Buy a Home in Hollybrook at TwinEagles, FL

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

Buying a home in Hollybrook at TwinEagles means buying one of 51 detached single-family pool homes on Heather Woods Court, a private cul-de-sac about half a mile from the clubhouse inside the gated TwinEagles club community on Immokalee Road in North Naples, Collier County, Florida 34120. The Southwest Florida MLS recorded 18 Hollybrook closings in the 60 months to September 24, 2026, from $790,000 to $1,242,500 at a $960,000 median, six of them in the latest 12 months, and two homes were listed that day. Every Hollybrook home is deeded one club category, the buyer pays The TwinEagles Club an initiation fee at closing, a sale needs three estoppel certificates, and the neighborhood association mows every lawn and runs every sprinkler on the street. This page is the step by step purchase path. For the full portrait of the street itself, its history, covenants, permits and storm record, read our Hollybrook 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 Heather Woods Court and are selling to move, start with how we sell homes in Hollybrook and a free Hollybrook 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 Hollybrook beside its natural rival, the Centex neighborhood next door, Wicklow 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 51 homes that trades three to four times a year, we would rather you be ready before the next Hollybrook home lists than hear about it after it closes.

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

Buying a home in Hollybrook at TwinEagles takes five things most Naples resales do not: the club category deeded to the house, a TwinEagles initiation fee of $45,000 to $150,000 paid at closing, the club’s approval before closing, three estoppel certificates instead of two, and a flood check on the lot’s FEMA letter and elevation certificate.

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

Everything below comes from The TwinEagles Club’s own membership page, its 2024 Membership Agreement, its Initiation Fee Policy and its last public dues schedule, from the master association’s 2024 Approved Budget and 2024 Use Restrictions, from the Hollybrook association’s 2006 articles of incorporation and recorded neighborhood covenants, from FEMA’s flood records, from Collier County’s recorded deeds, roll and permit files, and from the Southwest Florida MLS, pulled September 24, 2026. Where the public record is silent, and in a private club and a neighborhood association it is silent on several things a buyer wants to know, this page says so rather than guessing.

One Street, Fifty-One Detached Homes

Hollybrook is one street. The 2026 Collier County roll lists 51 residential parcels on Heather Woods Court, every one coded as a single-family home and every one improved; no Hollybrook lot is vacant. The association’s 2006 articles planned “fifty-one (51) single-family Dwelling Units,” and the master association’s 2024 budget bills “Grand Arbors, Hollybrook” as exactly 51 units, so the roll, the articles and the budget agree. Heather Woods Court leaves TwinEagles Boulevard, runs west between two rows of homes and ends in a loop and cul-de-sac where the largest lots sit. There is no Hollybrook Court inside the gate, even though the association’s state filing gives one as its address.

Two Builders, One Look

Centex Homes built most of Hollybrook from 2006 to 2009 and sold its Palomino and Victoria models as “detached villas” with pools facing the course then called the Aerie (Naples Daily News, March 28, 2009). The last 12 homes were built from 2013 to 2015 under Minto’s program for the new developer, which a 2015 release described as “six floor plans” of “2,600 to 3,000 square feet” (Naples Daily News, April 27, 2015). Whether all 12 were Minto homes is not settled by a public record we reached, so this page calls them the Minto-era homes. “Villa” here is a floor plan and a marketing word: every Hollybrook home is detached, on its own lot, held in fee simple, and the association’s articles state it is “NOT a condominium association.”

An Association That Keeps the Yard

What sets Hollybrook apart from most TwinEagles streets is its neighborhood association’s job description. Hollybrook at TwinEagles Homeowners Association, Inc. owns and lights the private street and, under the recorded neighborhood covenants as amended in 2012, maintains the landscaping on every lot, “including mowing, fertilizing, edging, trimming,” and all portions of each lot’s irrigation system, with the irrigation clocks under its control. The owner keeps the house, the roof, the pool and cage, the driveway and any plantings the owner adds with approval. For a seasonal buyer that is the difference between a yard that is mowed in November and one that needs arranging.

What Hollybrook Does Not Have

Hollybrook has no pool, clubhouse, courts or gate of its own; the private amenity is the pool on your lanai, and every shared amenity belongs to the club, about three minutes away by car. TwinEagles as a whole has no community development district, no beach club, marina or boat access, and no non-resident memberships. Hollybrook has no builder inventory and no homesite to buy: every purchase is a resale of a home built from 2006 to 2015. And Hollybrook has no age restriction; nothing in its recorded covenants or the master use restrictions limits who may live here.

