Buy a Home in Dundee at TwinEagles, FL

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

Buying a home in Dundee at TwinEagles means buying one of 61 Minto single-family homes on Dundee Lane, a single cul-de-sac street at the north end of the gated TwinEagles club community on Immokalee Road in North Naples, Collier County, Florida 34120, with lakes at its corners and preserve land beyond its northern and western lots. Every Dundee home is deeded one club category, the buyer pays The TwinEagles Club an initiation fee at closing, a sale needs three estoppel certificates, and the flood answer turns on one FEMA letter that covers a portion of Lots 1 through 61. This page is the step by step purchase path. For the full portrait of the neighborhood itself, its history, plans, rules and permit record, read our Dundee 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 house, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own on Dundee Lane and are selling to move, start with how we sell homes in Dundee and a free Dundee 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 Dundee beside its natural rival, the other all-Minto street, Lockford 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 street of 61 homes where only three sold in the last twelve months and none was listed on September 24, 2026, we would rather you be ready before the next Dundee home lists than hear about it after it closes.

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

Buying a home in Dundee at TwinEagles takes five things most Naples resales do not: the deeded club category, a TwinEagles initiation fee of $45,000 to $150,000 paid at closing, the club’s approval before closing, three estoppel certificates with a Dundee resale contribution, and FEMA’s 2015 fill letter in the lender’s file.

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 Dundee association’s own recorded declaration and its 2020 amendment, from FEMA’s flood records, from Collier County’s recorded deeds, roll and permit files, and from the Southwest Florida MLS, pulled September 24, 2026. Where the public record is silent, and in a private club and a neighborhood association it is silent on several things a buyer wants to know, this page says so rather than guessing.

One Street, Sixty-One Minto Homes

Dundee is one street. The 2026 Collier County roll shows 61 single-family homes on Dundee Lane plus the road tract that carries the street, and the master association’s 2024 budget bills “Grand Arbors, Dundee” as exactly 61 units, which reconciles to the roll. The street loops west off TwinEagles Boulevard at a roundabout about 3.2 miles by road from the Immokalee Road gate, bends south between two lakes and ends in cul-de-sacs. The 2015 launch release described a “secluded, extremely private Dundee neighborhood” on “a cul-de-sac in the northernmost section of the TwinEagles community” with “lakes situated at all four corners of the neighborhood, including a lake measuring 34-acres” (Naples Daily News archive, April 27, 2015).

Every Dundee home was built by Minto, and the county roll dates them 2016 to 2019: 21 homes carry a 2016 year built, 19 carry 2017, 10 carry 2018 and 11 carry 2019. No Dundee lot was vacant on the 2026 roll and no Dundee home has been torn down and rebuilt, so every purchase here is a resale of a Minto home from those four years.

One Builder, One Catalogue

A buyer comparing two Dundee listings is usually comparing two versions of the same Minto catalogue, not two eras of construction. Minto offered seven plans here, from the 2,642-square-foot Prestwick to the 3,811-square-foot two-story Turnberry Grand, and the county roll’s building-area field runs from 2,740 to 4,154 square feet across the 61 homes, with a median of 3,001. That uniformity is Dundee’s defining trait for a buyer: the plan, the lot, the view, the pool and the condition carry the price, and the comparable set is unusually clean.

What Dundee Does Not Have

Dundee has no pool, clubhouse or courts of its own; the amenities belong to the club, 1.4 miles away by road. It has no individual curbside mailboxes: Dundee, like Covent Garden and Kinross, uses community mailbox units. TwinEagles as a whole has no community development district, no beach club, marina or boat access, and no non-resident memberships, and Dundee’s lakes carry no boating, docks or swimming under its declaration. And Dundee has no builder inventory and no homesite to buy: Minto’s last builder sale on the street was recorded in October 2020.

What Dundee does have that most TwinEagles streets do not is a neighborhood association that mows, fertilizes and irrigates every lawn. Under the 2020 amendment to its declaration, the Dundee association must “maintain, repair and replace the sod and all portions of the irrigation system serving a Lot; and maintain the landscaping materials on the Lots, including mowing, fertilizing, edging, trimming and pruning,” and it bills the irrigation water as an operating expense (2020 amendment, section 7.5.2).

The Club Category Comes Before the House

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

Older marketing from Dundee’s launch said golf came with a new home: the 2015 release read “A golf membership is included with the purchase of every new home at TwinEagles.” That was the developer’s sales program on new construction, and it ended with the member turnover of 2018 and 2019; the master association’s own history describes The TwinEagles Club as “a private club as opposed to a bundled community” (TwinEagles HOA Community FAQs). Budget the initiation fee as a closing cost on every Dundee resale.

Why Do Dundee Buyers Work With McGreevy and Comisar?

Dundee at TwinEagles buyers work with McGreevy and Comisar because the facts that decide a purchase here, the deeded club category, the Phase One balance, FEMA’s fill letter and the elevation certificate, the Dundee association’s rules and the first replacement cycle on 2016 to 2019 homes, live in club, association and federal records, not listing remarks.

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

We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we read every one of those records before we write an offer. On a street where none of the last 11 MLS closings reached its final list price and the most recent one closed at 84.85 percent of list after 186 days, the record is where the negotiation starts.

The Record, Stated Plainly

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

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

What Buyers Say About Working With Us

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.

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Verified Google review

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

★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review

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

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review

What a Buyer’s Agent Owes You in Dundee

Dundee is governed by three bodies at once: The TwinEagles Club, which bills three categories on its own fiscal year and has not posted a dues schedule publicly since fiscal 2022; the TwinEagles master association, which billed each Dundee home $3,646.26 in its 2024 budget and has not posted a newer figure; and the Dundee at TwinEagles Homeowners Association, which bills a quarterly assessment it does not publish. Add a flood answer that depends on a 2015 FEMA letter rather than the map, and an agent who has not read those documents cannot tell you what you will pay, what you may change about the house or whether you can play golf the day you close.

What we owe you is specific: all three estoppels ordered by the seller as soon as the contract is signed, so the deeded category, current dues, the Dundee quarterly figure and the remaining Phase One balance are known before your deposit goes hard; the Membership Agreement delivered to the club at least seven days before closing; FEMA’s fill letter and the house’s elevation certificate in your lender’s file from the first week; the permit history, roof age and air-conditioning age read against a 2016 to 2019 build; the architectural approvals for every exterior change the seller made; and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays today.

What Should a Dundee Buyer Know First?

A Dundee at TwinEagles buyer should know ten recorded facts before touring: the home count and build years, the recent price band, the deeded club category and initiation fee, three layers of dues, the Dundee lawn service, the FEMA fill letter, the no-fence rule, the leasing cap, the zoned schools and the absence of a CDD.

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)

• 61 single-family Minto homes on Dundee Lane, built 2016 to 2019 by county year built, with county building areas of 2,740 to 4,154 square feet and a median of 3,001.
• 11 MLS closings in 36 months, $1,400,000 to $2,000,000, median $1,630,000, and three in the last twelve months, from $1,400,000 to $1,900,000 (Southwest Florida MLS, pulled September 24, 2026). None was listed on September 24, 2026.
• The club category is deeded to the house. The buyer pays the initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social as posted in September 2026, plus a $3,500 transfer fee (club membership page).
• Three layers of dues. The master association billed each Dundee home $3,646.26 in its 2024 budget (2024 Approved Budget); the Dundee association bills a quarterly assessment whose amount is not public; club dues follow the deeded category.
• The Dundee association mows and irrigates every lawn, and pays for the irrigation water, under its 2020 amendment.
• Current club dues are not public. The last posted schedule, fiscal 2022, put Full Golf at about $18,328 a year before sales tax, including the Phase One capital assessment a buyer takes over (FY2022 Dues and Fees).
• One FEMA letter, not 61. A Letter of Map Revision based on Fill dated December 24, 2015 covers a portion of Lots 1 through 61 and moved those filled building areas to shaded Zone X, while the published map still reads Zone AH at 60 of 62 Dundee parcel-center points.
• No fence of any type, including invisible pet fencing, under the Dundee declaration.
• Leasing is capped at three leases a calendar year, each at least 30 consecutive days, with a copy of the lease delivered to the Dundee association before it begins.
• Schools by address: Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26. No CDD: the 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage charge.

How Do We Track the Dundee Market for a Buyer?

We track the Dundee at TwinEagles market through two independent records rather than a portal: the Southwest Florida MLS, which shows 18 Dundee closings in the 60 months to September 24, 2026 and 11 in the last 36, and Collier County’s recorded deeds, which show 20 qualified Dundee resales from October 2021 to April 2026.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, 60 months ending September 24, 2026, newest recorded sale June 30, 2026)

What We Tracked

We tracked every Dundee closing in both systems, allocated by street to Dundee Lane, because the MLS subdivision field is inconsistent and many TwinEagles rows read only TwinEagles. The MLS count is 18 closings from September 25, 2021 to September 24, 2026, none of them a non-MLS sale entered after closing, and the 36-month window is the first with at least ten, so it leads this page. The county count is 20 qualified, arm’s-length sales over $100,000 using the Florida Department of Revenue’s sale qualification codes 01 and 02 only, which leaves out $100 transfers, quitclaims and related-party deeds. Minto’s own first sales of the 61 homes, from January 2016 to October 2020, sit before that window and are shown separately as the builder record.

We also tracked the club’s three initiation fees and their history since 2021, the last public club dues schedule, the master assessment for Dundee in 2023 and 2024, the Dundee declaration and its 2020 amendment, FEMA’s letter and determination document for the street, the county-filed elevation certificates, 31 months of Collier County building permits on Dundee Lane, the zoned schools for addresses at the start, middle and end of the street, and the drive times from Dundee Lane to the gate and the clubhouse.

Two Records, Side by Side

The two records overlap on 18 sales and differ on two for ordinary reasons: the county holds two qualified resales, recorded in December 2022 and February 2023, that are not MLS closings in the window. The county’s price per square foot uses the roll’s building-area field, which counts more than air-conditioned space, while the MLS uses living area, so we never set one against the other. We label every figure with the record it came from.

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

Every figure on this page describes the Dundee market, not McGreevy and Comisar. Our credentials sit in the section above as career numbers across Lee and Collier County. A buyer deciding what to offer on a Golf-deeded Turnberry Grand backing the preserve needs the Dundee record, the club estoppel and the elevation certificate for that lot, not an agent’s scoreboard.

What We Bring to a Dundee Offer

A written comparison of your target home against the recent Dundee closings of the same or a similar Minto plan, read against list price, days on market and living area; the full one-time and annual club cost for the category deeded to that address, plus the Dundee resale contribution; FEMA’s letter and the elevation certificate for the house; the permit, roof and air-conditioning history; and a contract calendar built around the club’s seven-day rule and three estoppel clocks.

What Is the Dundee Market Like for Buyers Right Now?

The Dundee at TwinEagles market for buyers is slow and negotiable: three MLS closings in the twelve months to September 24, 2026, all below final list, from $1,400,000 to $1,900,000, and no active listing that day. Over 36 months the median closing was $1,630,000 on 11 sales, none at or above list.

