covent Garden buyer | Official authority |
|---|---|---|
Section I articles of incorporation | That the association operates under the Florida Condominium Act and may approve transfers, leasing and occupancy | |
Florida Statutes 718.503, resale disclosure | The package the seller owes you and your seven-day right to cancel | |
Florida Statutes 718.116, estoppel certificates | Your right to the unit’s charges on paper within ten business days | |
TwinEagles HOA Approved 2024 Budget | The $3,300.46 Covent Garden master assessment and every other neighborhood’s | |
Recorded Use Restrictions, 2024 | Leasing, pets, vehicles and parking at the master level | |
Quick Guide for Realtors | No realtor signs in Covent Garden; open-house and showing rules | |
Initiation Fee Policy | The fee ratio, exemptions and moving up a category | |
Membership Agreement, 2024 | The $3,500 transfer fee, club approval and the seven-day rule | |
Estoppel requirements by street | That Covent Garden Court needs a third, condominium, estoppel | |
Elevation certificate filed 2015 | First floor 1.5 feet above the 16-foot base flood elevation on one newer building | |
Milestone Buildings by Year, January 2026 | The county’s milestone registry, which lists no Covent Garden building | |
NAR written buyer agreements | What your buyer agreement must say before a tour |
Four documents that matter to a Covent Garden buyer are not public and cannot be linked: the three recorded Declarations of Condominium, which are in Collier County’s Official Records and reach you in the seller’s resale package; each section’s budget, reserve schedule and master policy declarations, from the seller’s package and the section’s manager; the recreation association’s budget; and the club’s current dues and Membership Plan, which arrive with the club estoppel and the membership package.
Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County’s recorded deeds through June 30, 2026 and its 2026 preliminary tax roll. Brokered by Domain Realty.