Buy a Home in Hedgestone at TwinEagles, FL

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

Buying a home in Hedgestone at TwinEagles means buying one of 70 semi-custom pool homes on Hedgestone Court and Maidstone Court, on homesites marketed at 90 by 160 feet beside the clubhouse and the Eagle course, inside the gated TwinEagles club community on Immokalee Road in North Naples, Collier County, Florida 34120. Every Hedgestone home is deeded one club category, the buyer pays The TwinEagles Club an initiation fee at closing, and on this street the flood answer changes from lot to lot. This page is the step by step purchase path. For the full portrait of the neighborhood itself, its history, builders, design rules and permit record, read our Hedgestone 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 Hedgestone Court or Maidstone Court and are selling to move, start with how we sell homes in Hedgestone and a free Hedgestone 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 Hedgestone beside its natural rival, Lake Estates 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 70 homes that closes about three sales a year, we would rather you be ready before the next Hedgestone home lists than hear about it after it closes.

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

Buying a home in Hedgestone 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, two estoppel certificates, and a flood check on the house pad, because Hedgestone street points read both Zone X and Zone AH.

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, 2024 Use Restrictions and Grand Arbors Design Review Guidelines, from FEMA’s flood layers, 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 it is silent on several things a buyer wants to know, this page says so rather than guessing.

Two Streets, One Neighborhood

Hedgestone is two streets: 41 homes on Hedgestone Court and 29 on Maidstone Court, 70 in all, which the master association writes as “Hedgestone (with Maidstone)” and bills on a single budget line (TwinEagles HOA February 2024 newsletter). Maidstone Court is not a separate neighborhood: it has no board seat, no budget line and no association of its own. A buyer searching listings will usually find these homes filed under TwinEagles with a Hedgestone Court or Maidstone Court address, because the deed carries the plat’s lot and block, not the name Hedgestone.

The homes sit on two recorded Collier County plats, TwinEagles Phase Two for the first 19 homes on Hedgestone Court and TwinEagles Phase Two B for the other 22 on Hedgestone Court and all 29 on Maidstone Court. No Hedgestone lot was vacant on the 2026 county roll, so there is no homesite left to buy and build on; every purchase here is a resale or, rarely, a teardown.

Three Sections, Three Eras

A buyer comparing two Hedgestone listings is often comparing two different generations of house under one name. The original Phase Two stretch of Hedgestone Court holds the Bonita Bay Group era homes, 14 of its 19 built 2006 to 2008 and the largest on the county’s measure. The Phase Two B stretch of Hedgestone Court holds 22 homes, 15 of them built 2013 to 2017 by the builders The Ronto Group brought in. Maidstone Court, the loop between two lakes, is the newest section, every home built 2012 to 2022 with a median county year built of 2017.

That split matters for a buyer in three concrete ways: the roof age and the building code edition behind it, the size of the house, and the flood paperwork, because every FEMA letter we found on Hedgestone lots sits on the Phase Two B stretch and Maidstone Court, and none on the older Phase Two stretch.

What Hedgestone Does Not Have

Hedgestone has no neighborhood association: no Hedgestone corporation exists in the state’s records, owners hire their own landscaping (Florida Division of Corporations name search), and a sale needs only the club and master association estoppels (club estoppel requirements by street). It has no shared pool, clubhouse or maintenance crew of its own; the amenities belong to the club. TwinEagles as a whole has no community development district, no beach club, marina or boat access, and no non-resident memberships. And Hedgestone has no builder inventory: every one of the 14 qualified Hedgestone sales on the county’s deed record for the last five years was a resale.

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 Hedgestone buyer must confirm which category a specific home is deeded before writing an offer.

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

Why Do Hedgestone Buyers Work With McGreevy and Comisar?

Hedgestone at TwinEagles buyers work with McGreevy and Comisar because the facts that decide a purchase here, the deeded club category, the Phase One balance, the elevation certificate and any FEMA letter, the roof age on older homes and the design guidelines, live in club documents, association budgets 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 the last four closings sat within $100,000 of each other and two active listings asked hundreds of thousands more, 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.

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

★★★★★ “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

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

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

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

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review

What a Buyer’s Agent Owes You in Hedgestone

Hedgestone is governed by a private club and a Chapter 720 master association, with no neighborhood association in between. The club bills three categories on its own fiscal year and has not posted a dues schedule publicly since fiscal 2022; the master association billed each Hedgestone home $5,017.84 in its 2024 budget, the second-highest line in TwinEagles, and has not posted a newer figure; and the flood answer changes from street point to house pad to the FEMA letter on the lot. 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: the club estoppel ordered as soon as the contract is signed, so the deeded category, current dues and the remaining Phase One balance are known before your deposit goes hard; the master estoppel on the same calendar; the Membership Agreement delivered to the club at least seven days before closing; the elevation certificate and any FEMA letter pulled for the exact lot; the permit history and roof age read against the house’s build year; the design review 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 Hedgestone Buyer Know First?

A Hedgestone 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, the master assessment with no neighborhood layer, the flood picture by lot, the design rules, the leasing cap, the 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)

• 70 single-family homes on Hedgestone Court (41) and Maidstone Court (29), built 2006 to 2022 by county year built, with county building areas of 2,881 to 6,200 square feet and a median of 3,878.
• 16 MLS closings in 60 months, $1,625,000 to $2,900,000, median $2,205,000, and four in the last twelve months, from $2,200,000 to $2,300,000 (Southwest Florida MLS, pulled 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).
• One association, not two. The master association billed each Hedgestone home $5,017.84 in its 2024 budget; there is no Hedgestone association and no quarterly neighborhood fee (2024 Approved Budget).
• 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).
• Flood is lot by lot. Seven of ten Hedgestone street points read Zone X and three read Zone AH on FEMA’s effective map, and nine FEMA letters dated 2014 to 2022 name at least 15 Hedgestone lots (FEMA letters of map change layer).
• The Grand Arbors design guidelines govern every exterior change: tile roofs at a 5-in-12 pitch, paver or patterned driveways, St. Augustine lawns and no fences except dog runs.
• Leasing is capped at three leases a calendar year, each at least 30 consecutive days, on the association’s approved form with tenant screening.
• 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 Hedgestone Market for a Buyer?

We track the Hedgestone at TwinEagles market through two independent records rather than a portal: the Southwest Florida MLS, which shows 16 Hedgestone closings in the 60 months to September 24, 2026, and Collier County’s recorded deeds, which show 14 qualified Hedgestone resales from September 2021 to June 2026, every one of them a resale.

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 Hedgestone closing in both systems, allocated by street to Hedgestone Court and Maidstone Court, because the MLS subdivision field is inconsistent and many rows read only TwinEagles. The MLS count is 16 closings from September 25, 2021 to September 24, 2026, three of them non-MLS sales entered in the MLS after closing. The county count is 14 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. Six more recorded Hedgestone transfers above $1 million in that window were not qualified by the county and are left out of every figure here.

We also tracked the club’s three initiation fees and their history since 2021, the last public club dues schedule, the master assessment for Hedgestone in 2023 and 2024, the flood zone at ten Hedgestone and Maidstone street points, the FEMA letters naming Hedgestone lots, the county-filed elevation certificates, 31 months of Collier County building permits on both streets, the zoned schools for addresses on both streets and the drive times from each street to the gate and the clubhouse.