Data updated: September 2026 (Southwest Florida MLS, TwinEagles development allocated by street to Dundee Lane, pulled 24 Sep 2026)

The 36-month window is the first one with at least ten Dundee closings: the 12 and 24-month windows hold 3 and 5, which is why this page leads with 36 months for a median and lists every sale. The 11 homes sold after a median 58 days on market at a median 94.71 percent of final list price, and none of the 11 closed at or above list. The median sale price per square foot of MLS living area is $496.50, the median living area 3,062 square feet, and total volume $18,160,000.

Every Dundee MLS Closing in the Last 36 Months

Source: Southwest Florida MLS, 36 months (September 25, 2023 to September 24, 2026), pulled September 24, 2026; sale to list is our arithmetic on the sold and final list prices. With 11 sales, an odd count, the $1,630,000 median is an observed sale, the May 2024 closing. Every Dundee home is a Minto plan on Dundee Lane, so the street column is left out; the living area tells you which size of plan sold.

The Last Twelve Months

Three Dundee homes closed in the twelve months to September 24, 2026, too few for a meaningful median, so here they are: $1,490,000 in January 2026 after 25 days at 93.18 percent of list, $1,900,000 in April after 42 days at 95.00 percent, and $1,400,000 in May after 186 days at 84.85 percent. Per square foot of MLS living area they ran from $355.33 to $492.23, and the lowest per-foot figure belonged to the largest house of the three. Three sales is a data point, not a market rate.

Those three are 3 of the 50 TwinEagles closings the MLS counted in the same twelve months, 6 percent of the community’s sales from 61 of its 717 homes, about 8.5 percent. Dundee traded a little below its share of the gate, which fits a street where 72 percent of homes carried a homestead exemption on the 2026 preliminary roll: most owners live here and stay.

What Is for Sale Right Now

On September 24, 2026 the MLS showed no active Dundee listing, against 15 active listings across TwinEagles that day. Pending sales were not part of that pull. With three closings in twelve months and nothing on the shelf, there is no months-of-supply figure to quote; the practical answer is that the next Dundee home to list may be the only one for months, and it will meet buyers who have been waiting for the street. Listings change weekly, so this page publishes the shape of the market rather than addresses to chase.

From Bidding Wars to Price Cuts: The Dundee Record Since 2021

The 60-month MLS record shows how completely the Dundee negotiation has turned. Of 18 closings since September 2021, five closed at or above final list price, and all five fell between December 2021 and May 2023, including a $1,550,000 closing in December 2021 at 114.81 percent of a $1,350,000 list and the street’s record, $2,051,000 in March 2023, at 102.55 percent. None of the 11 closings since October 2023 reached list. Over the full 60 months the median closing was $1,549,500, the mean of the two middle sales, $1,549,000 and $1,550,000, with a median of 17 days on market, the mean of the middle pair, 9 and 25.

For a buyer, that history says two things. The 2021 to 2023 buyer paid list or more within a week; the 2024 to 2026 buyer has had weeks or months and a median discount of about five percent from list. And the May 2026 sale, the largest house of the year closing 15 percent below its final ask after six months, is the clearest signal on the street that a Dundee seller who prices near the 2023 peak meets a market that will not pay it.

The County Deed Record Beside the MLS

Collier County’s recorded deeds tell the same story from a different system. The county file holds 20 qualified Dundee resales from October 2021 to April 2026, from $1,150,000 to $2,051,000, a median of $1,537,000, the mean of the two middle sales, $1,525,000 and $1,549,000, and a median of $516.19 per square foot of county building area. The last 36 months on the county file hold the same 11 resales as the MLS at the same $1,630,000 median, or $543.60 per county square foot; the last 12 months hold three, at a median of $1,490,000, and the last 24 months five (Collier County recorded deeds, windows ending September 24, 2026, newest recorded sale June 30, 2026).

The 20 qualified resales fell on 15 different homes, so roughly one Dundee home in four has resold since late 2021, about 7 percent of the homes a year. Thirteen of the 20 recorded between January and June, the same seasonal pull that put 109 of the 188 TwinEagles MLS closings of the last 60 months in the first half of the year. That is the pace a Dundee buyer has to plan around.

Ready to Buy in Dundee? Talk to Us Before You Tour

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. With three Dundee closings in twelve months and nothing listed, the buyer who wins the right house is the one already financed, already clear on the club cost for that home’s category and already holding FEMA’s letter for the street. Start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873. Selling a home to buy here? Get a free Dundee home valuation or Call Jesse direct at (239) 898-6072.

What Does a Dundee Home Cost, and What Do You Get?

A Dundee at TwinEagles home has recently cost $1,400,000 to $1,900,000 on the MLS, and $1,400,000 to $2,000,000 over 36 months, for a Minto pool home of about 3,000 square feet of living area built 2016 to 2019, on a homesite of about a quarter acre backing a lake, a fairway or preserve at the quiet north end of TwinEagles.

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

The deeded club category sits on top of every price below and is not in any of them, because the initiation fee is paid to the club, not to the seller. A buyer comparing a $1,630,000 Social-deeded home with a $1,630,000 Golf-deeded one is really comparing $1,679,100 with $1,784,100 once the one-time club and Dundee charges are added, by our arithmetic from the club’s posted fees and the Dundee declaration.

The Homes on the County Roll

Source: Collier County 2026 preliminary roll and parcel layer, as measured for our Dundee neighborhood guide; Southwest Florida MLS. The county’s building-area field counts more than air-conditioned space, so it reads differently from Minto’s “under air” figure and from MLS living area. The recorded declaration also caps every Dundee home at between 2,100 and 4,000 square feet of enclosed air-conditioned living area, which keeps additions modest and the street’s scale consistent.

The Minto Plans Offered in Dundee

Sources: Minto’s plan descriptions as published in the Naples Daily News archive, April 27, 2015 and Florida Weekly, December 21, 2017. Builders revise plans and options over a build-out, and Minto sold unfurnished “Custom Choice” homes built to the drywall stage in 2017, so the house you buy is described by its permit set and survey, not by a brochure. Minto marketed “12-foot ceilings, granite countertops and 18-inch ceramic tile” as base features at TwinEagles (Minto news release); confirm each on the house you tour.

The Lot Is the Price Variable

Every Dundee buyer can tell a Prestwick Grand from a Turnberry Grand; what a listing sheet rarely shows is the lot. The smallest Dundee lots, about 8,400 square feet on the county parcel map, match the marketed 62 by 135 foot rectangle; the largest, about 17,300 square feet, sit where Dundee Lane curves and ends. On the 2023 federal aerial image, lakes sit inside and outside the Dundee loop, a golf fairway runs between its southern arms, and wooded preserve lies beyond the northern and western lots. Which of those a home faces is the single biggest variable in its price after size and condition, and for a curved or cul-de-sac lot we ask for the survey before you compare two homes.

What Minto Charged, and What Resales Brought

Because one builder sold every house on the street within five years, Dundee is an unusually clean record of what the Naples market did to a single product. Minto’s 58 qualified first sales from January 2016 to October 2020 had a median of $820,000, and Minto’s own December 2017 marketing offered “a final opportunity to purchase a 2,600 to 3,800 square feet residence in the $600,000 to $800,000 price range” (Florida Weekly, December 21, 2017). Qualified resales then moved like this:

Source: Collier County recorded deeds, DOR-qualified resales (every sale after the builder’s first sale of the home); even-numbered years use the mean of the two middle sales. Small yearly counts: read the direction, not the decimals. Prices roughly doubled from Minto’s closings to the 2023 and 2024 peak, and the three 2026 resales sit below the 2023 and 2024 medians on price per county square foot. Three sales cannot prove a trend, but they are the comparables your appraiser will use.

The Same Houses, Sold Twice

The cleanest price evidence in a small neighborhood is the same house selling twice, and twenty Dundee homes have sold at least twice on the qualified record. A home that Minto sold for $655,200 in December 2018 resold for $1,735,000 in April 2024. One sold new for $935,500 in May 2019 and resold for $2,051,000 in March 2023. One sold new for $715,000 in February 2020 and resold for $1,630,000 in May 2024. At the other end, a home bought new in September 2016 for $898,100 resold for $880,000 in March 2021, the one qualified loss on the street, recorded before the 2021 run-up. These are nominal prices before pools, upgrades, selling costs or inflation, taken from Collier County’s recorded deeds, and they are context for an offer, not a forecast.

Price per Square Foot, and Which Denominator

A Dundee buyer will see two price-per-foot figures and should use only one at a time. On the MLS, the 36-month median is $496.50 per square foot of living area, and the three closings of the last twelve months ran from $355.33 to $492.23. On the county’s deeds, the 36-month median is $543.60 per square foot of the roll’s building area, and the 60-month median $516.19. Because the two denominators measure different things, the county figure running higher is a property of the measurement, not a second opinion on value; we price your offer on living area from the MLS and use the county figures only to check the direction.

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

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

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

The one-time totals are our arithmetic from the club’s membership page and its 2024 Membership Agreement. The club posts no effective date for the current fees, so we request the current Initiation Fee Policy with your contract and confirm the figure on the club estoppel for the specific home. The Dundee association adds its own $500 resale contribution and a $100 new-owner application on top, covered in the closing-cost section below.

Three Categories, Deeded to the House

The TwinEagles Club sells no membership apart from the houses. Each Dundee home carries one category, and the category runs with the property rather than with the owner, so a buyer inherits the category recorded for that address: “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, that membership fees are secured by a lien on the lot, and that seller and buyer are jointly responsible to the club for dues incurred before the sale.

When Minto was selling Dundee new, the developer’s program paired every new home with golf, so many Dundee homes were likely first sold with a Golf membership. We have not found a public document that lists the category for each Dundee address, and categories can change, so the only reliable answer for a given house is the club estoppel for that address. It is one of the largest price variables on any Dundee listing.

What each category allowed on the last public privileges schedule (fiscal 2022 Dues and 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 home you are buying.

The Initiation Fee, Category by Category

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.” It charges nothing to a member moving to another TwinEagles home in the same or a lower category, 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 Dundee buyer the practical difference between a Golf home and a Social home is $105,000 in initiation alone, before a single year of dues, which on a $1,630,000 house is about 6 percent of the price.

How the Initiation Fee Has Risen

The Golf fee has risen fivefold in about five years. Minto’s buyers paid no separate initiation fee to the club, because none existed before April 2021, and every Dundee resale since then has been subject to one unless an exemption applied. 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 house; and when you later sell, your buyer will weigh whatever the fee is then.

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

The club’s 2024 Membership Agreement sets a $3,500 transfer fee, paid with the agreement, and states that the signed agreement “must be received by the Club SEVEN (7) DAYS PRIOR to the closing.” Membership “is contingent upon approval by the Club,” the application authorizes credit and law-enforcement record checks, both spouses sign, membership disputes go to binding arbitration, and if the club does not approve the applicant, the transfer fee is refunded. The fiscal 2022 schedule listed a $250 club estoppel fee; the actual charge prints on the certificate.