The Club Category Comes Before the House

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

Older marketing from the developer years said golf came with a new home, and the 2015 Minto release repeated that promotion. 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 Hollybrook resale.

Why Do Hollybrook Buyers Work With McGreevy and Comisar?

Hollybrook 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 Hollybrook assessment and covenants, the FEMA letter on the lot and the first replacement cycle on 2006 to 2008 homes, live in club, association, county and federal records, not in listing remarks.

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

We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we read every one of those records before we write an offer. On a street where none of the six MLS closings of the last 12 months reached its final list price, and the two most recent took 259 and 133 days to sell, the record is where the negotiation starts.

The Record, Stated Plainly

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

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

What Buyers Say About Working With Us

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

★★★★★ “Marc 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

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

★★★★★ “Marc 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 Hollybrook

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

What we owe you is specific: the club estoppel ordered as soon as the contract is signed, so the deeded category, current dues and remaining Phase One balance are known before your deposit goes hard; the master and Hollybrook estoppels 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 for the roof, air conditioning and openings; and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays today.

What Should a Hollybrook Buyer Know First?

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

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

• 51 detached single-family homes on Heather Woods Court, 39 from the Centex era of 2006 to 2009 and 12 from the Minto era of 2013 to 2015, on lots of a median of about 0.24 acre.
• 18 MLS closings in the 60 months to September 24, 2026, from $790,000 to $1,242,500 at a $960,000 median, six of them in the latest 12 months ($912,000 to $1,235,000), and two active listings that day, at $1,050,000 and $758,000.
• Every home is deeded Golf, Sports or Social, and the buyer pays the club $150,000, $60,000 or $45,000 at closing as posted in September 2026, plus a $3,500 transfer fee.
• Three recurring association and club bills: the master assessment of $3,735.72 per Hollybrook home in the 2024 budget, a quarterly Hollybrook assessment whose current amount is on the estoppel, and club dues for the deeded category.
• The Hollybrook association mows, fertilizes, edges and trims every lawn and maintains each lot’s irrigation system under the recorded covenants.
• Leases of at least 30 consecutive days, no more than three a calendar year, whole house only, under both the Hollybrook covenants and the master use restrictions.
• Flood: six of eight Heather Woods Court street points read Zone X and two read Zone AH on FEMA’s effective map, and FEMA letters name at least 14 Hollybrook lots.
• No CDD: the 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment.
• A thin record: 18 MLS closings in 60 months, about 3.6 a year, so the next listing may be the only one for months.

How Do We Track the Hollybrook Market for a Buyer?

We track the Hollybrook at TwinEagles market from two independent records rather than a portal: the Southwest Florida MLS, which counted 18 Hollybrook closings in the 60 months to September 24, 2026, and Collier County’s recorded deeds, which hold 14 qualified Hollybrook resales in the same five years, through June 30, 2026.

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

What We Tracked

We tracked every Hollybrook closing in both systems for five years, every active listing on September 24, 2026, the county’s building area, lot size, year built and homestead status for all 51 homes, the 38 building permits issued on Heather Woods Court from January 2024 to July 2026, the eight FEMA street points and the letters that name Hollybrook lots, and the zoned schools for eight Heather Woods Court addresses. We also tracked the owners: 27 of the 51 homes, 53 percent, carry a homestead exemption on the 2026 roll, almost exactly the TwinEagles-wide rate of 54 percent.

Two Records, One Street

The MLS assigns TwinEagles sales to a single development name and does not label neighborhoods consistently, so we assign every sale by street: a Heather Woods Court sale is a Hollybrook sale. The county count uses the Florida Department of Revenue’s sale qualification codes 01 and 02 only, which leaves out family, trust and zero-dollar deeds; 21 other recorded Hollybrook transfers in the same five years were not qualified and are left out of every figure here. The county file ends about three months before the MLS window does, which is the main reason the counts differ, and we treat the MLS as the lead record for the current year.

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

Every figure on this page describes the Hollybrook market, not McGreevy and Comisar. Our credentials are stated above as career numbers across Lee and Collier County. A buyer deciding what to offer on a Centex home backing onto the Eagle course needs the Hollybrook record, the club estoppel and the flood letter for that lot, not an agent’s scoreboard.