Two Records, Side by Side

The two records overlap on twelve sales and differ on the rest for ordinary reasons: the MLS holds four closings that are not among the county’s qualified sales, one of them the June 2026 closing that recorded after the county file’s June 30 cut, and the county holds two qualified deeds, in March 2024 and April 2026, 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 Hedgestone 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 home on Maidstone Court needs the Maidstone record, the club estoppel and the elevation certificate for that lot, not an agent’s scoreboard.

What We Bring to a Hedgestone Offer

A written comparison of your target home against the recent Hedgestone closings on the same section of the street, 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; the flood position of the exact lot, including whether FEMA has issued a letter for it; the permit and roof history of the house; and a contract calendar built around the club’s seven-day rule and the estoppel clock.

What Is the Hedgestone Market Like for Buyers Right Now?

The Hedgestone at TwinEagles market for buyers is steady and negotiable: four MLS closings in the twelve months to September 24, 2026, all below final list, from $2,200,000 to $2,300,000, against two active listings asking $2,695,000 and $2,750,000. Over 60 months the median closing was $2,205,000 on 16 sales.

Data updated: September 2026 (Southwest Florida MLS, TwinEagles development allocated by street to Hedgestone Court and Maidstone Court, pulled 24 Sep 2026)

The 60-month window is the first one with at least ten Hedgestone closings: the 12, 24 and 36-month windows hold 4, 7 and 9, which is why this page leads with 60 months for a median and lists every sale. The 13 homes marketed on the MLS in that window sold after a median 27 days on market at a median 94.34 percent of final list price, and 2 of the 13 closed at or above list. The median sale price per square foot of MLS living area is $634.48, on the 15 sales that carry a living area, and total volume is $35,435,000.

Every Hedgestone MLS Closing in the Last 60 Months

Source: Southwest Florida MLS, 60 months (September 25, 2021 to September 24, 2026), pulled September 24, 2026. With 16 sales, an even count, the $2,205,000 median is the mean of the two middle sales, $2,200,000 and $2,210,000, so no home sold for exactly that price. Days on market and sale-to-list leave out the three non-MLS sales, whose list price equals the sale price by construction.

The Last Twelve Months

Four Hedgestone homes closed in the twelve months to September 24, 2026, too few for a meaningful median, so here they are: $2,210,000 in January 2026 after 14 days, $2,235,000 in February after 173 days, $2,200,000 in April after 146 days and $2,300,000 in June at 0 days on market. All four closed below their final list price, at 92.09 to 95.83 percent of it. Four sales is a data point, not a market rate, but it is a tight one: the spread from lowest to highest was $100,000, on living areas of 3,313 to 3,720 square feet.

Those four are 4 of the 50 TwinEagles closings the MLS counted in the same twelve months, 8 percent of the community’s sales from 70 of its 717 homes, about 10 percent. Hedgestone traded at roughly its share of the gate.

What Is for Sale Right Now

On September 24, 2026 the MLS showed two active Hedgestone listings, asking $2,750,000 at 0 days on market and $2,695,000 at 20 days. Pending sales were not part of that pull. Both asks sit above every Hedgestone closing of the last twelve months, by $450,000 and $395,000 against the June 2026 sale at $2,300,000, the highest of the year, or about 20 and 17 percent, and below the 60-month high of $2,900,000 in April 2024.

Two listings against four closings a year is about six months of supply by our arithmetic from the two MLS counts. On a street this small that number moves with a single listing, so read it as direction: today’s Hedgestone buyer is not competing for a crowded shelf, and today’s asking prices are testing the 2024 peak rather than the 2026 record. Listings change weekly, so this page publishes the shape of the inventory rather than addresses to chase.

The Two 2025 Sales That Reset the Room

The clearest negotiation evidence on this street is two sales in the summer of 2025. A Hedgestone Court home listed at $2,399,999 closed at $1,950,000 in June 2025, 81.25 percent of its final list price, and another listed at $2,449,000 closed at $1,900,000 in August 2025 after 230 days, 77.58 percent of list. Both were homes of about 4,030 square feet of living area. The four 2026 closings then settled at $2,200,000 to $2,300,000.

For a buyer, that history says two things. Hedgestone sellers who price near the 2024 peak have met a market that would not pay it, and Hedgestone sellers who price near the 2026 record have sold, one of them the day it listed. Our job is to tell you which kind of listing you are looking at before you write.

The County Deed Record Beside the MLS

Collier County’s recorded deeds tell the same story from a different system. The county file holds 14 qualified Hedgestone resales from September 2021 to June 2026, from $1,625,000 to $2,900,000, a median of $2,205,000 and a median of $638.86 per square foot of county building area, with $31,900,000 in recorded volume. The last 12 months on the county file hold three sales, $2,000,000, $2,200,000 and $2,210,000, and the last 24 months six, at a median of $2,100,000 (Collier County recorded deeds, windows ending September 24, 2026, newest recorded sale June 30, 2026).

Fourteen qualified resales on 70 homes in about 57 months is roughly 4.2 percent of the homes a year, about three sales a year. That is the pace a Hedgestone buyer has to plan around.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. With four Hedgestone closings in twelve months and two homes on the market, 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 the elevation certificate for the lot. 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 Hedgestone home valuation or Call Jesse direct at (239) 898-6072.

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

A Hedgestone at TwinEagles home has recently cost $2,200,000 to $2,300,000 on the MLS, and $1,625,000 to $2,900,000 over 60 months, for a semi-custom pool home of about 3,500 square feet of living area on a homesite marketed at 90 by 160 feet, built 2006 to 2022, beside the TwinEagles clubhouse.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County 2026 preliminary roll 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 $2,200,000 Social-deeded home with a $2,300,000 Golf-deeded one is really comparing $2,248,500 with $2,453,500 once the one-time club costs are added, by our arithmetic from the club’s posted fees.

The Homes on the County Roll

Source: Collier County 2026 preliminary roll; Southwest Florida MLS; developer marketing preserved in the archived TwinEagles news page, July 2015. The county’s building-area field counts more than air-conditioned space, so it runs larger than MLS living area; the developer’s own range for Hedgestone was “2,800 to 5,000 square feet.”

The Three Sections Side by Side

Source: Collier County 2026 preliminary roll; FEMA letters of map change layer, queried September 24, 2026. The older Phase Two stretch has the largest homes and the oldest roofs; Maidstone Court has the newest homes.

Builders and Models

The public record names five builders in Hedgestone. Arthur Rutenberg Homes, which the developer called “the preferred builder since 2005,” began its four-bedroom Andalucia model here in 2006 and later built the Bermuda plan of “more than 3,400 square feet of living space.” Kingon Homes built the Grandview model, 3,036 air-conditioned square feet, in 2007 (Naples Daily News, December 2007). Bordeaux Homes built the Shiraz, with “lake-to-golf views” from its pool area (Naples Daily News, March 2009). In the Ronto years Divco built the Sienna and La Salle and Stock Signature Homes the Ponte Vedra Grande and Regency Manor. The developer’s 2013 copy promised that “each home includes a pool and spa, an outdoor kitchen, impact glass, stone floors, professional series appliances and more” (archived TwinEagles news, 2014 capture); that describes the Ronto-era new homes as sold, not every home today, so confirm each feature on the house you tour.

The Same Houses, Sold Twice

The cleanest price evidence in a small neighborhood is the same house selling twice. On the county file, six Hedgestone homes have qualified sales at both ends of the last decade:

Source: Collier County recorded deeds, qualified sales on the same parcel; improvements between the two sales are not recorded in the deed file. Hedgestone roughly doubled from its 2015 new-home prices to its 2024 peak, and the one house that sold at the 2022 level and again in 2026 held its value almost exactly. That is useful context for an offer, not a forecast.