Moving Up a Category, and the 614 Cap

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 Dundee home does not wait for a slot. Moving a Sports or Social home 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 Dundee home already deeded Golf.

Refunds, Equity and What Member-Owned Means

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 policy says the fee “is to be used for Club Capital expenditures,” and 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.

What Are the Steps to Buy a Home in Dundee?

Buying a home in Dundee at TwinEagles runs in eight steps: confirm the deeded club category, choose the plan and the lot, put FEMA’s fill letter and the elevation certificate in the file, price the three-layer fee stack, write the offer on the right calendar, get all three estoppels ordered on day one, clear club approval and screening, then close.

Data updated: September 2026 (The TwinEagles Club 2024 Membership Agreement and estoppel requirements by street; Dundee declaration and 2020 amendment; TwinEagles HOA 2024 Use Restrictions; Florida Statutes, current text)

The order matters because four of those steps run on outside clocks: the club’s seven-day rule for the Membership Agreement, the club’s 30-day window to act on a complete application under the recorded covenant, and the ten business day statutory clock on each of the two association estoppel certificates, master and Dundee (Section 720.30851 of the Florida Statutes is the homeowners’ association text). Put them all in the contract at the start and none of them will push your closing date.

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

We ask the listing agent which category, Golf, Sports or Social, is deeded to the home before the first showing, and confirm it on the club estoppel once you are under contract. The category decides a one-time club cost of $153,500, $63,500 or $48,500 at the September 2026 fees, and whether you can play golf on the day you close. A Social-deeded Dundee home is not a Golf home at a discount; whether it can move up while the 614 Golf memberships are taken is not stated in any public club document.

Step 2: Choose the Plan and the Lot

Decide which Minto plan fits how you live, from the single-story Prestwick and Prestwick Grand to the two-story Turnberry Grand with its upstairs bonus room, and then what the lot should back to: a lake, the fairway between the loop’s southern arms, or the preserve beyond the north and west rows. The plan decides the comparable set; the lot decides the view, the privacy and much of the price. On a north-row lot, look up the tracts directly behind it on the county’s conservation map, because the land north of Dundee is a patchwork of county preserve and private Estates-zoned tracts.

Step 3: Put FEMA’s Letter and the Elevation Certificate in the File

Before touring, read the address on FEMA’s Map Service Center, where the published map will show Zone AH, and then pull FEMA’s determination document for Dundee Lane, the December 24, 2015 Letter of Map Revision based on Fill that removed a portion of Lots 1 through 61, in five surveyed parcels, to shaded Zone X. Ask the seller for the elevation certificate, or check Collier County’s elevation certificates layer, which indexes ten certificates for Dundee Lane. Get a flood quote and your lender’s flood determination on that basis before you write.

Step 4: Price the Full Fee Stack

Put five documents side by side: the club’s membership page for the initiation fee, the club estoppel or the last public dues schedule for annual dues and the Phase One balance, the master association’s 2024 Approved Budget for the Dundee assessment, the Dundee estoppel for the quarterly neighborhood figure, and the seller’s latest tax bill. Unlike most TwinEagles streets, you do not add a landscaping contract or an irrigation bill: the Dundee assessment covers both.

Step 5: Write the Offer With the Right Calendar

Write the inspection period long enough to receive all three estoppels, the elevation certificate, FEMA’s letter, the permit history and the 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’s approval can land inside its 30-day window. Price the offer against the Dundee record and the home’s own listing history rather than against the asking price alone.

Step 6: Get All Three Estoppels Ordered on Day One

Every Dundee sale needs an estoppel from the club, one from the master association, ordered through FirstService Residential, and one from the Dundee association, managed by MAY Management Services according to the club’s January 2024 neighborhood contact list. Dundee Lane is one of the eight TwinEagles streets on the club’s list that need the neighborhood estoppel as well as the other two, per the estoppel requirements by street. The seller orders and pays for the estoppels; we make sure they are ordered the day the contract is signed, and we read each certificate next to the current budget and rules.

Step 7: Clear Club Approval, Screening and Inspections

Submit the club’s Membership Agreement with both spouses’ signatures and the transfer fee, and complete the master association’s online buyer screening through its application process. In parallel, order a general inspection, a wind mitigation inspection on Florida form OIR-B1-1802 and a look at the roof and air-conditioning ages, and bind flood coverage early if the lender requires it, because a new National Flood Insurance Program policy typically carries a 30-day waiting period unless it is bought in connection with a loan.

Step 8: Close With the Club Already Approved

With the club’s approval in hand and the Membership Agreement at the club at least seven days ahead, the closing statement carries the initiation and transfer fees and the Dundee $500 resale contribution as buyer charges, the prorated club dues, master assessment and Dundee quarter, and the remaining Phase One capital assessment that transfers to you. Within ten days of closing, the Dundee association asks each new owner for its New Owner Application with a $100 check and a copy of the warranty deed (Dundee new owner application).

What Will You Pay Each Year to Own a Dundee Home?

A Dundee at TwinEagles owner pays annual club dues for the deeded category, the Phase One capital assessment, the master assessment, $3,646.26 in the 2024 budget, the Dundee quarterly assessment that covers lawn care and irrigation water, and Collier County taxes. There is no CDD. The last public figures put Full Golf dues at about $18,328 a year before tax.

Data updated: September 2026 (The TwinEagles Club FY2022 Dues and Fees, the last public schedule; TwinEagles HOA 2024 Approved Budget; Dundee declaration and 2020 amendment; Collier County Tax Collector, 2025 bills)

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

Annual Club Dues, Fiscal 2022

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

The Phase One Capital Assessment You Take Over

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

By our arithmetic, 144 monthly payments from September 2020 run through August 2032, so 71 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.

The Master Association Assessment for Dundee

Source: TwinEagles HOA Approved 2024 Budget, adopted November 8, 2023, which prints both years side by side; the percentage changes are our arithmetic. Every TwinEagles unit paid the same $660 reserve contribution in 2024. Across TwinEagles, 2024 assessments ran from $3,300.46 for a Covent Garden condominium to $5,586.19 for an Estates homesite, so Dundee sits in the lower middle. 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.

The Dundee Quarterly Assessment and What It Covers

The Dundee declaration makes the neighborhood assessment “payable quarterly, in advance, on the first day of January, April, July and October of each year,” with a monthly option at the association’s discretion (Dundee declaration, section 6.2). Since the build-out, every lot pays the same share. The assessment funds the lawn, sod, irrigation and landscape maintenance on all 61 lots, the irrigation water itself (“costs therefor shall be billed by the Association and shall be an Operating Expense”), the Dundee entry landscaping on TwinEagles Boulevard, and the association’s own insurance and management (2020 amendment). The dollar amount is not published anywhere public; the Dundee estoppel certificate for a specific home states the current quarterly figure, any balance and any special assessment, and that is the number we put in your model.

What the Dundee assessment does not cover matters as much. The association does not replace dead shrubs, plants or trees on your lot, which remain the owner’s cost, and it does not maintain the house, the roof, the pool or the screen enclosure.

Irrigation Is Already in the Dundee Bill

Irrigation water in TwinEagles comes from Resource Conservation Systems, a private non-potable irrigation utility whose 2026 tariff sets base charges by lot class plus a usage rate. In most TwinEagles neighborhoods that is a separate monthly bill to the owner. In Dundee it is not: the association meters, schedules and pays for irrigation as an operating expense and controls the clocks, so a Dundee buyer has no irrigation bill of their own, and the declaration bars private wells.

No Community Development District

TwinEagles has no community development district. The three 2025 Collier County tax bills we checked across TwinEagles 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. There is no district bond line on a Dundee tax bill.

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

Add the last public club dues, the 2024 master assessment and the 2025 county garbage charge, and the recurring cost of a Dundee home before the Dundee quarterly assessment, property tax and insurance looks like this:

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 Dundee quarterly assessment, cart and dining costs are not in them. The Dundee assessment replaces the landscaping and irrigation contracts a Hedgestone or Lake Estates owner pays privately, so compare fee stacks whole, not line by line. The three estoppels replace every column with the current figure for the specific home.

Special Assessments

After turnover, a Dundee special assessment needs “the affirmative assent of at least two-thirds (2/3) of all Members represented in person or by proxy,” except for repairing or replacing existing association improvements or work needed to prevent damage to association property (Dundee declaration, section 6.3). When the Dundee board took over the entry landscaping on TwinEagles Boulevard in February 2024 and planted eight royal palms, it paid from cash balances with the written statement that “an assessment of residents will not occur” (Dundee board written consent, February 28, 2024). 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 (Form 990 via ProPublica). With lakes at the corners of Dundee, the lake-bank schedule for your lot is worth reading before you buy. That is a statement about the record, not a guarantee; the estoppels are where a pending or approved special assessment has to be disclosed.

Which Documents Should a Dundee Buyer Request Before Going Firm?

A Dundee at TwinEagles buyer should hold twelve documents before going firm: three estoppels, the 2024 Membership Agreement, the Initiation Fee Policy, the Dundee declaration and its 2020 amendment, the master Use Restrictions, the seller’s architectural approvals, the tax bill, FEMA’s fill letter, the elevation certificate and a wind mitigation report.

Data updated: September 2026 (The TwinEagles Club published documents; Dundee at TwinEagles HOA document library; TwinEagles HOA public documents; FEMA National Flood Hazard Layer; Collier County elevation certificates layer)

Many of those documents are public. The club posts its Membership Agreement, Initiation Fee Policy, last dues schedule and estoppel rules; the master association posts its 2024 budget, Use Restrictions, design guidelines and the recorded club covenants; the Dundee association posts its declaration, the 2020 amendment, its rules reminder and its landscape committee guidelines; Collier County holds elevation certificates filed with building permits; and FEMA holds the determination document. The documents that come only through the transaction are the three estoppels, the seller’s disclosures, the architectural approval letters and the club’s Membership Plan and bylaws.

The Checklist, In Order

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

Check a Dundee at TwinEagles address in three steps: read the published map, where 60 of 62 Dundee parcel-center points read Zone AH on FEMA panel 12021C0217H; apply FEMA’s single Letter of Map Revision based on Fill, dated December 24, 2015, which moved the filled building areas to shaded Zone X; and read the home’s elevation certificate.

Data updated: September 2026 (FEMA National Flood Hazard Layer, effective and preliminary, letters of map change and the Dundee determination document, queried 24 Sep 2026; Collier County elevation certificates layer)

Flood is where Dundee listing remarks most often go wrong in both directions: some say the street is “not in a flood zone,” others treat each lot as if it had a letter of its own. Neither is what the record says. Dundee has one FEMA letter, not 61, and it covers “a portion of Lots 1 through 61” in five surveyed parcels, not every square foot of the street. This page reports what the map shows at many points and what the letter says for the street, and never states a zone for any one home.

What the Map Shows

Sources: FEMA National Flood Hazard Layer and the preliminary flood hazard layer, queried September 24, 2026. These are map points, not house pads, and the map picture has never been revised to show the letter below, so an automated flood lookup that reads only the map will say “AH” for a Dundee address. The letter is what corrects it, and it must be in your lender’s file.