What We Bring to a Hollybrook Offer

We bring three things to a Hollybrook offer that a general Naples search does not. First, the sale-to-list and days-on-market record for this street, which tells you how much room there usually is. Second, the full one-time and annual club cost for the category deeded to that address, which tells you what the house really costs before the estoppel arrives. Third, the flood position of the exact lot, including whether it is named in a FEMA letter, which tells you whether flood insurance is a lender requirement, a lender’s option or a negotiating point.

What Is the Hollybrook Market Like for Buyers Right Now?

The Hollybrook at TwinEagles market for buyers is thin and slower than it was: six MLS closings in the 12 months to September 24, 2026, from $912,000 to $1,235,000, none at or above its final list price, a median of 107 days on market, and two active listings. A prepared buyer has room to negotiate.

Data updated: September 2026 (Southwest Florida MLS, closed sales 25 Sep 2025 to 24 Sep 2026 and active listings, pulled 24 Sep 2026)

The Last Twelve Months, Sale by Sale

Six sales is too few for a market rate, so every one is listed. The median of six is the midpoint of the two middle sales, $1,148,000 and $1,150,000, which is $1,149,000, a figure no home actually sold for.

Source: Southwest Florida MLS, closed residential sales on Heather Woods Court, 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026. Across the six, the median sale-to-list ratio was 93.57 percent, the midpoint of 92.28 and 94.87; the median time on market was 107 days, the midpoint of 94 and 120; the median price per MLS living square foot was $394.78; and total volume was $6,565,000. None of the six was a non-MLS sale entered after closing.

Every Hollybrook MLS Closing in the Last 60 Months

Sixty months is the shortest window that holds ten or more Hollybrook closings, so this is the window for a median. The latest 12, 24 and 36 months hold 6, 7 and 9.

Source: Southwest Florida MLS, closed residential sales on Heather Woods Court, 25 Sep 2021 to 24 Sep 2026, pulled 24 Sep 2026. Over the 60 months: 18 closings, a median of $960,000 (both middle sales were $960,000), a median of 52 days on market (the midpoint of 49 and 55), a median sale-to-list ratio of 95.71 percent, 4 of the 18 at or above list, a median of $364.91 per MLS living square foot and total volume of $18,266,500.

Read the Direction, Not Just the Median

The two windows tell one story. In 2022, four of seven Hollybrook closings took two weeks or less and four reached or beat their final list price, which accounts for every at-or-above-list Hollybrook sale in the five years. In the last 12 months no closing reached list, the median time on market roughly doubled against the 60-month figure, and the two September 2026 sales closed at 92.00 and 89.34 percent of list after 259 and 133 days. Prices held in the same band, $912,000 to $1,235,000; what changed is how long sellers wait and how much they give.

The County’s Recorded Resales

Collier County’s recorded deeds hold 14 qualified Hollybrook resales in the 60 months to June 30, 2026, from $790,000 to $1,242,500, at a median of $942,500, the midpoint of $925,000 and $960,000. The county file holds three sales in its latest 12 months, $912,000, $925,000 and $1,235,000, and no qualified Hollybrook sale was recorded in 2024. The two highest county resales, $1,242,500 in October 2022 and $1,235,000 in October 2025, were both Minto-era homes.

What Is for Sale Right Now

On September 24, 2026 the MLS showed two active Hollybrook listings: one at $1,050,000 after 128 days on the market and one at $758,000 after 184 days. The $758,000 ask sits below every Hollybrook sale on the MLS in five years, the lowest being $790,000 in December 2021, so we would read its condition, roof, permits and deeded category line by line before treating it as a bargain. Pending sales were not part of that pull. Against six closings a year, two listings is about four months of supply, our calculation from the two MLS counts.

How Hollybrook Fits the TwinEagles Market

Across all of TwinEagles the MLS counted 50 closings in the same 12 months at a median of $1,031,250, a median 83 days on market and a median 94.63 percent of final list price, with 15 homes active on September 24, 2026. Hollybrook produced 6 of those 50 closings, 12 percent, from 51 of 717 homes, about 7 percent. Its 12-month median of six sits just under the TwinEagles single-family median of $1,150,000 across 39 sales, and above the recent Kinross, Fenhurst and Bramble Point sales.

When in the Year Hollybrook Homes Close

Nine of the 18 Hollybrook MLS closings of the last 60 months fell January to June, against 109 of 188 across all of TwinEagles. The street’s recent sales have come in every season, including three from July to September 2026, so a buyer watching Heather Woods Court should watch all year, not only in season.