Price per Square Foot, and Which Denominator

A Hedgestone buyer will see two price-per-foot figures and should use only one at a time. On the MLS, the 60-month median is $634.48 per square foot of living area, and the four closings of the last twelve months ran from $594.09 to $670.57, a median of $649.27, the mean of the middle pair. On the county’s deeds, the 60-month median is $638.86 per square foot of the roll’s building area. Because the two denominators measure different things, the similarity is a coincidence, not a confirmation; 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 Hedgestone?

Joining The TwinEagles Club costs a Hedgestone 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.

Three Categories, Deeded to the House

The TwinEagles Club sells no membership apart from the houses. Each Hedgestone 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.

Hedgestone lots belong to the Grand Arbors phase, which the 2005 recorded Declaration of Recreational Covenant and its amendment bound to at least a Social membership. No public document lists the category for each Hedgestone home, so the only reliable answer for an address is the club estoppel for that house. Living beside the clubhouse and the Eagle course, Hedgestone buyers usually ask about Golf first, and the deeded category is one of the largest price variables on any Hedgestone 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 Hedgestone buyer the practical difference between a Golf home and a Social home is $105,000 in initiation alone, before a single year of dues.

How the Initiation Fee Has Risen

The Golf fee has risen fivefold in about five years. 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; we confirm the current figure when the estoppel is ordered.

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 Hedgestone 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 Hedgestone 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 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 Hedgestone?

Buying a home in Hedgestone at TwinEagles runs in eight steps: confirm the deeded club category, choose the section and lot, check the lot’s flood record, price the full fee stack, write the offer on the right calendar, order both estoppels on day one, clear club approval, screening and inspections, then close with the Membership Agreement already at the club.

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

The order matters because three 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 the master association’s estoppel certificate under Section 720.30851 of the Florida Statutes. Put all three 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 Hedgestone 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 Section and the Lot

Decide whether you want a larger Bonita Bay era home on the Phase Two stretch of Hedgestone Court, a Ronto-era home on the Phase Two B stretch, or one of the newest homes on Maidstone Court between the lakes. Then decide what the lot should back to: a fairway of the Eagle, a lake or the preserve at the west end. The section decides the roof age, the code edition and the comparable set; the lot decides the view, the privacy and often the flood paperwork.

Step 3: Check the Flood Record for the Lot, Not the Street

Before touring, look up the address on FEMA’s Map Service Center and check FEMA’s letters of map change layer for a letter naming the lot. Ask the seller for the elevation certificate, or check Collier County’s elevation certificates layer, which indexes 45 certificates for Hedgestone Court and Maidstone Court. Get a flood quote on that basis before you write, because two houses on the same Hedgestone street can sit on different answers.

Step 4: Price the Full Fee Stack

Put four documents side by side: the club’s membership page for the initiation fee, the club estoppel or the last public dues schedule for annual dues and the Phase One balance, the master association’s 2024 Approved Budget for the Hedgestone assessment, and the seller’s latest tax bill. Add your own landscaping contract, because in Hedgestone that cost is yours rather than an association’s.

Step 5: Write the Offer With the Right Calendar

Write the inspection period long enough to receive the club estoppel, the master estoppel, the elevation certificate, any FEMA 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 Hedgestone record and the home’s own listing history rather than against the asking price alone.

Step 6: Order Both Estoppels on Day One

Every Hedgestone sale needs an estoppel from the club and one from the master association, ordered through FirstService Residential. Hedgestone Court and Maidstone Court are on the club’s list of streets that need only those two, per the estoppel requirements by street, because there is no neighborhood association. The club orders its estoppel per its own estoppel request instructions. Read each certificate next to the current budget and rules.

Step 7: Clear Club Approval, Association Screening and Inspections

Submit the club’s Membership Agreement with both spouses’ signatures and the transfer fee, and complete the master association’s online buyer screening through its application process. In parallel, order a general inspection, a wind mitigation inspection on Florida form OIR-B1-1802, and a roof inspection or certification on any 2006 to 2009 home, 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 as buyer charges, the prorated club dues and master assessment, and the remaining Phase One capital assessment that transfers to you. We confirm with your title agent that every estoppel figure and the club’s approval are in the closing file before the day.

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

A Hedgestone at TwinEagles owner pays annual club dues for the deeded category, the Phase One capital assessment, the master assessment, $5,017.84 in the 2024 budget, an irrigation bill, Collier County taxes and their own landscaping. There is no neighborhood assessment and 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; Collier County Tax Collector, 2025 bills; Resource Conservation Systems 2026 tariff)

A buyer should know up front which of these figures are current and which are the last public ones. The club has not posted a dues schedule since fiscal 2022, and the master association’s 2025 and 2026 budgets sit behind its owner portal. 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 Hedgestone

Source: TwinEagles HOA Approved 2024 Budget, adopted November 8, 2023, which prints both years side by side. The 70 Hedgestone homes together carried $351,248.90, 12.66 percent of the master budget. Only The Estates, at $5,559.42 to $5,586.19, paid more per home; Lake Estates paid $4,895.73 and Covent Garden $3,300.46. The assessment is billed once a year, due January 1 with a grace period to January 30, 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.

No Neighborhood Assessment, and Your Own Landscaping

Seven TwinEagles neighborhoods add a quarterly neighborhood or condominium assessment, and two more pay a separate landscaping assessment through the master association. Hedgestone does neither. The master association’s newsletter explains why: “Since homeowners on Hedgestone (with Maidstone), Lake Estates, and the Estates handle landscaping individually, they do not have separate Neighborhood HOAs” (February 2024 newsletter). The trade is a landscape and irrigation contract of your own, held to the Grand Arbors standard of St. Augustine turf and a required tree package. No public figure prices that contract, so we ask the seller for the current one.

Irrigation Water Is a Separate Bill

Irrigation water in Hedgestone is a separate monthly bill from Resource Conservation Systems, a private non-potable irrigation utility. Its 2026 tariff sets base charges by lot class plus $1.56 per 1,000 gallons, and its “Standard” class, lots of 9,000 to 16,999 square feet, carries a base rate of $10.37 a month; a marketed 14,400-square-foot Hedgestone lot would fall there, but the class for a specific lot is on its utility account, so we ask the seller for recent bills. The Grand Arbors guidelines bar private wells and lake-water irrigation.

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 Hedgestone 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 Hedgestone home before property tax, insurance, landscaping and irrigation 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 landscaping, irrigation, cart and dining costs are not in them. The estoppels replace every column with the current figure for the specific home.

Special Assessments

The club’s one major special charge is the Phase One capital assessment above, 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). 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). With lakes behind most Maidstone Court homes and many Hedgestone Court homes, 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 Hedgestone Buyer Request Before Going Firm?

A Hedgestone at TwinEagles buyer should hold ten documents before going firm: the club estoppel, the master association estoppel, the 2024 Membership Agreement, the Initiation Fee Policy, the Use Restrictions, the Grand Arbors design guidelines with the seller’s approval letters, the seller’s tax bill, the elevation certificate, any FEMA letter for the lot and a wind mitigation report.

Data updated: September 2026 (The TwinEagles Club published documents; 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; Collier County holds elevation certificates filed with building permits; and FEMA holds the letters. The documents that come only through the transaction are the estoppels, the seller’s disclosures, the design approval letters and the club’s Membership Plan and bylaws.