The One Letter That Governs the Filled Areas

FEMA’s letters of map change layer lists one letter naming Dundee: a Letter of Map Revision based on Fill, status completed, determination dated December 24, 2015, outcome “Portion of property removed,” revalidation status “Not incorporated” (FEMA letters of map change layer). No other letter on FEMA’s database names a Dundee lot. The six-page determination document covers “a portion of Lots 1 through 61” in five surveyed parcels, removes each from the Special Flood Hazard Area to “X (shaded),” gives a lowest lot elevation of 16.1 feet for each removed parcel, and records that the community “has certified that the area and any subsequent structure(s) built on the filled area are reasonably safe from flooding.” It also warns that “portions of this property … may remain in the Special Flood Hazard Area.”

A Letter of Map Amendment says ground was always above the flood elevation; a Letter of Map Revision based on Fill says the land was raised with fill to or above it, and requires the local government’s certification (FEMA, LOMA and LOMR-F process). Dundee’s letter was issued before most homes were built: the homesites were filled first, and one letter covered a portion of Lots 1 through 61, in five surveyed parcels.

What the Letter Does, and Does Not Do, for a Buyer

The letter says the removed portions are “not located in the SFHA” and that “the Federal mandatory flood insurance requirement does not apply.” When your lender’s flood-zone vendor applies it to a Dundee house on the removed portion of its lot, the loan should not trigger the federal purchase requirement. Four limits come with it. The letter itself says “the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan.” It removes only the surveyed portions of Lots 1 through 61, not whole lots, so rear yards and lake edges outside the surveyed parcels can remain in the high-risk area, and a pool or addition near the water can still be regulated as floodplain work. The removed areas are shaded Zone X, the 0.2 percent annual-chance area, not minimal-hazard Zone X. And it does not survive a new map automatically.

What the Elevation Certificates Show

Collier County’s index holds ten elevation certificates for Dundee Lane, all from 2015 and 2016 permits (elevation certificates layer). On the five whose key fields are legible, the top of the bottom floor sits at 17.5 to 18.4 feet, and several record the zone as AH or permitted AH with a flood elevation of 16.1 feet, the same figure as the lowest lot elevation in FEMA’s letter. Those floors sit about 1.4 to 2.3 feet above 16.1 feet. The certificate, not the street, is the number a flood insurer rates, so ask for the one for your house.

New Maps in 2027, and the Letter

FEMA released preliminary replacement panels on March 20, 2025, and the Dundee points keep the same zones on them. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect, per the county’s August 2026 release. FEMA lists Dundee’s letter as not incorporated into a map revision, and letters in that status are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). If you close after summer 2027, we check whether the Dundee letter was revalidated; if it was not, an owner’s surveyor can apply for a new determination.

Evacuation Zone E and the Surge Record

Dundee Lane falls in Collier County evacuation Zone E on the Florida Division of Emergency Management’s Know Your Zone layer; confirm your address on the county evacuation lookup each season. On the state’s storm-surge zone layer, built from worst-case National Hurricane Center model runs, the Dundee street point falls in the Category 4 surge zone, with no modeled surge from a Category 1 to 3 hurricane, and ground at the street reads about 16.3 feet. Dundee’s flood exposure is rain and ponding, the flooding source FEMA names, not the Gulf. We found no Dundee-specific damage record for Hurricanes Irma, Ian, Helene or Milton in county permit files, association documents or regional news, which is a search result, not proof of absence; the seller’s disclosure and claims history are the record for a specific home.

Your Flood Checklist Before You Go Firm

1. Read the zone for the exact address on FEMA’s current map, and expect it to say AH.
2. Get FEMA’s 2015 determination document for Dundee Lane into your lender’s file on day one.
3. Obtain the elevation certificate from the seller or the county, and read the first-floor elevation against 16.1 feet.
4. Ask where the house sits relative to the letter’s surveyed parcels before you plan a pool or addition near the water.
5. Get a flood quote on the certificate’s figures before your inspection period ends, whether or not the lender requires one.
6. If the lender requires flood coverage, bind it early enough to clear any waiting period.

What Will It Cost to Insure a Dundee Home?

Insuring a Dundee at TwinEagles home is priced one house at a time, so this page publishes no premium. Dundee starts from a strong position: every home was built 2016 to 2019 under the 2014 or 2017 Florida Building Code, on filled homesites, with FEMA’s 2015 fill letter covering a portion of Lots 1 through 61, with roofs young enough that roof age alone cannot bar coverage.

Data updated: September 2026 (Citizens Property Insurance flood requirement and 2026 rates; FEMA Community Rating System list, 1 Apr 2026; Florida Building Commission effective dates; Collier County building permit reports, January 2024 to July 2026)

Two homes on the same Dundee street can still quote differently, so below is what moves the number, with the rule or record behind each item, so you can gather the right documents before asking for quotes.

What Drives a Dundee Homeowners Premium

• Roof age and condition. Under Section 627.7011 of the Florida Statutes, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old. Every Dundee roof dates from 2016 to 2019 unless it has been replaced, and the county’s permit files show no Dundee reroof from January 2024 to July 2026, so every original roof is inside that window until at least 2031.
• Wind mitigation features. Florida requires insurers to offer windstorm discounts for verified features documented on form OIR-B1-1802, which scores the roof covering, roof-deck and roof-to-wall attachment, roof shape, secondary water resistance and opening protection.
• Code era. Every Dundee home was permitted under the 2014 or 2017 edition of the Florida Building Code (Florida Building Commission effective dates), and the current code maps place all of TwinEagles in the wind-borne debris region with a design wind speed of about 160 mph, read from the statewide contours published by UF GeoPlan, so openings need impact glass or approved shutters.
• Flood rating. Under FEMA’s Risk Rating 2.0, flood premiums use each building’s own risk features rather than the zone alone, so a first floor above 16.1 feet shows up in the price.
• The flood discount. Unincorporated Collier County holds Community Rating System Class 5, a 25 percent discount on eligible National Flood Insurance Program premiums, per FEMA’s eligible-communities list effective April 1, 2026, and under Risk Rating 2.0 it applies inside or outside the high-risk zone.

Citizens and the 2027 Flood Requirement

Citizens Property Insurance, the state-backed insurer, requires flood insurance on wind-covered personal residential policies on a schedule by dwelling value, reaching every such policy from January 1, 2027, and homes in the high-risk zone must carry flood regardless of value, per the Citizens flood page. A Dundee house insured with Citizens for wind will need flood coverage from 2027 whatever FEMA’s letter says about the lender. Citizens’ approved 2026 homeowners multiperil rates fell 8.8 percent on average statewide for new business and renewals from July 1, 2026, per Citizens.

What the Permit File Shows

Collier County’s monthly issued-permit files for January 2024 through July 2026 show 29 permit records on Dundee Lane, including four plan revisions, and no new-home, reroof or storm-repair permit (Collier County monthly building permit reports). Twelve were mechanical, almost all air-conditioning replacements; five were standby generators, with four gas permits for their fuel lines; two were shutters, doors and windows; one was plumbing; and one was a $50,180 building permit. For a buyer the point is plain: a street built from 2016 to 2019 has entered its first replacement cycle, air conditioning first, and the roofs are next. On any Dundee home we ask the roof and air-conditioning ages and look for permits closed out with final inspections.

Shutters, Generators and What the Associations Approve

Hurricane shutters on a Dundee home need the Dundee association’s written consent under the hurricane standards its board adopts, and the association must hand those standards to an owner within five business days of a written request; approved shutters may not go up before a hurricane watch covers Dundee and must come down within five days after the watch or warning ends (Dundee declaration, section 8.1.29). A standby generator, solar or any change to the openings also needs the master association’s architectural approval, per its ARC application, revised February 16, 2024: for a generator, propane with a buried tank, as far back as possible and fully screened from the street, the golf course and the neighbor. The state’s My Safe Florida Home grants reach only homesteaded homes built before January 1, 2008, a test no Dundee home meets.

How Much Will Property Taxes Be After You Buy in Dundee?

Property taxes on a Dundee at TwinEagles home ran at 12.2558 mills of taxable value on 2025 bills, plus the $261.91 county garbage charge and no CDD. As an illustration at the $1,630,000 36-month median price with no exemption, that is about $19,977 in ad valorem tax, and your bill resets to your purchase the year after you buy.

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

The Millage, From the Bill Itself

The 2025 ad valorem rate on the TwinEagles bills we checked was 12.2558 mills, or $12.2558 per $1,000 of taxable value, of which 3.75 mills is the North Collier Fire Control and Rescue District, per the Collier County Tax Collector. At that rate each $1,000,000 of taxable value costs about $12,255.80 a year. The county garbage charge, $261.91 on the 2025 bills, rides on the same bill as the only non-ad-valorem line.

The Illustration, Stated Carefully

The Dundee 36-month median sale of $1,630,000 at 12.2558 mills with no exemption is about $19,977 a year before the garbage line, or about $20,239 with it. That is an illustration of the mechanism, not a quote for any home: the Property Appraiser’s assessed value after your purchase, not your price, is what the millage is applied to, and the millage itself is set each year.

Why Your Bill Will Not Look Like the Seller’s

Florida’s Save Our Homes rule, Section 193.155 of the Florida Statutes, caps the annual rise in a homesteaded home’s assessed value at 3 percent or the change in the Consumer Price Index, whichever is lower. A Dundee owner who bought from Minto in 2016 to 2020 at a median of $820,000 and homesteaded the house may be taxed on an assessed value far below today’s market. When you buy, that cap resets: the home is reassessed as of the next January 1, and your first full bill reflects it. The seller must give you a property tax disclosure summary warning you not to rely on the seller’s taxes, under Section 689.261.

Homestead, If You Will Live Here

If the Dundee home will be your permanent Florida residence, file for the homestead exemption with the Collier County Property Appraiser by March 1 of the year after you take title. The exemption removes up to $50,000 of assessed value from taxation, with the second $25,000 not applying to school levies, and it starts the Save Our Homes cap on your own assessment, per the Florida Department of Revenue’s exemption guide. On the 2026 preliminary roll, 44 of the 61 Dundee homes, 72 percent, carried a homestead exemption, one of the highest shares in TwinEagles; a seasonal owner does not qualify and is taxed on full value from the first year.

Which Rules Decide Whether a Dundee Home Works for You?

The rules that most often decide a Dundee at TwinEagles purchase are the Dundee declaration’s: no fence of any type, including invisible pet fences; up to three dogs and three cats with a breed limit; trucks, boats and motorcycles garaged; three leases a year, 30 days minimum; no signs without approval; and master architectural review before any exterior change.

Data updated: September 2026 (Dundee at TwinEagles declaration, 2015, and 2020 amendment; Dundee rules reminder, 2024; TwinEagles HOA Approved Use Restrictions, 2024; Design Review Guidelines, Grand Arbors at TwinEagles, June 8, 2018 version)

Dundee’s rules come from two recorded layers: the 2015 Dundee declaration as amended in 2020, with its articles and bylaws, and the TwinEagles master declaration, 2024 Use Restrictions and Design Review Guidelines for Grand Arbors at TwinEagles. Where the two conflict the community documents control, although Dundee may enforce rules that are stricter, and on fences, vehicles, signs and lawns it does.