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

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

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

A Hollybrook at TwinEagles home has recently cost $912,000 to $1,235,000 on the MLS, about $357 to $437 per living square foot, for a detached pool home of roughly 2,500 to 2,900 MLS living square feet, built 2006 to 2009 by Centex or 2013 to 2015 under Minto, on a lot of about a quarter acre.

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 Homes on the County Roll

Source: Collier County 2026 preliminary roll. The county’s building-area field counts roofed areas an MLS listing does not count as living area, so never compare a county per-square-foot figure with an MLS one.

Centex Villas and Minto-Era Homes

The 39 Centex-era homes were built under the original 2006 covenants, which capped homes at 2,800 square feet of air-conditioned living area, and that explains why they fall in a narrow size band. The developer’s Second Amendment, recorded at the end of 2012, raised the cap to 4,000 square feet for the Minto-era homes, and the covenants now require every home to hold between 2,100 and 4,000 square feet of enclosed air-conditioned living area. Only two Minto-era homes have resold on the county record in five years, and they brought the two highest prices: $1,242,500 in October 2022 and $1,235,000 in October 2025. Newer construction, and the FEMA fill letter that names those lots, are likely part of the premium.

Lots, Views and the Cul-de-Sac

The developer marketed Hollybrook as 67-foot lots. On the roll most lots cluster between 0.23 and 0.26 acre; the larger ones sit around the far loop and the cul-de-sac at 0.29 to 0.31 acre, and the two lots at the very end of the cul-de-sac are the largest on the street at 0.40 acre each. Homes back onto the Eagle course, a lake or preserve, and the view behind the lanai is the single largest reason two Hollybrook homes of the same size sell far apart: two 2,802-square-foot Centex homes on the county record sold for $1,165,000 in April 2022 and $860,000 in September 2023. Market timing explains some of that gap; exposure explains much of the rest.

Easements and Lakefront Lots

The 2006 articles define each lot as a homesite area plus, where it applies, a golf course easement, an access and utility easement, a stormwater easement or a preserve easement, and the covenants bar structures, trees or shrubs on drainage or utility easements without the association’s written consent. Lakefront lots carry their own rules: no dock, boathouse or mooring, no filling the lake to enlarge a lot and no change to the slope of the bank. A survey shows which easements cross the lot you are buying.

What the Build Era Means

Most Hollybrook homes are 17 to 20 years old, and the Minto-era homes 11 to 13. Three homes carry a 2023 or 2025 year on the roll, but all three have builder closings from 2006 to 2008 in the deed record; a late roll year usually marks a major renovation the county re-coded, not a new house. For a buyer, value now turns on the roof, the air-conditioning system, window and door protection, the pool and cage, and the kitchen and baths.

What the Permit File Shows

Collier County’s issued-permit files from January 2024 through July 2026 show 38 permits on 23 of Hollybrook’s 51 homes: 13 air-conditioning replacements, 10 window, door, shutter and storm-protection permits, five screen enclosures, two full reroofs in December 2025 and April 2026, one new pool, one solar installation and a handful of alterations and revisions (Collier County issued building permits). That is a street of 2006 to 2008 homes reaching its first round of big replacements. Ask for the closed permit on any roof, window or air-conditioning work a seller describes.

How Hollybrook Prices Have Moved Since 2006

On the county record, Centex’s new homes closed at a median of $736,250 from 2006 to 2008, resales bottomed at a median of $385,000 in 2012, the Minto-era new homes closed from $701,700 to $962,200 in 2013 to 2015, and resales have run from $790,000 to $1,242,500 since late 2021. The six 2022 county sales carried a median of $1,062,500, the first seven-figure Hollybrook resales on record, and every qualified sale since has been $850,000 or more. Years with one to four sales are single houses, not a market, so read them as dots on a line.

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

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

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

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

Three Categories, Deeded to the House

The TwinEagles Club sells no membership apart from the houses. Each Hollybrook home carries one category, and the category runs with the property rather than with the owner, so a buyer inherits the category recorded for that address. The club applies this to all 717 homes and homesites: “Membership is mandatory for all 717 Homeowners.” The recorded Golf and Sports Declaration of Recreational Covenant provides that a Golf or Sports membership subject to it transfers with title to the lot, subject to the club’s reasonable approval of the purchaser and payment of the transfer fees, and that the club must act within 30 days of a complete application.