The Checklist, In Order

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

Check a Hedgestone at TwinEagles address in three steps: read its zone on FEMA panel 12021C0217H, effective May 16, 2012, where street points read seven Zone X and three Zone AH; look for a FEMA letter naming the lot, one of nine dated 2014 to 2022; and pull its elevation certificate, which lists a 16.0-foot base flood elevation.

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

Flood is where Hedgestone listing remarks most often run ahead of the record. The map is drawn over land; the homes were built on raised fill pads, and many on the newer stretches later received a FEMA letter based on surveyed elevations. A street point is not a house pad, so this page reports street results by section and never states a zone for any one home.

Street Points by Section

Sources: FEMA National Flood Hazard Layer (effective panel 12021C0217H, May 16, 2012) and the preliminary flood hazard layer (panel 12021C0217J, March 20, 2025), with points located by the U.S. Census geocoder, queried September 24, 2026. Every Hedgestone point has Zone AH land within 30 meters, nearby base flood elevation lines read 15.5 to 16.0 feet, and ground at the points reads about 15.4 to 16.9 feet on the USGS elevation service. Each row summarizes street points, never a statement about any house on that street.

What a Zone AH Reading Means for a Buyer

Zone AH is part of FEMA’s Special Flood Hazard Area: land expected to pond one to three feet deep in a 1 percent annual-chance flood. A home in the Special Flood Hazard Area with a federally backed mortgage must carry flood insurance; a home whose structure has been removed from it by a FEMA letter is no longer under the federal requirement, though a lender may still require coverage (FEMA, LOMA and LOMR-F process). Much of the golf, lake and preserve land around Hedgestone maps AH, which is why a fairway or lake view and a flood question often arrive together.

What the Elevation Certificates Show

Collier County’s index holds 45 elevation certificates filed with building permits for Hedgestone Court and Maidstone Court (elevation certificates layer). On the thirteen downloaded for our neighborhood guide, every certificate whose flood fields were legible lists Zone AH and a base flood elevation of 16.0 feet, and the legible first-floor elevations run from about 17.5 to 20.65 feet, so the homes read sit about 1.5 to 4.7 feet above the base flood elevation. That is the pattern of a shallow-ponding area where homes are raised on fill: the certificate, not the street, is the number an insurer rates.

The FEMA Letters on Hedgestone Lots

FEMA’s database holds nine letters of map change naming Hedgestone lots, dated 2014 to 2022 and covering at least 15 lots, all on the Phase Two B stretch of Hedgestone Court and on Maidstone Court (FEMA letters of map change layer). They include single-lot letters from 2014, 2016, 2018 and 2022 and multi-lot letters from 2015, 2016 and 2017. Most read “structure removed, property partially inundated”: the house is out of the high-risk area while part of the lot stays in. We found no letter naming a lot on the older Phase Two stretch of Hedgestone Court. On every Hedgestone purchase we ask whether a letter exists for the lot and get a copy, because it can decide whether a lender requires flood insurance.

New Maps in 2027, and the Letters

FEMA released preliminary replacement panels on March 20, 2025, and all ten Hedgestone street points keep the same zone 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 the Hedgestone letters 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 home’s letter was revalidated.

Evacuation Zone E and the Surge Record

Every Hedgestone point 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, four Hedgestone Court points fall in the Category 5 surge zone and the other six points in Category 4, with no modeled surge from a Category 1 to 3 hurricane. Hedgestone’s flood exposure is rain and ponding from the lakes and golf land, not the Gulf. We found no Hedgestone-specific damage record for Hurricanes Irma, Ian 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, not in the listing remarks.
2. Search FEMA’s letter layer for a letter naming the lot, and get a copy if one exists.
3. Obtain the elevation certificate from the seller or the county, and read the first-floor elevation against 16.0 feet.
4. Get a flood quote on the certificate’s figures before your inspection period ends.
5. Read the seller’s flood disclosure next to the map, not instead of it.
6. If the lender requires flood coverage, bind it early enough to clear any waiting period.

What Will It Cost to Insure a Hedgestone Home?

Insuring a Hedgestone at TwinEagles home is priced one house at a time, so this page publishes no premium. What moves the quote is known: roof age on homes as old as 2006, wind mitigation features, the elevation certificate and any FEMA letter, and whether Citizens, which requires flood coverage on every wind policy from 2027, writes it.

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 Hedgestone street can quote very 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 Hedgestone Homeowners Premium

• Roof age and condition. Under Section 627.7011 of the Florida Statutes, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old, and for an older roof an inspection showing at least five years of useful life remaining bars refusal on roof age alone. Nineteen Hedgestone homes carry a 2006 to 2009 year built, so ask for the roof permit date.
• 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 Hedgestone home post-dates Florida’s first statewide building code of March 1, 2002, 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.
• 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 several feet above 16.0 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. Hedgestone homes trade well above the earlier value thresholds, so a Hedgestone house insured with Citizens has likely needed flood coverage already. Citizens’ approved 2026 homeowners multiperil rates fell 8.8 percent on average statewide for new business and renewals from July 1, 2026, per Citizens.

Which Building Code Each Section Was Built Under

Source: Collier County 2026 preliminary roll and the Florida Building Commission’s effective-date schedule. A home is governed by the code in force when its permit was issued, which can be a year or more before the year the county records as built, so treat this as a starting point, not a per-house answer. Homes permitted from March 15, 2012 onward, under the 2010 edition, were designed to ultimate wind speeds.

What the Permit File Shows

Collier County’s monthly issued-permit files for January 2024 through July 2026 show 44 residential permit records on 27 Hedgestone Court and Maidstone Court addresses and no new-home, reroof or storm-repair permit (Collier County monthly building permit reports). Most were air conditioning, electrical and gas; four were shutters, windows and doors worth $27,842 to $54,835 each; the largest was a $100,000 remodel on Hedgestone Court in June 2024. For a buyer the point is plain: nineteen homes date from 2006 to 2009 and no Hedgestone home pulled a reroof permit in 31 months, so on an older home we look for a reroof, a roof certification and opening-protection permits, closed out with final inspections.

Shutters, Generators and What the Association Approves

Adding or upgrading storm shutters, impact windows, solar or a standby generator at a Hedgestone home requires architectural approval, per the association’s ARC application, revised February 16, 2024: a drawing of the openings, a product description and color samples for shutters, and for a standby generator, propane with a buried tank, 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 with an insured value of $700,000 or less, which in Hedgestone points at only the few homesteaded homes finished before 2008, where insured value allows.

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

Property taxes on a Hedgestone 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 $2,205,000 60-month median price with no exemption, that is about $27,024 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 Hedgestone 60-month median sale of $2,205,000 at 12.2558 mills with no exemption is about $27,024 a year before the garbage line, or about $27,286 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 Hedgestone owner who bought in 2015 at a new-home price 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 Hedgestone 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, 53 percent of homes on the Phase Two plat and 61 percent on the Phase Two B plat, both plats shared with other TwinEagles neighborhoods, carried a homestead exemption; a seasonal owner does not qualify and is taxed on full value from the first year.

Which Rules Decide Whether a Hedgestone Home Works for You?

The rules that most often decide a Hedgestone at TwinEagles purchase are leasing (three leases a calendar year, 30 consecutive days minimum), vehicles (pickups, boats, trailers and RVs garaged), the Grand Arbors design guidelines (tile roofs, no fences except dog runs, St. Augustine lawns), architectural review before any exterior change, and the shutter calendar.