Leasing

“No Dwelling Unit shall be leased for a term of less than thirty (30) consecutive days and no Dwelling Unit may be leased more than three (3) times in any calendar year. A copy of the lease must be provided to the Association prior to the commencement of the lease” (Dundee declaration, section 8.1.4). Only the entire home may be leased, every tenant is screened through the master association’s provider, the owner is jointly liable for damage a tenant causes, and time-share use is prohibited. That rules out nightly and weekly vacation rentals; a buyer who plans to rent in season should model a single winter lease of a month or more. A tenant’s use of the club follows the category deeded to the home and the club’s renter rules.

Fences, Pets and the Open Backyard

“No fence of any type is permitted to be erected on a Lot, including invisible fencing,” says section 8.1.16 of the Dundee declaration, which is stricter than the Grand Arbors guidelines’ dog-run exception. A Dundee home may keep “up to three (3) dogs and three (3) cats, fish and birds,” never for breeding; the declaration bars Pit Bull-type breeds and Presa Canarios and bars livestock, reptiles, poultry and venomous or exotic pets. Pets must be “caged, carried or kept on a leash when outside of a Dwelling Unit” and may not be left outside or on a lanai with no one home (Dundee rules reminder). A buyer with a dog that needs a fenced yard should know before touring that Dundee has no fenced yards at all. An assistance animal is an accommodation under Section 760.27 of the Florida Statutes, not a pet, and trained service and assistance animals are permitted.

Vehicles, Boats and Golf Carts

No trailer, boat, truck, camper or other non-passenger vehicle may stay in Dundee “unless fully enclosed in the garage,” except service trucks during daylight; motorcycles are “restricted to being parked in the garage only.” Cars park in driveways, never on the lawn, and never on the street between 1 a.m. and 6 a.m. Garages may not be enclosed or converted to living or storage space. Private golf carts may use the residential streets with drivers 16 or older and seated passengers only, and the clubhouse is 1.4 miles away, so many owners keep one; the speed limit inside TwinEagles is 25 mph.

Home Size, Additions and the Design Guidelines

The declaration requires every Dundee home to “contain a minimum of two thousand one hundred (2,100) square feet and a maximum of four thousand (4,000) square feet of enclosed air conditioned living area,” so an addition on a larger plan has little room to grow. The Grand Arbors guidelines govern the exterior: tile roofs at a minimum 5-in-12 pitch in clay or concrete, never shingles or metal, so a future reroof on a Dundee home stays in tile; paint from the master association’s Approved Color List or the builder’s documented original color; paver or patterned driveways; screened equipment; and one canopy tree for each 3,000 square feet of pervious lot area. Nothing may be built into a lake maintenance easement or onto a lake bank: no docks, no fill and no change to the slope of a lakefront lot (Dundee declaration, sections 8.1.26, 8.1.30 and 8.1.33).

Architectural Review, Step by Step

Every exterior change to a Dundee home goes to the master association’s Architectural Review Committee, which meets twice a month and has up to 30 days to decide a complete request. The request form asks for the contractor’s name, a certificate of insurance, the contractor’s license, drawings to scale and, where applicable, the county permit, a pool plan, a landscape plan and paint colors, and the owner must notify the committee within five days of completion (TwinEagles ARC request form). Because the Dundee association maintains every lawn, a landscape change touches both bodies: it needs master approval, and if it increases maintenance, the owner pays the extra cost (2020 amendment, section 7.5.2). For a buyer that means one thing before closing: ask for the seller’s approval letters for every exterior change, because an unapproved pool cage, generator or planting becomes your problem the day you close.

Signs, Showings and the Gate

“A Lot Owner, other than Declarant, shall not display any sign, advertisement or notice of any type in Dundee at TwinEagles, including in or upon his or her vehicle(s), except as may be previously and specifically approved in writing by the Association.” Open houses in TwinEagles run Saturday and Sunday, 9 a.m. to 5 p.m. only, and the gate admits visitors only to addresses on the open-house list pulled from the MLS each week (Quick Guide for Realtors). Private showings need an appointment and ID. For a Dundee buyer the market lives on the MLS and on an agent’s gate list, not on yard signs, because there are none.

Everyday Rules

Trash goes in wildlife-proof containers kept in the garage, out at the curb no earlier than 6 a.m. on pickup day and back by 6 a.m. the next morning; TwinEagles trash and recycling run Tuesdays and Fridays, and Tuesday is also the Dundee lawn crew’s day. Mail comes to community mailbox units. Window treatments visible from outside need a white or off-white backing, clotheslines visible from outside are barred, and garage sales need board approval. Deer, turkeys, alligators, bobcats and black bears live in and around TwinEagles, feeding wildlife is illegal, and with preserve land on two sides of Dundee, small dogs stay leashed near the lakes.

An All-Ages Neighborhood

Dundee is not age-restricted. Nothing in the Dundee declaration or the master Use Restrictions limits who may live on Dundee Lane, and we found no housing-for-older-persons designation for either association. The Census block group that contains TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, and Valencia Trails, the GL Homes community across Immokalee Road, is a separate development; neither changes who may buy on Dundee Lane.

What Does The TwinEagles Club Give a Dundee Owner?

A Dundee at TwinEagles owner joins a private club with the Nicklaus Talon and the Smyers Eagle, a clubhouse expanded in a project completed in 2023, two tennis courts, four pickleball courts, four bocce courts, a 2,500-square-foot pool and spa, fitness and three dining outlets, about 1.4 miles and six minutes from Dundee Lane by road.

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

Two Championship Courses

Sources: Talon scorecard 2024; Eagle scorecard 2024; Nicklaus Design; Golf Course Architecture. The Talon hosted the PGA TOUR Champions event now known as the Chubb Classic in 2002 to 2006 and 2012 to 2018, per Nicklaus Design. Both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club certification).

Tee Times and the Summer Rotation

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

Clubhouse, Pool, Racquets and Dining

The clubhouse was renovated and expanded in a member-approved project completed in 2023, and its construction manager lists the project at 71,376 square feet (Curran Young project page). Dining runs through the Grille Room and Terrace, the Midway Café and the Tiki by the pool (club dining page). The club describes a 2,500-square-foot resort-style pool and spa, a fitness center with a group-fitness studio and one spa suite, two Har-Tru clay tennis courts, four pickleball courts, four lighted synthetic bocce courts and the Himalayan, an 18-hole putting course beside the Midway Café (club life page). Dundee itself has no pool or courts, so the club is the amenity.

Distances From Dundee Lane

Routed on OpenStreetMap data (OSRM), off-peak, September 24, 2026; approximate. Inside the gate the speed limit is 25 mph, which is why the gate is 13 minutes away. Dundee sits at the far north end of TwinEagles, so add about 13 minutes to any drive time measured from the TwinEagles entrance.

Dundee vs Lockford at TwinEagles: Which Should You Buy?

Dundee vs Lockford is the choice every buyer of a Minto home in TwinEagles faces. Dundee offers 61 newer Minto homes from 2016 to 2019 on a quiet north-end cul-de-sac with lakes at its corners and an association lawn service; Lockford offers 41 slightly older Minto homes along the Eagle course, closer to the clubhouse, at a lower recent price.

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

Minto built both streets from the same family of plans a few years apart, both have their own quarterly neighborhood association on top of the master association, and both pay the same club initiation fee for the same deeded category. The full portrait of the rival is in our Lockford at TwinEagles neighborhood guide.

The Dundee vs Lockford Decision Table

Sources: Southwest Florida MLS, windows ending September 24, 2026; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA Approved 2024 Budget; FEMA National Flood Hazard Layer; Minto, Lockford close-out release; archived developer page for Lockford. Lockford has fewer than ten MLS closings in 60 months, so its medians are shown for comparison only, with n beside them. County per-square-foot figures use the roll’s building area and compare only with each other.

Who Should Choose Dundee, and Who Should Choose Lockford

Choose Dundee if you want the newest Minto homes in TwinEagles, a larger lot at the quiet end of the community with water or preserve behind it, a neighborhood association that takes the lawn and irrigation off your list, and the deeper resale record: 18 MLS closings in five years. Choose Lockford if you want to be on the Eagle course and closer to the clubhouse, prefer an individual mailbox, and would rather start from a lower recent price for the same Minto plans, accepting homes two to four years older and a thinner record of six sales in five years.

What the Numbers Say for a Buyer

On the county’s measure Dundee trades about 10 percent higher per square foot than Lockford over 60 months, $516.19 against $468.24, and its median resale sits $147,000 higher, $1,537,000 against $1,390,000. Dundee’s homes are newer and, at the median, about 100 county square feet larger, on marketed lots at least as wide, and its resales are concentrated in the strong 2023 and 2024 years. The negotiation picture is similar on both streets: no MLS closing on either reached list price in the last 36 months, and Lockford’s two 2026 closings came in at 93.12 and 87.81 percent of list after 138 and 122 days, against Dundee’s 93.18, 95.00 and 84.85 percent. Neither street had a home listed on September 24, 2026, so on both the next listing is the market.

What the Choice Costs Each Month

The master assessments differ by 77 cents a year on the 2024 budget, $3,646.26 against $3,645.49, and club dues depend on the deeded category, not the street. The difference is in the neighborhood layer and the tax bill. Dundee’s quarterly assessment carries the lawn, sod, irrigation and irrigation water on every lot; what the Lockford assessment covers lot by lot is set in covenants we did not find posted publicly, so we read the Lockford estoppel and budget before we compare. And on a higher Dundee price, the tax bill after the reset is higher by roughly $12.26 a year for every $1,000 of difference in assessed value. We model both on the specific homes before you decide.

How Do We Find You the Right Home in Dundee?

We find the right Dundee at TwinEagles home by matching your golf, plan and lot preferences to the 61 homes first, then watching a street with three sales in the last twelve months so you hear early. The search covers the deeded category, the plan, the view, the roof and air-conditioning ages and the approvals.

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

Matching Your Needs to 61 Homes

A price filter on a portal returns every TwinEagles home between two numbers and never shows the club category. We start the other way round. Tell us whether golf is daily, occasional or not at all, which decides whether you need a Golf-deeded home; whether you want a single-story Prestwick, Inverness, Birkdale, Turnberry or St. Andrews or the two-story Turnberry Grand; whether the lanai should face a lake, the fairway or the preserve; and how much one-time club cost you want to carry on top of the price. On a street of 61 homes from one builder’s catalogue, that narrows the field to a handful of houses you would actually buy.

Watching a Street That Rarely Lists

Eleven MLS closings in 36 months, three in the last twelve and none listed on September 24, 2026 mean the next Dundee listing may be the only one for months. We track new listings, price changes and relists daily, and tell you when a home that fits reaches the market, with the history of any home that has sold before and what it brought last time. Twenty Dundee homes have sold at least twice on the county record, so for many houses there is a prior price to read. A pre-approval and a saved search let you act in the first days, which on this street has mattered: three of the 2023 sales went under contract within six days on market.