The Initiation Fee, Category by Category

The price column uses the 12-month Hollybrook MLS median of six closings, $1,149,000, as an illustration; the shares are our arithmetic. The club’s Initiation Fee Policy sets the three fees in a fixed 10 to 4 to 3 ratio and requires at least 120 days’ notice of any increase. For a Hollybrook 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 club first charged a resale initiation fee on April 1, 2021, at $30,000 for Golf, raised it to $65,000 on February 1, 2022, to $100,000 before March 2024 and to $130,000 on March 1, 2024, and posted $150,000 in September 2026 with no effective date (FY2022 Dues and Fees; Initiation Fee Policy; membership page). The Golf fee has risen fivefold in about five years. The fee goes to the club, not the seller, so it is not a figure the seller can discount, but it belongs in how you price the house, and a buyer who later sells faces a market in which the next buyer weighs whatever the fee is then.

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

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

Moving Up a Category, and the 614 Cap

Golf is capped at 614 memberships across 717 homes, and the club states that “Resident Golf Memberships are immediately available with homes deeded Golf,” so the buyer of a Golf-deeded Hollybrook home does not wait for a slot. Moving a Sports or Social home up to Golf is different: the recreational covenant makes an upgrade subject to availability at the club’s discretion, and no public club document says how upgrades are handled once all 614 Golf memberships are taken. That sits in the club’s Membership Plan and bylaws, which are not posted publicly. If golf is the reason you are buying, buy a Hollybrook home already deeded Golf.

Exemptions That Matter to Hollybrook Buyers

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

Refunds and What Member-Owned Means

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

What Are the Steps to Buy a Home in Hollybrook?

Buying a home in Hollybrook at TwinEagles runs in eight steps: confirm the deeded club category, choose the lot and view, check the flood record, price the fee stack, write the offer on the right calendar, get three estoppels ordered on day one, clear club approval and screening, then close with the Membership Agreement at the club.

Data updated: September 2026 (The TwinEagles Club 2024 Membership Agreement and estoppel requirements by street; TwinEagles HOA 2024 Use Restrictions; Hollybrook covenants as amended; 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 an association 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

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

Step 2: Choose the Lot and the View

With 51 homes in two build eras and a narrow size band, the real choice is the lot: the Eagle course, a lake or preserve behind the lanai, the entrance end of the street or the loop and cul-de-sac, a Centex villa or a Minto-era home. We narrow the street to the handful of homes that fit, so you recognize the right one the day it lists.

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; most Centex-era Hollybrook homes have none on file. Get a flood quote on that basis before you write.

Step 4: Price the Full Fee Stack

Put four documents side by side: the club’s membership page for the initiation fee, the club estoppel or the last public dues schedule for annual dues and the Phase One balance, the master association’s 2024 Approved Budget for the $3,735.72 Hollybrook master assessment, and the seller’s latest tax bill. Add the Hollybrook estoppel for the quarterly neighborhood assessment, which is published nowhere else.

Step 5: Write the Offer With the Right Calendar

Write the inspection period long enough to receive the three estoppels, the elevation certificate, any FEMA letter, the wind mitigation report and the permit history. 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 Hollybrook record, not the asking price alone.

Step 6: Have All Three Estoppels Ordered on Day One

Every Hollybrook sale needs an estoppel from the club, one from the master association, ordered through FirstService Residential, and a third from the Hollybrook association: Heather Woods Court is one of eight streets on the club’s estoppel requirements by street that need three. By Collier County practice the seller orders and pays for them, but your contract should require them early, and we read each one next to the current budget and rules.

Step 7: Clear Club Approval, Association Screening and Inspections

Submit the club’s Membership Agreement with both spouses’ signatures and the transfer fee, and complete the master association’s online buyer screening through its application process; the Hollybrook association may require its own paperwork as well. In parallel, order a general inspection and a wind mitigation inspection on Florida form OIR-B1-1802, and bind flood coverage early if the lender requires it.

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 club initiation and transfer fees as buyer charges, the prorated club dues, master assessment and Hollybrook assessment, and the remaining Phase One capital assessment that transfers to you. Confirm with your closing agent that every estoppel figure and the club’s approval are in the file before the day.

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

A Hollybrook at TwinEagles owner pays annual club dues for the deeded category, the Phase One capital assessment, the master association assessment of $3,735.72 in the 2024 budget, a quarterly Hollybrook neighborhood assessment, irrigation water where the association no longer pays it, and county taxes. There is no CDD, and two of the figures are not public.