Data updated: September 2026 (TwinEagles HOA Approved Use Restrictions, 2024; Rules and Regulations; Design Review Guidelines, Grand Arbors at TwinEagles, June 8, 2018 version; HOA ARC application, revised 16 Feb 2024)

Everything in this section comes from the master association’s recorded 2024 Use Restrictions, its Rules and Regulations and the Design Review Guidelines for Grand Arbors at TwinEagles, whose latest public version is dated June 8, 2018. Hedgestone adds no neighborhood rule because it has no neighborhood association, which makes its rule set simpler than that of the seven neighborhoods that do.

Leasing

A Hedgestone home may be leased no more than three times in any calendar year, for at least 30 consecutive days each time, in writing on the Board’s approved lease form, with every tenant screened through the association’s provider. Timesharing and fractional ownership are 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, and the fiscal 2022 schedule listed renter golf fees and a separate renter fee for Full Golf homes.

Vehicles, Boats and Golf Carts

Pickup trucks, commercial vehicles, recreational vehicles, boats and trailers may be kept only inside an enclosed garage, with a limited loading exception, and there is no street parking from 1 a.m. to 6 a.m. Personal golf carts are allowed on TwinEagles streets but not on the golf courses, must be garaged, and drivers must be 16 or older (HOA March 2024 newsletter). From Hedgestone the clubhouse is an easy cart ride, so many owners keep one; the speed limit inside TwinEagles is 25 mph.

Pets and Dog Runs

The Use Restrictions allow “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outside the home, licensed and inoculated, with no breeding and no livestock, and a nuisance pet can be removed at the Board’s request. The Grand Arbors guidelines add the Hedgestone-specific catch: “Fences are prohibited except for dog runs,” and a dog run must be black or dark green vinyl-coated chain link, in a side or rear yard out of the street’s view and buffered with landscaping. A buyer who needs a fenced yard for a dog should plan on a run, not a fence. An assistance animal is an accommodation under Section 760.27 of the Florida Statutes, not a pet.

The Grand Arbors Design Guidelines

The guidelines require “a minimum roof pitch of 5:12 slope” in clay or concrete tile, and prohibit asphalt or fiberglass shingles and metal roofs, so a reroof on a 2007 home stays in tile. Walls are painted stucco in warm earth tones; driveways must be brick, pattern concrete or pavers, never asphalt, gravel or plain poured concrete; “front entry loaded garages are prohibited on lot sizes that are large enough to reasonably allow side entry loaded garages,” which on a 90-foot Hedgestone lot usually means side entry. Every lawn is St. Augustine, with a required street tree, shade trees and a palm cluster. Pools go in the rear yard, screen enclosures match the roof pitch in bronze or white framing, and a stem wall is required when the finished floor sits more than 18 inches above the street centerline, which together with the 16.0-foot base flood elevation sets how high a rebuilt Hedgestone home can sit.

Setbacks, Grouped With Wicklow

Appendix E of the guidelines puts “Wicklow and Hedgestone” in one column: a 20-foot front setback for a side-entry garage, 25 feet for a front-entry garage, 7.5-foot sides, a 20-foot rear setback for the house, and rear setbacks for accessory structures of 15 feet on golf and 10 feet on a lake. A buyer planning a pool, summer kitchen or addition should read those numbers against the survey before going firm, because a lot that backs to a fairway has less room behind the house for a new structure than one that backs to a lake.

Architectural Review, Step by Step

Every exterior change, from paint to a pool cage to a new house, needs written approval before work starts. Under the Grand Arbors guidelines the reviewer answers a complete application within 30 business days; a modification carries a $250 review fee, and new construction a $1,000 fee, $250 for each resubmittal after the first, and a $3,000 construction deposit. Filing after work has started brings a $50 fine and does not excuse the work, and uncured violations can run $50 a day and be recorded against the lot in the county records. For a buyer that means one thing before closing: ask for the seller’s approval letters for every exterior change, because an unapproved lanai or pool cage becomes your problem the day you close (HOA architectural review page).

Hurricane Shutters

Rear and side hurricane shutters may go up in season, June 1 to November 30, but front shutters only once a National Hurricane Center forecast cone includes Naples within five days, and all shutters must come down within 14 days, under the association’s Rules and Regulations. For a seasonal owner who leaves in spring, that rule is the difference between a home closed for the summer on its rear and side openings and one that needs someone to put front shutters up and take them down.

Showings, Signs and the Gate

Open houses run Saturday and Sunday, 9 a.m. to 5 p.m. only, and the gate admits visitors only to addresses on the open-house list pulled from the MLS each week (Quick Guide for Realtors). Private showings need an appointment and ID. The guidelines allow one “For Sale” sign in the front yard only, “no signs on the golf course/rear yard,” and ban information tubes. For a Hedgestone buyer the market lives on the MLS and on an agent’s gate list, not on yard signs.

An All-Ages Neighborhood

Hedgestone is not age-restricted. The master association’s recorded Use Restrictions and its Rules and Regulations contain no housing-for-older-persons language, and the club’s membership form lists children under 23 as family members. The Census block group that contains TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, but nothing in the recorded rules limits who may live on Hedgestone Court or Maidstone Court.

What Does The TwinEagles Club Give a Hedgestone Owner?

A Hedgestone 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, 0.5 to 0.9 miles away 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 Courses, and the Eagle at the Door

Sources: Talon scorecard 2024; Eagle scorecard 2024; Nicklaus Design; Golf Course Architecture. The Eagle is Hedgestone’s home course: the Bonita Bay era models on Hedgestone Court were sold on views of the Aerie, the course the Eagle replaced, and the club’s golf parcel carries a Hedgestone Court address. 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). Two tennis courts is a small program for a 717-home club, and a daily player should know that before comparing clubs.

Distances From Hedgestone

Driving distances routed on OpenStreetMap data (OSRM), off-peak, from street points to the south end of TwinEagles Boulevard at Immokalee Road and to the clubhouse at 11725 TwinEagles Boulevard; approximate. Hedgestone is a clubhouse neighborhood: the gate is the long drive, the club is the short one.

Hedgestone vs Lake Estates at TwinEagles: Which Should You Buy?

Hedgestone vs Lake Estates is the choice most TwinEagles buyers above $2 million face. Hedgestone offers 70 semi-custom homes from 2006 to 2022 beside the clubhouse, a lower entry price and more sales to choose from; Lake Estates offers 19 newer homes from 2015 to 2022 facing the 34-acre lake, at the highest prices in TwinEagles.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; TwinEagles HOA 2024 Approved Budget; Grand Arbors Design Review Guidelines, Appendix E; FEMA National Flood Hazard Layer)

The developer grouped them itself in 2016, saying The Ronto Group had “expanded TwinEagles’ estate home offering with the introduction of the Hedgestone and Lake Estates neighborhoods” (archived TwinEagles news, June 2016). Both sit under the Grand Arbors guidelines, both have no neighborhood association and owners handle their own landscaping, and both pay the same club initiation fee for the same deeded category. The full portrait of the rival is in our Lake Estates at TwinEagles neighborhood guide.

The Hedgestone vs Lake Estates Decision Table

Sources: Southwest Florida MLS, 60 months to September 24, 2026; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA Approved 2024 Budget; Grand Arbors Design Review Guidelines; FEMA National Flood Hazard Layer; archived developer pages for Lake Estates and Hedgestone. Lake Estates has fewer than ten MLS closings in 60 months, so its medians are shown for comparison only, with n beside them.