Pre-Market and Off-Market Conversations

With 72 percent of Dundee homes homesteaded, most sellers are owners who have lived on the street since Minto handed them the keys, and some prefer a quiet sale. In a gated club community the gate list is the front door, and part of positioning a buyer is being known as a financed, prepared buyer who already understands the club category, the initiation fee and the FEMA letter. 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.

Set Up Custom Listing Alerts for Dundee

Set up a saved search with alerts for Dundee Lane through our site, and it will notify you when a matching home lists. If you would rather we tune it, call Marc Comisar at (239) 287-5873 and describe what you want, or start from our buyer resources for Naples. If you only want to browse what is listed today, our team site at DomainRealtyGroup.com carries the listings search.

Touring: Category, Plan, Lot and Systems

On every Dundee tour we check five things a listing does not tell you: the deeded category and what it costs to enter; what the lot backs to, and on a north-row lot whether the tracts behind it are county preserve or private land; the roof, the air conditioning and the water heater, which on a 2016 to 2019 home are entering their first replacement cycle; where the house sits relative to FEMA’s letter and what its elevation certificate reads; and whether the pool cage, generator, shutters and any landscape change carry approval and closed permits. Private showings need an appointment and ID at the gate, and clubhouse tours are by appointment, so we book both.

How Do We Negotiate for You in Dundee?

We negotiate a Dundee at TwinEagles purchase on the record: 11 closings in 36 months at a median 94.71 percent of final list, none at or above list, the latest at 84.85 percent after 186 days, 2026 prices below the 2023 and 2024 medians, and a club, association, flood and permit file the seller should have ready.

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

Price: The Dundee Record and the Listing’s History

We price your offer against the Dundee closings of the same or a similar Minto plan, read per square foot of living area, and against the home’s own listing history including any price changes, terminations and relists. The three closings of the last twelve months ran $1,400,000 to $1,900,000 against final asks of $1,599,000 to $1,999,900, and the 2023 record of $2,051,000 has not been approached since. A Dundee home priced at the 2023 peak is where negotiation room lives; a home priced in line with the 2026 closings is one you may need to move on quickly.

The Club Cost Is Part of the Price Conversation

The initiation fee goes to the club, not to the seller, but a buyer weighing a Golf-deeded home against a Social-deeded one is weighing $105,000 of initiation before any dues. That difference belongs in how you value the house, and when a seller’s price assumes a Golf buyer for a Social-deeded home, we say so. The same goes for the remaining Phase One capital assessment you take over, which at the fiscal 2022 Golf rate of $244 a month would still be about $2,900 a year until 2032.

Condition and Insurance as Leverage

A Dundee home built from 2016 to 2019 is young, but it is old enough for its air conditioning to be a live question, and 12 mechanical permits on Dundee Lane from January 2024 to July 2026 show owners replacing systems. No Dundee home pulled a reroof permit in that time, so the roof is original on most houses; its age, its condition and the wind mitigation form decide the insurance quote. A wind report, the elevation certificate and a flood quote obtained during the inspection period turn condition into numbers, and numbers are what move a seller.

The Contract Calendar

A Dundee contract has four outside clocks: the club’s seven-day rule for the Membership Agreement, the club’s 30-day window to act on a complete application, and the ten business day estoppel clocks for the master and Dundee associations. Flood coverage adds a 30-day waiting period outside a loan. We write the inspection period and closing date around those clocks so none of them becomes the seller’s leverage.

Protecting Your Escrow Deposit

Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline, deliver every notice in writing and on time, and make sure the deeded category, current dues, the Phase One balance, the master and Dundee assessments, FEMA’s letter, the permit history and the wind report arrive before the date on which your deposit goes hard.

Appraisal Versus Assessed Value

An appraisal and the county’s assessed value are different numbers built for different purposes, and in a club community the initiation fee is in neither. With 11 Dundee MLS closings in 36 months, all of them Minto plans on the same street, an appraiser has real comparables. If an appraisal comes in below contract, we go back to those closed sales, not to the tax roll, to decide whether to renegotiate, bridge the gap or walk.

What Are Buyer Closing Costs in Dundee?

A Dundee at TwinEagles buyer pays ordinary Florida closing costs plus the club’s and the Dundee association’s charges: the initiation fee for the deeded category, $45,000 to $150,000 as posted in September 2026, the $3,500 transfer fee, the Dundee $500 resale contribution and $100 new-owner application, prorated dues and assessments, and the remaining Phase One assessment.

Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; FY2022 Dues and Fees; Dundee declaration as amended in 2020; Department of Business and Professional Regulation estoppel fee schedule; Florida Statutes, current text)

The Club and Dundee Charges at Closing

By our arithmetic, the one-time club and Dundee charges come to $154,100 on a Golf-deeded home, $64,100 on a Sports-deeded home and $49,100 on a Social-deeded one, before title, lender and inspection costs. The Dundee resale contribution exempts transfers to a spouse, heirs or an estate-planning trust or entity, foreclosure transfers and a Dundee owner buying another Dundee home. The initiation fee is the largest check a Dundee buyer writes after the price, so it belongs in the proof of funds and, if you are financing, in the conversation with your lender about cash to close.

The Association Estoppel Fees Are the Seller’s

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

Title Insurance and the Florida Promulgated Rate

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

Taxes on a Financed Purchase

Two Florida taxes attach to a financed purchase. Documentary stamp tax on the promissory note runs at $0.35 per $100 of the note amount under Section 201.08, and the non-recurring intangible tax on a new mortgage runs at 2 mills under Section 199.133. As an illustration only, a loan of 80 percent of the $1,630,000 36-month median, $1,304,000, would carry about $4,564 in note stamps and $2,608 in intangible tax. Neither applies to a cash purchase. Deed recording is charged separately by the Collier County Clerk.

Prorations

Property taxes are prorated against the seller’s current bill, which is not a forecast of your future bill after the reset. The master assessment is billed once a year on January 1 and is prorated from that bill, the Dundee assessment is prorated on its quarterly billing, and club dues are prorated on the club’s November 1 fiscal year.

Inspections, Survey and Wind Mitigation

Budget for a general inspection, a wind mitigation inspection on form OIR-B1-1802 if the seller’s report is missing or out of date, a roof and air-conditioning review on a home now seven to ten years old, and a survey on any lot backing a lake or the preserve, where knowing exactly where your line sits, and where FEMA’s surveyed parcel ends, before you plan a pool or summer kitchen is cheaper than finding out at architectural review.

What the Seller Customarily Pays

Florida documentary stamp tax on the deed is $0.70 per $100 of consideration under Section 201.02, about $11,410 on the $1,630,000 median by our arithmetic, and is paid by the seller by custom, along with the three estoppels. Beyond that, seller costs in Collier County are customary rather than statutory and negotiable in every contract. If you are also selling, our page on selling a Dundee home runs the seller side in full.

How Does Buyer Representation Work After the NAR Settlement?

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

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

The Written Buyer Agreement Before a Tour

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

What Does Not Require an Agreement

You do not need a written agreement to talk to an agent about their services, to interview several agents, to ask about Dundee or to visit an open house and speak to the host. You also do not need one to ask us which category a listed home is deeded or to read FEMA’s letter for the street with us. The line is the tour.

Offers of Compensation Are No Longer on the MLS

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

What This Means for You in Dundee

In Dundee, representation earns its keep in the diligence: a club category that decides a six-figure closing cost, dues that are not public for the current year, a capital assessment you take over, three estoppels and a Dundee assessment that is published nowhere, a flood answer that lives in a 2015 FEMA letter rather than on the map, approvals behind every pool cage and generator, a first replacement cycle on young homes, a no-fence rule, a leasing cap and a tax reset. Read any buyer agreement against that list, and read more about our team and our credentials before you decide.

What Schools, Healthcare and Beaches Serve a Dundee Address?

Every Dundee at TwinEagles address checked is zoned to Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26. NCH’s 24-hour freestanding emergency department on Collier Boulevard is about 3.3 miles from the TwinEagles gate, and Vanderbilt Beach about 22 minutes off-peak, plus about 13 minutes from Dundee Lane to the gate.

Data updated: September 2026 (Collier County Public Schools zone locator, 2026-27 and 2027-28 lookup years, queried Sep 2026; CCPS 2026 Accountability Brief; OSRM off-peak routing from the TwinEagles gate)

The Three Zoned Public Schools

The district’s own zone locator returned the same three schools for addresses at the start, middle and end of Dundee Lane, and the TwinEagles hub research found the same answer for every one of 767 address records on all 19 TwinEagles streets:

Grades are the Florida Department of Education grades as reproduced in the district’s 2026 Accountability Brief, and the district itself earned its ninth straight A (district announcement). Bear Creek Elementary opened in August 2025 just west of the TwinEagles entrance (school site); from Dundee Lane it is about 6.5 miles and 20 minutes, most of that inside the gate. Attendance zones can change for later years, so confirm your address with the district before you rely on it. Private options include Community School of Naples, about 18 minutes from the gate, and Seacrest Country Day School, about 24.

Healthcare and the Fire District

NCH Emergency Department Northeast, a freestanding emergency department open 24 hours at 15420 Collier Boulevard, is about 6 minutes and 3.3 miles from the gate (NCH Northeast); NCH North Naples Hospital is about 16 minutes and Physicians Regional Pine Ridge about 17 (Physicians Regional emergency services). North Collier Fire Control and Rescue District Station 10 at 13240 Immokalee Road names TwinEagles among the communities it serves (North Collier Fire). With preserve land on two sides of Dundee, defensible landscaping at the back of a preserve-view lot is worth reading into the landscape plan.

Beaches, Shopping and Everyday Drives

OSRM off-peak estimates from the gate at TwinEagles Boulevard and Immokalee Road, with no traffic modeled; add about 13 minutes from Dundee Lane to the gate and more from January to April. Collier County property owners qualify for the county’s resident beach parking permit, which waives the parking fee at Vanderbilt Beach Park and other county beach parks (Collier Parks).

What Lies Behind Dundee, and What Is Being Built Nearby?

North of the Dundee lots is Golden Gate Estates Unit 53, zoned E (Estates), where Collier County’s voter-approved Conservation Collier program has been buying tracts one at a time for its Red Maple Swamp Preserve; the county’s acquisition map shows acquired tracts directly north of the Dundee lots, and its June 2026 list records Red Maple Swamp tracts closing from February 2022 through August 2024 (Conservation Collier Active Acquisition List, June 8, 2026). Acquired tracts are preserve land; any tract the county has not bought remains a private Estates-zoned parcel, so the view north is protected in part, not by one continuous easement. West of Dundee the county’s Rural Fringe overlay designates land as a Natural Resource Protection Area, its most protected rural category. Farther out, Collier County’s 2025 Annual Update and Inventory Report rates Immokalee Road from Collier Boulevard to Wilson Boulevard at level of service F with no funded widening; the Vanderbilt Beach Road Extension, Phase One, opened June 12, 2026 as a second east-west path (county release); and across Immokalee Road, NC Square was approved July 8, 2025 for up to 129 homes and 50,000 square feet of commercial space (Ordinance 2025-30). All of that sits more than three miles from Dundee Lane, at the far end of TwinEagles.