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

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

Annual Club Dues, Fiscal 2022

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

The Phase One Capital Assessment You Take Over

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

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

The Master Association Assessment

The TwinEagles Homeowners Association bills once a year, due January 1 with a grace period to January 30. Its 2024 approved budget set the Hollybrook figure at $3,735.72 per home, $3,075.72 of operating assessment and a $660 reserve share, up from $3,495.21 in 2023, about 6.9 percent by our arithmetic (Approved 2024 HOA Budget). It pays for the gate and security contract, private roads outside Hollybrook, lakes and lake banks, preserves, common landscaping, street lights and reserves; it does not pay for the club. The 2025 and 2026 budgets are not public, so the master estoppel is where the current figure comes from.

The Hollybrook Neighborhood Assessment

Hollybrook at TwinEagles Homeowners Association bills its owners quarterly, on top of the master assessment, for the lawn and landscape service on every lot, the irrigation system, the street, its lights and the association’s management. The amount is not published in any public record we can cite as current; it appears on the Hollybrook estoppel for the specific home, and that is the figure to plan on. Ask for the association’s current budget with the estoppel, because the landscape contract is its largest line and a change of contractor moves the assessment.

Irrigation Water Is a Separate Question in Hollybrook

TwinEagles irrigation water comes from Resource Conservation Systems, a private non-potable irrigation utility whose 2026 tariff sets base charges by lot class plus a usage rate. The Hollybrook association historically paid the lots’ irrigation water as one bill, and in November 2023 its board asked owners to approve an amendment so each owner pays their own water bill, noting that “66% of the residents pay more for irrigation water than they are using each month” (Hollybrook budget meeting notice, November 2023). Whether it passed is not in a public record we reached, so the Hollybrook estoppel will show whether water is still in the assessment.

No Community Development District

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

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

These are our arithmetic on published figures from three different years, and they are a floor rather than a bill: the club figure predates two fee increases and excludes the 7 percent sales tax on operating dues, the master figure is two budgets old, and the Hollybrook assessment, 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 its bylaws require a member vote on any special capital assessment over $500,000. The master association funded its lake-bank restoration without a special assessment (HOA lake-bank update, June 2026), and no Hollybrook special assessment appears in the association’s public notices. Any future repaving or relighting of Heather Woods Court falls to the Hollybrook association under its covenants, so ask for its budget and any board minutes on the road before you buy.

Which Documents Should a Hollybrook Buyer Request Before Going Firm?

A Hollybrook at TwinEagles buyer should hold eleven documents before going firm: the club, master and Hollybrook estoppels, the 2024 Membership Agreement, the Initiation Fee Policy, the master Use Restrictions, the recorded Hollybrook covenants, the seller’s latest 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; Collier County Clerk official records; FEMA National Flood Hazard Layer)

Many of those documents are public. The club posts its Membership Agreement, Initiation Fee Policy, last dues schedule and estoppel rules; the master association posts its 2024 budget, Use Restrictions, rules and buyer screening instructions; the Hollybrook covenants are recorded with the Collier County Clerk; 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 Hollybrook association’s current budget and the club’s Membership Plan and bylaws.

The Checklist, In Order

The Hollybrook Covenants in One Paragraph

Hollybrook at TwinEagles Homeowners Association, Inc. was filed with the Florida Division of Corporations on August 22, 2006 as a not-for-profit homeowners’ association under Chapters 617 and 720 of the Florida Statutes, with Centex Homes as declarant, and it has filed an annual report every year since, most recently on April 24, 2026. Centex recorded the Declaration of Neighborhood Covenants and Restrictions for Hollybrook at TwinEagles in 2006, tying the street to the TwinEagles master declaration; the later developer recorded a Second Amendment on December 31, 2012 and a Third Amendment on November 9, 2015. The Second Amendment is the one a buyer should read: it sets the home-size band, the leasing rule, the landscaping duties and the private road. The association has been managed since April 2024 by Complete Property Management of SWFL, per the association’s management page and its state filings.

Two 2023 Amendment Proposals to Ask About

In November 2023 the Hollybrook board put two amendments to owners: one moving irrigation water from the association’s budget to each owner’s own bill, and one ending the association’s duty for “painting, upkeep of any sidewalks, parking areas and driveways, the Roadway and the Storm Water Management System.” Whether either was adopted is not in a public record we reached. Ask the association, with the estoppel, which version of each duty is in force, because both change what the assessment pays for.