Who Should Choose Hedgestone, and Who Should Choose Lake Estates

Choose Hedgestone if you want the clubhouse and the Eagle at the door, a choice of house ages, builders and sizes, a lot backing to golf, a lake or the preserve, and a lower price of entry with a real resale record to negotiate from: 16 MLS closings in five years and two homes listed today. Choose Lake Estates if you want a house built 2015 or later on the big lake, can pay the highest prices in the gate, and are prepared to wait, because with 19 homes and nothing listed on September 24, 2026, the next Lake Estates sale may be months away.

What the Numbers Say for a Buyer

On the county’s measure the two neighborhoods trade at almost the same price per square foot, $638.86 and $647.54 over 60 months, and the $595,000 gap in median price is mostly house and water: Lake Estates homes are newer and larger on a single lakefront. The negotiation picture differs more than the price does. Lake Estates buyers paid at or above list on 5 of 8 MLS closings in five years; Hedgestone buyers paid below list on 11 of 13 marketed closings, including all four of the last twelve months. For a buyer who wants an estate-sized TwinEagles home and room to negotiate, Hedgestone is where the room has been.

What the Choice Costs Each Month

Neither neighborhood publishes a single monthly figure a buyer can rely on. The master assessment differs by $122.11 a year on the 2024 budget, Hedgestone’s $5,017.84 against Lake Estates’ $4,895.73; club dues depend on the deeded category, not the neighborhood; and both carry their own landscaping and irrigation. The real monthly difference is the property tax on a higher price and the insurance on a different lot, so we model both on the specific homes before you decide.

How Do We Find You the Right Home in Hedgestone?

We find the right Hedgestone at TwinEagles home by matching your golf, section and lot exposure to the 70 homes first, then watching a street of about three sales a year so you hear early. The search covers the deeded category, roof age, flood letter and design approvals before a showing is booked.

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

Matching Your Needs to 70 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 larger 2006 to 2008 home on the Phase Two stretch or a newer home on the Phase Two B stretch or Maidstone Court; whether the lot should back to a fairway, a lake or the preserve; and how much one-time club cost you want to carry on top of the price. On a street of 70 homes of one scale, that narrows the field to a handful of houses you would actually buy.

Watching a Street That Sells About Three Times a Year

Sixteen MLS closings in 60 months means the next Hedgestone 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. A pre-approval and a saved search let you act in the first days, which on this street has mattered: the June 2026 closing recorded 0 days on market.

Pre-Market and Off-Market Conversations

Some Hedgestone owners prefer a quiet sale, and three of the 16 MLS closings in five years were non-MLS sales entered after they closed. 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 flood file. 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 Hedgestone

Set up a saved search with alerts for Hedgestone Court and Maidstone Court 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, Lot, Roof and Openings

On every Hedgestone 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 what that means for privacy, golf traffic and flood mapping; the roof’s age and material, the shutters or impact glass, and the age of the air conditioning and water heater; whether the lot is named in a FEMA letter and what its elevation certificate reads; and whether the pool cage, lanai and any addition carry design 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 Hedgestone?

We negotiate a Hedgestone at TwinEagles purchase on the record: four closings in the last twelve months at 92.09 to 95.83 percent of final list, two 2025 sales at 81.25 and 77.58 percent of list, a median 94.34 percent over 60 months, and a club, association, flood and permit file the seller should have ready before you write.

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

Price: The Hedgestone Record and the Listing’s History

We price your offer against the Hedgestone closings in the same section, read per square foot of living area, and against the home’s own listing history including any price changes, terminations and relists. The last four MLS closings ran $2,200,000 to $2,300,000 against final asks of $2,350,000 to $2,400,000, while the two homes listed on September 24 asked $2,695,000 and $2,750,000. A home priced ahead of the 2026 record is where negotiation room lives; a home priced at it 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 Hedgestone home built from 2006 to 2009 is now old enough for its roof, air conditioning and water heater to be real negotiation items, and old enough that its insurer may want a four-point inspection and a fresh wind mitigation form. No Hedgestone home pulled a reroof permit from January 2024 to July 2026. A wind report, an 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 Hedgestone contract has three 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 clock for the master association. 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 assessment, the flood 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 16 Hedgestone MLS closings in five years, an appraiser has real comparables on the same two streets. 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 Hedgestone?

A Hedgestone at TwinEagles buyer pays ordinary Florida closing costs plus the club’s charges: the initiation fee for the deeded category, $45,000 to $150,000 as posted in September 2026, the $3,500 transfer fee, prorated dues and the master assessment, and the remaining Phase One capital assessment that transfers. There is no neighborhood transfer fee, because Hedgestone has no neighborhood association.

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

The Club Charges at Closing

The initiation fee is the largest check a Hedgestone 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 Master Association Estoppel Fee

The master association’s estoppel fee is capped under Section 720.30851 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; the statute’s base text sets the adjustment, and the actual charge prints on the certificate. The club’s own estoppel fee is a different, club-set charge, shown above at $250 on the fiscal 2022 schedule. Because Hedgestone has no neighborhood association, there is no third certificate and no third fee.

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 $2,205,000 60-month median, $1,764,000, would carry about $6,174 in note stamps and $3,528 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, 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 four-point inspection if the insurer asks for one on an older home, a roof inspection on any 2006 to 2009 home, and a survey on a lot backing a lake, fairway or preserve, where knowing exactly where your line and setbacks sit 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 $15,435 on the $2,205,000 median by our arithmetic, and is paid by the seller by custom. 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 Hedgestone home runs the seller side in full.

How Does Buyer Representation Work After the NAR Settlement?

Buyer representation for a Hedgestone 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 Hedgestone 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 whether FEMA has issued a letter for its lot. 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 Hedgestone

In Hedgestone, 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, a flood answer that changes from street point to house pad, design approvals behind every pool cage and lanai, a roof question on the older homes, 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 Hedgestone Address?

Every Hedgestone 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 ten minutes from Hedgestone 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 on both Hedgestone streets and both plats, and a sweep of every district address on the two streets returned the same answer for 2026 and 2027:

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). 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).

Beaches, Shopping and Everyday Drives

OSRM off-peak estimates from the gate at TwinEagles Boulevard and Immokalee Road, with no traffic modeled; add about ten minutes from Hedgestone 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 Is Being Built Nearby, and Does It Matter?

Collier County’s 2025 Annual Update and Inventory Report rates Immokalee Road from Collier Boulevard to Wilson Boulevard, the stretch in front of the TwinEagles gate, 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 toward the coast (county release). 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). None of it touches Hedgestone directly: the neighborhood sits more than two miles inside the gate, surrounded by the club’s golf, lake and preserve land, and the practical effect is season-time traffic on the way out.

Is Hedgestone the Right Place for You to Buy?

Hedgestone at TwinEagles is the right place to buy if you want a semi-custom pool home on a 90-foot lot beside the TwinEagles clubhouse, golf, lake or preserve behind the house, no neighborhood dues, and a resale record to negotiate from, and accept a club initiation, your own landscaping, lot-by-lot flood paperwork and a long 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 clubhouse, pool, courts and dining 0.5 to 0.9 miles by road, and the Eagle course wrapping the neighborhood.
• Homesites marketed at 90 feet, wider than every TwinEagles neighborhood except The Estates and Lake Estates.
• No neighborhood association, no quarterly neighborhood dues, and only two estoppels at a sale.
• Every home built since 2006, and about half built in 2015 or later.
• A real resale market: 16 MLS closings in five years, all four of the last twelve months below list.
• FEMA letters on file for at least 15 lots, removing houses from the mapped high-risk area.
• No CDD, and an all-ages neighborhood.