Is Dundee the Right Place for You to Buy?

Dundee at TwinEagles is the right place to buy if you want a young Minto pool home on a quiet cul-de-sac with water or preserve behind it and an association that mows and irrigates your lawn, and accept a club initiation, three layers of dues, a flood map that needs FEMA’s letter and a 13-minute drive to the gate.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA 2024 Approved Budget)

The Case For

• The newest production homes in TwinEagles, all built 2016 to 2019 under the 2014 or 2017 Florida Building Code, with original roofs still inside the 15-year window.
• Lawn, sod, irrigation and the irrigation water paid through the Dundee assessment, which makes the house easy to leave for the summer.
• One dead-end street with no through traffic, lakes at its corners and preserve land to the north and west.
• Homesites marketed at 62 by 135 feet and measured at about 8,400 to 17,300 square feet on the county parcel map, many of them pie-shaped on the curves and cul-de-sacs.
• One FEMA letter, covering a portion of Lots 1 through 61 in five surveyed parcels, and first floors 1.4 to 2.3 feet above the flood elevation on the legible certificates.
• A master assessment in the lower middle of TwinEagles, no CDD, and no special assessment on the recent Dundee entry project.
• A-graded public schools by address, no age restriction, and 72 percent of neighbors living here year-round.

The Case Against

• Distance: 3.2 miles and about 13 minutes inside the gate before you reach Immokalee Road, which runs over capacity in season.
• A mandatory club initiation fee at closing, $150,000 for a Golf-deeded home, on top of the price.
• Three sets of dues and documents, and a Dundee assessment amount that is not public.
• A published flood map that reads Zone AH until the letter is applied, and a letter whose survival under the 2027 maps is not yet confirmed.
• No fence of any type, not even an invisible pet fence; trucks, boats and motorcycles garage-only; no signs.
• Community mailbox units rather than a box at the curb, and a single builder’s plans repeating along the street.
• Few sales, three in the last twelve months, so pricing rests on a thin set of comparables.

Get Your Personalized Dundee Buyer Consultation

A personalized Dundee buyer consultation with McGreevy and Comisar is a conversation, not a sales pitch. We will match your golf to a deeded category and your preferences to a Minto plan and a lot, walk the one-time and annual club and Dundee costs, read FEMA’s letter with you, and tell you honestly whether Dundee or Lockford fits how you live.

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

Jesse McGreevy

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

Marc Comisar

Marc Comisar runs the field side of the partnership: in the homes, at the inspections and at the closing table. For a Dundee buyer that means the roof, air-conditioning and opening questions on a home built from 2016 to 2019, the lake, fairway or preserve exposure of a lot, and the calendar that gets the club approval, the Membership Agreement, three estoppels and the flood file lined up with your closing. Reach him at (239) 287-5873.

How to Reach Us

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

Why Does a Dundee Specialist Matter?

A Dundee at TwinEagles specialist matters because the facts that decide a purchase here, the deeded club category, the Phase One balance, the Dundee assessment and resale contribution, FEMA’s single fill letter, the elevation certificate, the no-fence rule and a small, thin sales 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; Dundee declaration and 2020 amendment; TwinEagles HOA 2024 budget; FEMA National Flood Hazard Layer)

Ten Facts a General Naples Agent Will Not Have

1. Dundee is 61 Minto homes on one street, Dundee Lane, built 2016 to 2019, and no lot is vacant.
2. Every Dundee home is deeded one club category, and the buyer pays the matching initiation fee at closing: $150,000, $60,000 or $45,000 as posted in September 2026.
3. Golf is capped at 614 memberships across 717 homes, and no public club document says how a Sports or Social home moves up once the cap is full.
4. The club’s transfer fee is $3,500, and the signed Membership Agreement must reach the club seven days before closing.
5. The Phase One capital assessment runs 12 years from September 2020, and the buyer takes over the remaining payments.
6. The 2024 master assessment for a Dundee home was $3,646.26, and the Dundee association adds a quarterly assessment that covers lawn care and the irrigation water.
7. A Dundee sale needs three estoppels, and the buyer pays a $500 resale contribution and a $100 new-owner application.
8. Dundee has one FEMA letter, not 61: a December 24, 2015 Letter of Map Revision based on Fill covering a portion of Lots 1 through 61, while the map still reads Zone AH.
9. No fence of any type is allowed on a Dundee lot, including invisible pet fencing.
10. None of the 11 Dundee MLS closings of the last 36 months reached list price, and the latest closed at 84.85 percent of list after 186 days.

Read the Full Dundee Neighborhood Guide

This page is the purchase path. For the neighborhood itself, its origins as one of the last three single-family neighborhoods released at TwinEagles in 2015, every Minto plan, the full covenants and architectural rules, the permit file, the zoning around it and the hurricane record, read our Dundee at TwinEagles neighborhood guide, and for the whole gate our TwinEagles community guide, linked at the top of this page.

Selling Your Current Home to Buy Here?

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

Your Local Real Estate Experts

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

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

The Record on This Point, Stated Plainly

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

Contact McGreevy and Comisar

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

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Frequently Asked Questions, Buyer Edition

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

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

What is Dundee at TwinEagles?

A neighborhood of 61 Minto single-family homes on Dundee Lane, a cul-de-sac at the north end of TwinEagles, the gated two-course golf club community on Immokalee Road in North Naples, 34120, built 2016 to 2019 on homesites marketed at 62 by 135 feet, with its own homeowners association under the TwinEagles master association.

Where is Dundee inside TwinEagles?

At the north end, where Dundee Lane loops west off TwinEagles Boulevard at a roundabout, with lakes at its corners, a fairway between its southern arms and preserve land beyond its northern and western lots. It is about 1.4 miles by road from the clubhouse and 3.2 miles from the Immokalee Road gate.

How many homes are in Dundee?

Sixty-one, every one a single-family home built by Minto. The county roll, the master association’s 2024 budget and the FEMA letter’s “Lots 1 through 61” all agree.

Are there any vacant lots in Dundee?

No. No Dundee lot was vacant on the 2026 county roll, Minto’s last builder sale was recorded in October 2020, and no home has been torn down and rebuilt, so every purchase is a resale.

How much does a Dundee home cost?

The 11 MLS closings of the last 36 months ran $1,400,000 to $2,000,000, a median of $1,630,000. The three closings of the last twelve months were $1,490,000, $1,900,000 and $1,400,000, and no Dundee home was listed on September 24, 2026.

Are Dundee prices going up or down?

Down from the 2023 and 2024 peak. Qualified resales on the county file had medians of $1,575,000 in 2023 and $1,630,000 in 2024, the record was $2,051,000 in March 2023, and the three 2026 resales sit below those years on price per county square foot. That is context, not a forecast.

How much have Dundee prices risen since Minto sold the homes?

Roughly doubled. Minto’s 58 qualified first sales from 2016 to 2020 had a median of $820,000, and the 11 qualified resales of the last 36 months had a median of $1,630,000, on nominal prices before pools, upgrades or inflation.

How big are Dundee homes?

County building areas run 2,740 to 4,154 square feet, median 3,001, and MLS living area on the 36-month closings has a median of 3,062. Minto’s plans ran from the 2,642-square-foot Prestwick to the 3,811-square-foot two-story Turnberry Grand, and the declaration caps homes at 2,100 to 4,000 square feet of air-conditioned living area.

How big are Dundee lots?

The developer marketed them at 62 by 135 feet, and the county parcel map puts the 61 lots at about 8,400 to 17,300 square feet, median about 10,200. The curved and cul-de-sac lots are the largest; the survey is the authority for a specific lot.

Who built the homes in Dundee?

Minto, every one of them. Dundee was announced in April 2015 as one of the last three single-family neighborhoods released at TwinEagles, with Minto as its only builder, and the first Minto closing on Dundee Lane was recorded in January 2016.

Does a Dundee home come with a golf membership?

Every Dundee home carries a mandatory club membership deeded to the house, but not necessarily Golf, and never a free one on a resale. The buyer pays the initiation fee at closing for the deeded category; Minto’s “included” golf described its own new-home sales, not a resale today.

How much is the TwinEagles initiation fee for a Dundee buyer?

As posted on the club’s membership page in September 2026: $150,000 for Golf, $60,000 for Sports and $45,000 for Social, plus a $3,500 transfer fee, paid to the club at closing.

How do I know which club category a Dundee home carries?

From the club estoppel for that address. No public document lists the category for each Dundee home, and categories can change, so we ask the listing agent before the first showing and confirm it on the estoppel once you are under contract.

Can I upgrade a Sports or Social Dundee home to Golf?

Only subject to availability. The recorded covenant makes an upgrade to Golf subject to availability at the club’s discretion, the Initiation Fee Policy charges the difference in fees, and no public club document says how upgrades work once all 614 Golf memberships are taken.

Is the initiation fee refundable when I sell?

No public club document describes a refund. The policy says the fee “is to be used for Club Capital expenditures,” and the only refund the Membership Agreement names is of the transfer fee if the club does not approve the applicant.

What are the annual club dues?

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

What is the Phase One capital assessment?

A 12-year assessment from September 2020 that funds the club’s $22.5 million Phase One program, $244 a month for Golf on the fiscal 2022 schedule. The buyer takes over the remaining payments; as an illustration, 71 remaining payments at that rate come to $17,324.

What are the HOA fees in Dundee?

Two association layers. The master association billed each Dundee home $3,646.26 in its 2024 budget, and the Dundee association bills a quarterly assessment whose amount is not public; the Dundee estoppel states the current figure.

What does the Dundee assessment pay for?

Mowing, fertilizing, edging, trimming and pruning, the sod and irrigation system on every lot, the irrigation water itself, the Dundee entry landscaping, and the association’s insurance and management. It does not replace dead shrubs, plants or trees on your lot, or maintain the house.

How many estoppels does a Dundee purchase need?

Three: the club’s, the master association’s and the Dundee association’s. Dundee Lane is one of the eight TwinEagles streets on the club’s list that need the neighborhood estoppel, and the seller orders and pays for all three.

What is the Dundee resale contribution?

A $500 Resale Fund Contribution the buyer pays at closing under the 2020 amendment to the Dundee declaration, with exemptions for family, estate-planning and foreclosure transfers and for a Dundee owner buying another Dundee home. A $100 new-owner application follows within ten days of closing.

Does the club have to approve my purchase?

Yes. Membership “is contingent upon approval by the Club,” the signed Membership Agreement must reach the club seven days before closing, and the application authorizes credit and background checks. The master association screens buyers separately.

Is there a CDD in Dundee?

No. The 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage charge, and the state’s official list of special districts names no TwinEagles district.

What are property taxes on a Dundee home?

The 2025 rate was 12.2558 mills plus the $261.91 garbage line. As an illustration at the $1,630,000 36-month median with no exemption, that is about $19,977 a year before the garbage line, and your assessment resets after you buy.

Is Dundee in a flood zone?