Two Documents That Tell You About the Club’s Health

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

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

Check a Hollybrook at TwinEagles address in three steps: read its zone on FEMA panel 12021C0217H, effective May 16, 2012, where six of eight Heather Woods Court street points read Zone X and two read shallow-ponding Zone AH; look for a FEMA letter naming the lot, of which at least 14 Hollybrook lots are named; and pull its elevation certificate.

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

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

Eight Street Points Along Heather Woods Court

Sources: FEMA National Flood Hazard Layer, panel 12021C0217H effective May 16, 2012; FEMA preliminary flood hazard layer; ground elevation from the USGS 3D Elevation Program, queried September 24, 2026. Points are listed by position along the street, not by house, and Zone AH lies within 30 meters of every point checked. Each row is a statement about a point on the street, never about any house on it.

What a Zone AH Point Means for a Buyer

Zone AH is part of FEMA’s Special Flood Hazard Area: land expected to pond one to three feet deep in a 1 percent annual-chance flood. 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 behind Hollybrook maps AH, which is why a fairway view and a flood question often arrive together.

The FEMA Letters That Name Hollybrook Lots

FEMA’s letters of map change name at least 14 Hollybrook lots in three determinations: a 2012 Letter of Map Amendment for one lot, with the outcome “structure removed”; a Letter of Map Revision based on Fill dated July 9, 2013 that names 12 Hollybrook lots, the Minto-era lots, together with lots in Wisteria and Lockford, and that FEMA lists with the outcome “multiple”; and a 2019 Letter of Map Amendment for one lot at the cul-de-sac, again “structure removed.” “Structure removed” means the house is out of the high-risk area even where part of the lot is still in it. No letter we found names most of the Centex-era lots, so on those homes the elevation certificate decides the rating.

The Elevation Certificate on File

The only Hollybrook elevation certificate in the county’s public file is for a Minto-era home certified in October 2013 (Collier County elevation certificate). It records a base flood elevation of 16 feet and the top of the bottom floor at 19.3 feet NAVD 1988, 3.3 feet above it, and the surveyor notes the July 9, 2013 fill letter. Centex-era homes have no certificate in the county file, so on a 2006 to 2008 home ask the seller to order one, or order it yourself inside the inspection period.

New Maps in 2027

FEMA released preliminary replacement panels on March 20, 2025, and at every Hollybrook street point the preliminary map shows the same zone as today. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect, per the county’s August 2026 release. FEMA lists the Hollybrook 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, ask whether the lot’s letter was revalidated.

Evacuation Zone E and the Surge Record

Every Hollybrook point tested falls in Collier County evacuation Zone E and only in Florida’s Category 5 storm-surge zone on the state’s storm-surge layer, built from worst-case National Hurricane Center model runs; confirm your zone on the county evacuation lookup each season. After Hurricane Irma in 2017 the Hollybrook board’s letters describe tree and landscape damage, not structural damage, and Collier County’s permit files from January 2024 through July 2026 show no storm-repair permit on Heather Woods Court. That is a record search, not proof of absence; the seller’s disclosure and claims history are the record for a specific home.

Your Flood Checklist Before You Go Firm

1. Read the zone for the exact address on FEMA’s current map, not in the listing remarks.
2. 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, or order one.
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 Hollybrook Home?

Insuring a Hollybrook at TwinEagles home is priced one house at a time, so this page publishes no premium. What moves the quote is known: the roof’s age, the wind mitigation features on its inspection form, its flood rating and any FEMA letter, its code era, and whether Citizens writes it, which requires flood coverage from 2027.

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

What Drives a Hollybrook 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. A Centex-era Hollybrook roof that has never been replaced is now 17 to 20 years old, so ask for the roof permit date; the county’s files show two full Hollybrook reroofs in December 2025 and April 2026.
• Wind mitigation features. Florida requires insurers to offer windstorm discounts for verified features documented on form OIR-B1-1802, and an updated version of the form took effect April 1, 2026. The form scores the roof covering, roof-deck and roof-to-wall attachment, roof shape, secondary water resistance and opening protection; the ten window, door and shutter permits on Heather Woods Court since January 2024 show owners buying exactly those credits.
• Code era. Every Hollybrook home was permitted under the Florida Building Code, in the wind-borne debris region with a design wind speed of about 160 mph, read from the statewide contours published by UF GeoPlan. The code editions in force over Hollybrook’s build years run from the 2004 through the 2010 codes, and homes permitted from March 15, 2012 onward, under the 2010 edition, were designed to ultimate wind speeds, per the Florida Building Commission’s effective-date schedule.
• Flood rating. Under FEMA’s Risk Rating 2.0, flood premiums use each building’s own risk features rather than the zone alone, and statutory limits keep most annual increases to 18 percent or less.