The Case Against

• The second-highest master assessment in TwinEagles, $5,017.84 in 2024, with newer budgets not public.
• A mandatory club initiation fee at closing, $150,000 for a Golf-deeded home, on top of the price.
• Your landscaping, your cost, held to the Grand Arbors standard.
• Three of ten street points in Zone AH, and every legible elevation certificate listing AH.
• Nineteen homes built 2006 to 2009, and no reroof permit on either street since January 2024.
• About 2.3 to 2.7 miles inside the gate, then an over-capacity Immokalee Road in season.

Get Your Personalized Hedgestone Buyer Consultation

A personalized Hedgestone 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 section and a lot, walk the one-time and annual club costs, check the flood record of any Hedgestone address you have in mind, and tell you honestly whether Hedgestone or Lake Estates 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 association’s budget and design guidelines, Collier County’s deeds, roll and permits, FEMA’s flood layers and the Southwest Florida MLS rather than a portal feed. Reach him at (239) 898-6072 or [email protected].

Marc Comisar

Marc Comisar runs the field side of the partnership: in the homes, at the inspections and at the closing table. For a Hedgestone buyer that means the roof, openings and air conditioning questions on a home built from 2006 onward, the golf, lake or preserve exposure of a lot, and the calendar that gets the club approval, the Membership Agreement, both 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 Hedgestone Specialist Matter?

A Hedgestone at TwinEagles specialist matters because the facts that decide a purchase here, the deeded club category, the Phase One balance, the FEMA letter on the lot, the elevation certificate, the roof age on the older homes, the design approvals and a small, uneven 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; TwinEagles HOA 2024 budget; FEMA National Flood Hazard Layer)

Ten Facts a General Naples Agent Will Not Have

1. Hedgestone is 70 homes on two streets, and Maidstone Court is part of it, not a separate neighborhood.
2. Every Hedgestone 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 Hedgestone home was $5,017.84, and there is no neighborhood association or neighborhood fee.
7. Seven of ten Hedgestone street points read Zone X and three Zone AH; the elevation certificates list a 16.0-foot base flood elevation.
8. Nine FEMA letters name at least 15 Hedgestone lots, all on the Phase Two B stretch and Maidstone Court.
9. Fences are prohibited except dog runs, and roofs must stay tile at a 5-in-12 pitch.
10. The last four Hedgestone closings ran $2,200,000 to $2,300,000, all below list, while two 2025 sales closed at 81 and 78 percent of list.

Read the Full Hedgestone Neighborhood Guide

This page is the purchase path. For the neighborhood itself, its origins in the 2005 Grand Arbors lottery, every builder and model, the full design guidelines and setback chart, the permit file and the hurricane record, read our Hedgestone 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 Hedgestone, including a move from elsewhere inside the gate, see how we sell Hedgestone homes and request a free Hedgestone home valuation, or Call Jesse direct at (239) 898-6072. The club’s Initiation Fee Policy charges nothing to a member moving to another TwinEagles home in the same or a lower category, and charges the difference when a member moves up.

Your Local Real Estate Experts

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

More about how we work and the team behind us is on our about McGreevy and Comisar page. Together they operate as McGreevy and Comisar under Domain Realty, 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

Hedgestone buyers ask the same questions before they tour, and the answers below come from The TwinEagles Club’s and the master association’s own documents, Collier County’s deeds, roll and permits, FEMA’s maps 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 Hedgestone at TwinEagles?

A neighborhood of 70 semi-custom and custom single-family pool homes on Hedgestone Court and Maidstone Court inside TwinEagles, the gated two-course golf club community on Immokalee Road in North Naples, 34120, built 2006 to 2022 on homesites marketed at 90 by 160 feet, governed by the TwinEagles master association with no association of its own.

Where is Hedgestone inside TwinEagles?

Deep inside the gate beside the clubhouse and the Eagle course, about 0.5 to 0.9 miles by road from the clubhouse and 2.3 to 2.7 miles from the Immokalee Road gate. Hedgestone Court and Maidstone Court are cul-de-sac courts off TwinEagles Boulevard.

Is Maidstone Court part of Hedgestone?

Yes. The master association writes “Hedgestone (with Maidstone),” bills both streets on one budget line of 70 units, and gives the neighborhood one board seat. Maidstone Court holds 29 of the 70 homes and is the newest section, built 2012 to 2022.

How many homes are in Hedgestone?

Seventy: 41 on Hedgestone Court and 29 on Maidstone Court. A 2013 builder article called Hedgestone an “estate neighborhood of 185 homesites,” but the county roll, the master budget and a street-by-street parcel count all say 70.

Are there any vacant lots in Hedgestone?

No. No Hedgestone lot was vacant on the 2026 county roll, and the last qualified vacant-lot sale recorded in 2019. Every purchase is a resale or, rarely, a teardown and rebuild under the Grand Arbors guidelines.

How much does a Hedgestone home cost?

The 16 MLS closings of the last 60 months ran $1,625,000 to $2,900,000, a median of $2,205,000. The four closings of the last twelve months ran $2,200,000 to $2,300,000, and two homes were listed on September 24, 2026 at $2,695,000 and $2,750,000.

Are Hedgestone prices going up or down?

Down from the 2024 peak and steady since. The four 2024 county resales ran $2,500,000 to $2,900,000, two 2025 MLS closings came in at $1,900,000 and $1,950,000, and the four 2026 closings settled at $2,200,000 to $2,300,000. That is context, not a forecast.

How big are Hedgestone homes?

County building areas run 2,881 to 6,200 square feet, median 3,878, and the MLS living area on the 60-month closings has a median of 3,525. The developer marketed Hedgestone homes at 2,800 to 5,000 square feet.

How big are Hedgestone lots?

The developer marketed them at 90 by 160 feet, about 14,400 square feet. Corner, cul-de-sac and lake lots differ, and the recorded plat and a survey are the only authority for a specific lot.

Who built the homes in Hedgestone?

Arthur Rutenberg Homes, Kingon Homes and Bordeaux Homes in the Bonita Bay Group years from 2006, then Divco and Stock Signature Homes alongside Arthur Rutenberg in The Ronto Group years from 2013.

Does a Hedgestone home come with a golf membership?

It comes with a mandatory club membership deeded to the house, but not necessarily Golf, and never a free one on resale. Each home is deeded Golf, Sports or Social, and the buyer pays the club’s initiation fee at closing.

How much is the TwinEagles initiation fee for a Hedgestone 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 under the 2024 Membership Agreement. The club posts no effective date, so confirm it on the club estoppel.

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

From the club estoppel for that house. No public document lists the category by address, so we ask the listing agent before a showing and confirm it on the estoppel once you are under contract.

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

Only subject to availability. The recorded covenant makes a move up to Golf subject to the club’s discretion, the policy charges the difference in fees, and no public club document says how upgrades work once all 614 Golf memberships are taken. If golf matters, buy a Golf-deeded home.

Is the initiation fee refundable when I sell?

None of the club’s public documents describes a refund of the initiation fee when a member sells. The only refund the Membership Agreement names is of the transfer fee if the club does not approve an applicant. Budget the fee as a cost.

What are the annual club dues?

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

What is the Phase One capital assessment?

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

What are the HOA fees in Hedgestone?