On the published map, yes: 60 of 62 Dundee parcel-center points read Zone AH. But FEMA’s December 24, 2015 Letter of Map Revision based on Fill removed a portion of Lots 1 through 61, in five surveyed parcels, to shaded Zone X, so the letter, not the map picture, governs those portions.

How many FEMA letters cover Dundee?

One, not 61. It is a Letter of Map Revision based on Fill covering “a portion of Lots 1 through 61” in five surveyed parcels, with a lowest lot elevation of 16.1 feet for each removed parcel.

Do I need flood insurance on a Dundee home?

The federal purchase requirement does not apply to a house on the removed portion of its lot, but a lender may still require flood insurance, Citizens requires it on wind-covered policies from January 1, 2027, and many owners carry it anyway at Collier’s 25 percent Community Rating System discount.

What happens to the FEMA letter when the new flood maps take effect?

Collier County targets summer 2027 for its new maps. FEMA lists Dundee’s letter as not incorporated, and letters in that status are revalidated, superseded or re-determined when a new map takes effect, so check the revalidation list if you close after then.

What hurricane evacuation zone is Dundee in?

Collier County evacuation Zone E, with the street point in the Category 4 storm-surge zone and no modeled surge from a Category 1 to 3 hurricane. Confirm the address on the county lookup each season.

Has Dundee had hurricane damage?

We found no public record naming damage specific to Dundee in Irma, Ian, Helene or Milton, and the county’s January 2024 to July 2026 permit files show no reroof or storm-repair permit on Dundee Lane. That is a search result, not proof; ask the seller for the disclosure and claims history.

What schools serve Dundee?

Bear Creek Elementary, Oakridge Middle and Gulf Coast High, for addresses at the start, middle and end of Dundee Lane, all graded A for 2025-26. Confirm your address with the district, because zones can change.

Can I rent out a Dundee home?

Yes, with limits: the whole home only, at least 30 consecutive days, no more than three leases a calendar year, a copy of the lease to the Dundee association before it begins, and tenant screening through the master association. Nightly and weekly rentals are out.

What are the pet rules in Dundee?

Up to three dogs and three cats, plus fish and birds, never for breeding. The declaration bars Pit Bull-type breeds and Presa Canarios, pets are leashed outside, and no pet may be left outside or on a lanai with no one home.

Can I put up a fence in Dundee?

No. The Dundee declaration says “No fence of any type is permitted to be erected on a Lot, including invisible fencing,” which is stricter than the dog-run exception in the Grand Arbors guidelines.

Can I keep a pickup truck, boat or golf cart at a Dundee home?

Trucks, boats, trailers, campers and motorcycles only inside the garage, and no street parking from 1 a.m. to 6 a.m. Golf carts may use the residential streets with drivers 16 or older and seated passengers.

Can I add a pool, generator or hurricane shutters?

Yes, with approval. Pools, screen enclosures and generators need the master Architectural Review Committee’s approval and a county permit, shutters need the Dundee association’s written consent under its hurricane standards, and five Dundee homes added standby generators from 2024 to 2026.

How does mail work in Dundee?

Dundee uses community mailbox units rather than individual boxes at each house, as do Covent Garden and Kinross. Every other TwinEagles neighborhood has individual mailboxes.

Is Dundee age-restricted?

No. Nothing in the Dundee declaration or the master Use Restrictions limits who may live on Dundee Lane, and 72 percent of the homes carried a homestead exemption on the 2026 preliminary roll.

How far is Dundee from the beach?

Vanderbilt Beach Park is about 22 minutes off-peak from the TwinEagles gate, plus about 13 minutes from Dundee Lane to the gate, and more from January to April.

How long do Dundee homes take to sell?

The 11 MLS closings of the last 36 months took a median 58 days on market, from 4 days to 186, and the May 2026 closing took 186 days. Across all of TwinEagles the median was 83 days in the last twelve months.

How much room is there to negotiate in Dundee?

None of the 11 MLS closings of the last 36 months reached list price, the median was 94.71 percent of final list, and the three 2026 closings came in at 93.18, 95.00 and 84.85 percent. Every Dundee sale at or above list in the last five years fell between December 2021 and May 2023.

Should I buy in Dundee or Lockford?

Choose Dundee for newer Minto homes on larger lots at the quiet north end with an association lawn service and a deeper record; choose Lockford for the Eagle course, a shorter drive to the clubhouse, individual mailboxes and a lower recent price. Dundee’s 60-month county median is $1,537,000 against Lockford’s $1,390,000.

Do I need a written buyer agreement before touring a Dundee home?

Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour, stating compensation objectively and noting that commissions are fully negotiable. You do not need one to ask questions or visit an open house.

How long does it take to buy a Dundee home?

As long as the calendar allows for the club’s seven-day rule, its 30-day approval window and three estoppels. We write the inspection period and closing date around those clocks from the first offer.

Who is the best buyer’s agent for Dundee?

An agent who reads the club estoppel, the Dundee estoppel, FEMA’s letter, the elevation certificate, the permit history and the approvals before you commit, and prices your offer against the Dundee record rather than the asking price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Sources and Authoritative References

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

The TwinEagles Club

• The TwinEagles Club, membership page
• The TwinEagles Club, home page
• The TwinEagles Club, golf
• The TwinEagles Club, club life
• The TwinEagles Club, dining
• The TwinEagles Club, reciprocals
• The TwinEagles Club, 2024 Membership Agreement
• The TwinEagles Club, Initiation Fee Policy, revised October 20, 2023
• The TwinEagles Club, Phase One Master Plan
• The TwinEagles Club, FY2022 Dues and Fees
• The TwinEagles Club, estoppel requirements by street, July 29, 2021
• The TwinEagles Club, estoppel request instructions
• The TwinEagles Club, Talon scorecard 2024
• The TwinEagles Club, Eagle scorecard 2024
• The TwinEagles Club, Audubon Gold Signature Sanctuary certification, 2023
• ProPublica Nonprofit Explorer, The TwinEagles Club filings
• ProPublica, The TwinEagles Club Form 990, fiscal 2024

The Dundee association

• Dundee at TwinEagles Homeowners Association, home page
• Dundee at TwinEagles, Declaration of Neighborhood Covenants and Restrictions, 2015
• Dundee at TwinEagles, Certificate of Amendment, April 2020
• Dundee at TwinEagles, rules reminder, 2024
• Dundee at TwinEagles, board written consent on the entry project, February 28, 2024
• Dundee at TwinEagles, Landscape Committee guidelines
• Dundee at TwinEagles, New Owner Application
• TwinEagles ARC request for modification, association copy
• Dundee at TwinEagles, property management page

The master association and the TwinEagles record

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, Community FAQs and history, 2026 posting
• TwinEagles HOA, 2024 Approved Budget
• TwinEagles HOA, Approved Use Restrictions, 2024
• TwinEagles HOA, Design Review Guidelines, Grand Arbors at TwinEagles, June 2018
• TwinEagles HOA, architectural review
• TwinEagles HOA, ARC application, revised February 16, 2024
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, buyer and tenant evaluation instructions
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, lake-bank remediation update, June 2026
• TwinEagles HOA, deer relocation initiative
• Naples Daily News archive, Minto unveils Dundee at TwinEagles, April 27, 2015
• Naples Daily News, Minto Custom Choice homes in Dundee, June 24, 2017
• Florida Weekly, unfurnished homes offered in Dundee, December 21, 2017
• Minto, Lockford close-out and TwinEagles buyer incentives release
• Archived Lockford neighborhood page, 2019

Market data, Collier County and the State of Florida

• Southwest Florida MLS, Matrix (TwinEagles closed and active listings allocated by street to Dundee Lane and Lockford Lane, pulled September 24, 2026)
• Collier County Tax Collector, property tax search
• Florida Commerce, Official List of Special Districts
• Florida Department of Revenue, sale qualification codes
• Florida Department of Revenue, property tax exemptions
• Collier County, monthly building permit report, July 2026
• Collier County, elevation certificates layer
• Collier County, proposed flood insurance rate map, August 2026
• Collier County, 2026 flood protection newsletter
• Collier County, Conservation Collier Active Acquisition List, June 8, 2026
• Collier County, 2025 Annual Update and Inventory Report
• Collier County, Vanderbilt Beach Road Extension Phase One
• Collier County, NC Square ordinance 2025-30
• Collier County Parks, Vanderbilt Beach Park
• Collier County Public Schools, zone locator
• Collier County Public Schools, 2026 Accountability Brief
• Collier County Public Schools, district A announcement, 2026
• Bear Creek Elementary School
• North Collier Fire Control and Rescue District, fire stations
• Florida Division of Emergency Management, Know Your Zone layer
• Florida Division of Emergency Management, storm surge zones
• Collier County, evacuation zone lookup
• Florida Building Commission, code effective dates
• UF GeoPlan, Florida Building Code wind speed data
• Florida Office of Insurance Regulation, form OIR-B1-1802
• Resource Conservation Systems, 2026 tariff

Florida Statutes

• Section 720.30851, homeowners association estoppel certificates
• Department of Business and Professional Regulation, estoppel certificate fee schedule
• Section 193.155, Save Our Homes assessment cap
• Section 689.261, property tax disclosure summary
• Section 201.02, documentary stamp tax on deeds
• Section 201.08, documentary stamp tax on notes
• Section 199.133, nonrecurring intangible tax
• Section 627.782, title insurance rates
• Section 627.7011, roof age and homeowners coverage
• Section 215.5586, My Safe Florida Home
• Section 760.27, assistance animals

Federal flood and insurance records

• FEMA National Flood Hazard Layer
• FEMA letters of map change layer
• FEMA determination document, Dundee Lane, December 24, 2015
• FEMA preliminary flood hazard layer
• FEMA Flood Map Service Center
• FEMA, LOMA and LOMR-F process
• FEMA, revalidation guidance
• FEMA, Community Rating System eligible communities, April 1, 2026
• FEMA, Risk Rating 2.0
• Citizens Property Insurance, flood insurance requirement
• Citizens Property Insurance, 2026 multiperil rates

Golf, healthcare and everyday destinations

• Nicklaus Design, TwinEagles
• Golf Course Architecture, Smyers redesigning at TwinEagles
• Curran Young Construction, The TwinEagles Club
• The Golf Wire, TwinEagles ownership transition, 2019
• NCH, Emergency Department Northeast
• Physicians Regional, emergency services
• Community School of Naples
• Seacrest Country Day School

Buyer representation

• National Association of REALTORS, written buyer agreements
• National Association of REALTORS, consumer guide to written buyer agreements
• National Association of REALTORS, settlement questions and answers

Our own pages

• McGreevy and Comisar Dundee at TwinEagles neighborhood guide
• McGreevy and Comisar Lockford at TwinEagles neighborhood guide
• Buy a home in TwinEagles
• Sell your home in Dundee
• Dundee home valuation
• How we represent buyers in Naples
• About McGreevy and Comisar
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Dundee 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.

Four documents that matter to a Dundee buyer are not public and cannot be linked: the club estoppel for the specific home, the master association estoppel, the Dundee association estoppel with its current budget, and the club’s Membership Plan and bylaws, which arrive through the transaction and the membership package.

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