The master association’s 2024 approved budget billed each Hedgestone home $5,017.84, billed once a year on January 1, the second-highest line in TwinEagles. The 2025 and 2026 budgets are not public; the master estoppel states the current figure.

Does Hedgestone have its own HOA?

No. Owners handle their own landscaping, there are no quarterly neighborhood dues, and every Hedgestone home belongs directly to the TwinEagles master association. A sale needs only the club and master estoppels.

How many estoppels does a Hedgestone purchase need?

Two: one from the club and one from the master association, per the club’s estoppel requirements by street. The master estoppel fee is capped at $299 for a current account, plus $119 expedited and up to $179 if delinquent, on the state’s inflation-adjusted schedule.

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 recorded covenant gives the club 30 days to act on a complete application. The transfer fee is refunded if the club does not approve you.

Is there a CDD in Hedgestone?

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 Hedgestone home?

The 2025 rate was 12.2558 mills plus the $261.91 garbage line. As an illustration, the $2,205,000 median at that rate with no exemption is about $27,024 a year; your bill follows your purchase, not the seller’s bill.

Is Hedgestone in a flood zone?

Parts of it. Seven of ten Hedgestone street points read Zone X and three read Zone AH on FEMA’s effective 2012 map, and the elevation certificates we could read list Zone AH with a 16.0-foot base flood elevation. The house pad, its certificate and any FEMA letter decide, not the street.

Do I need flood insurance on a Hedgestone home?

A federally backed mortgage on a home in the Special Flood Hazard Area requires it; a FEMA letter removing the structure lifts the federal requirement, though a lender may still require coverage. Citizens requires flood on every wind-covered residential policy from January 1, 2027.

Which Hedgestone lots have FEMA letters?

FEMA’s database holds nine letters dated 2014 to 2022 naming at least 15 lots on the Phase Two B stretch of Hedgestone Court and on Maidstone Court. We found none on the older Phase Two stretch. Ask for the letter by name on every purchase.

What hurricane evacuation zone is Hedgestone in?

Collier County evacuation Zone E, at every Hedgestone point checked. Confirm your address on the county lookup each season.

What schools serve Hedgestone?

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

Can I rent out a Hedgestone home?

Yes, with limits: no more than three leases a calendar year, each at least 30 consecutive days, on the association’s approved form with tenant screening. Nightly and weekly vacation rentals are ruled out.

What are the pet rules in Hedgestone?

The Use Restrictions allow a reasonable number of common household pets, leashed or confined outdoors, with no breeding. The Grand Arbors guidelines prohibit fences except dog runs of black or dark green vinyl-coated chain link, out of the street’s view.

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

Only in an enclosed garage. Pickups, commercial vehicles, boats, trailers and RVs must be garaged, there is no street parking from 1 a.m. to 6 a.m., and golf carts may use the streets but not the courses, with drivers 16 or older.

Can I renovate or add a pool to a Hedgestone home?

Yes, with written architectural approval before work starts and a Collier County permit. A modification carries a $250 review fee and a decision within 30 business days of a complete application; pools go in the rear yard and screen enclosures must match the roof pitch.

Can I replace a tile roof with metal or shingles?

No. The Grand Arbors guidelines require clay or concrete tile at a minimum 5-in-12 pitch and prohibit asphalt or fiberglass shingles and metal roofs.

Is Hedgestone age-restricted?

No. The master association’s recorded Use Restrictions and its Rules and Regulations contain no housing-for-older-persons language, and the club’s membership form counts children under 23 as family members.

How far is Hedgestone from the beach?

Vanderbilt Beach Park is about 12.9 miles and 22 minutes off-peak from the TwinEagles gate, plus about ten minutes from Hedgestone to the gate, and more in season. There is no beach club, marina or boat access in TwinEagles.

Is TwinEagles gated?

Yes, with one guarded gatehouse on Immokalee Road. Residents drive in on a vehicle barcode, guests are registered in advance, and visitors reach open houses only from the weekly MLS open-house list. No public document states the gate’s staffing hours.

How long do Hedgestone homes take to sell?

The 13 homes marketed on the MLS in 60 months sold after a median 27 days, but the last twelve months ran from 0 to 173 days, and one 2025 sale took 230. Pricing, not the street, decides the time on market.

How much room is there to negotiate in Hedgestone?

The 60-month median was 94.34 percent of final list, the four closings of the last twelve months ran 92.09 to 95.83 percent, and two 2025 sales closed at 81.25 and 77.58 percent. Room is largest on listings priced ahead of the 2026 record.

Should I buy in Hedgestone or Lake Estates?

Hedgestone for the clubhouse at the door, a choice of house ages and a lower entry price with a real resale record; Lake Estates for a 2015-or-later home on the 34-acre lake at the highest prices in TwinEagles. The decision table above sets them side by side.

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

Yes. Since August 17, 2024, an agent who participates in an MLS must have a written agreement with you before a tour, stating compensation in an objectively ascertainable way. Talking to us, interviewing agents and asking about Hedgestone need no agreement.

How long does it take to buy a Hedgestone home?

As long as the contract allows, provided three outside clocks fit inside it: the club’s seven-day rule for the Membership Agreement, its 30-day window to act on a complete application and the ten business day estoppel clock. Financing, inspections and any flood waiting period add their own dates, so we build the closing date around all of them.

Who is the best buyer’s agent for Hedgestone?

An agent who reads the club estoppel, the elevation certificate, any FEMA letter, the permit history and the design approvals before you commit, and prices your offer against the Hedgestone 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 layers 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 master association and the Hedgestone record

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, Community FAQs and history, 2026 posting
• TwinEagles HOA, Board of Directors
• TwinEagles HOA, 2024 Approved Budget
• TwinEagles HOA, Approved Use Restrictions, 2024
• TwinEagles HOA, Rules and Regulations
• 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, Declaration of Recreational Covenant
• TwinEagles HOA, Amendment to the Declaration of Recreational Covenant
• TwinEagles HOA, recorded amended and restated governing documents
• TwinEagles HOA, February 2024 newsletter
• TwinEagles HOA, March 2024 newsletter
• TwinEagles HOA, lake-bank remediation update, June 2026
• TwinEagles HOA, neighborhood contacts, May 2024
• Florida Division of Corporations, Hedgestone name search
• Archived TwinEagles news, 2014 capture
• Archived TwinEagles news, July 2015
• Archived TwinEagles news, June 2016
• Archived Hedgestone neighborhood page, 2019
• Archived Lake Estates neighborhood page, 2019
• Naples Daily News, Kingon Homes Grandview model in Hedgestone, December 2007
• Naples Daily News, Bordeaux Homes Shiraz model, March 2009

Market data, Collier County and the State of Florida

• Southwest Florida MLS, Matrix (TwinEagles closed and active listings allocated by street to Hedgestone Court and Maidstone Court, 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, monthly building permit report, June 2024
• Collier County, elevation certificates layer
• Collier County, proposed flood insurance rate map, August 2026
• Collier County, 2026 flood protection newsletter
• 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 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
• USGS elevation point query service
• U.S. Census Bureau geocoder
• 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 Hedgestone at TwinEagles neighborhood guide
• McGreevy and Comisar Lake Estates at TwinEagles neighborhood guide
• Buy a home in TwinEagles
• Sell your home in Hedgestone
• Hedgestone 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 Hedgestone 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.

Three documents that matter to a Hedgestone buyer are not public and cannot be linked: the club estoppel for the specific home, the master association estoppel, 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.