The Community Rating System Discount

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

Citizens and the 2027 Flood Requirement

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

Four-Point Inspections, Wind Credits and State Grants

A current wind mitigation inspection is the cheapest document a Hollybrook owner can order that directly moves a premium, and a 2006 to 2008 home will often need a four-point inspection as well. The state’s My Safe Florida Home program funds hardening grants only for homesteaded homes built before January 1, 2008 with an insured value of $700,000 or less, so in Hollybrook it can reach only some of the first Centex homes, where value allows.

Shutters, Generators and What the Association Approves

Adding or upgrading storm shutters, impact windows or a standby generator requires Architectural Review Committee approval, per the master association’s ARC application, revised February 16, 2024, and the Hollybrook covenants add that shutters need the reviewer’s consent, which “may not be unreasonably withheld,” under standards adopted “in accordance with Florida Statutes.” Budget the committee’s review time into any post-closing hardening plan.

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

Property taxes on a Hollybrook at TwinEagles home ran at 12.2558 mills of taxable value on 2025 TwinEagles bills, plus the $261.91 county garbage charge and no CDD. Estimated 2026 bills on the 51 Hollybrook homes run from about $4,701 to $13,039, but your bill resets toward market value in 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 $100,000 of taxable value costs about $1,225.58 a year. The county garbage charge, $261.91 on the 2025 bills, rides on the same bill as the only non-ad-valorem line.

What Owners Pay Today, and Why It Is Not Your Number

On the 2026 preliminary roll, estimated total tax on the 51 Hollybrook homes runs from about $4,701 to $13,039, with a median of about $9,778. The low end is a long-held homestead protected by Florida’s Save Our Homes rule, Section 193.155 of the Florida Statutes, which caps the annual rise in a homesteaded home’s assessed value at 3 percent or the change in the Consumer Price Index, whichever is lower. When you buy, that cap resets: the home is reassessed as of the next January 1, and your first full bill reflects it. Never budget from the seller’s bill.

An Illustration, Stated Carefully

As an illustration only, a Hollybrook home taxed at the 12-month MLS median of $1,149,000, with no exemption, would carry about $14,082 in ad valorem tax at 12.2558 mills, about $14,344 with the garbage line, by our arithmetic. The Property Appraiser’s assessed value will not equal your price, and the 2026 millage may differ from 2025, so treat this as a sizing figure, not a forecast.

Homestead, Portability and What to File

If the Hollybrook home will be your permanent Florida residence, file for the homestead exemption with the Collier County Property Appraiser by March 1 of the year after you take title. The exemption removes up to $50,000 of assessed value from taxation, with the second $25,000 not applying to school levies, and it starts the Save Our Homes cap on your own assessment, per the Florida Department of Revenue’s exemption guide. If you are moving from another Florida homestead, portability can carry some or all of that home’s accumulated benefit, subject to limits and deadlines the Property Appraiser administers. On the 2026 roll, 27 of 51 Hollybrook homes carry the exemption; the other owners pay on full value.

Which Rules Decide Whether a Hollybrook Home Works for You?

The Hollybrook at TwinEagles rules that most often decide a purchase are leasing (30 consecutive days minimum, no more than three leases a calendar year, whole house only), the association’s control of lawns and irrigation clocks, the 2,100 to 4,000 square-foot home-size band, architectural review for every exterior change, vehicles garaged, and the shutter calendar.

Data updated: September 2026 (Hollybrook covenants as amended in 2012 and 2015; TwinEagles HOA Approved Use Restrictions, 2024; HOA Rules and Regulations; HOA Quick Guide for Realtors)

Two layers of rules apply to every Hollybrook home: the master association’s recorded 2024 Use Restrictions and Rules and Regulations, and the recorded Hollybrook neighborhood covenants. Where the neighborhood’s rule is stricter, it controls.

Leasing

The Hollybrook Second Amendment reads: “No Dwelling Unit shall be leased for a term of less than thirty (30) consecutive days and no Dwelling Unit may be leased more than … three (3) times in any calendar year.” It also bars renting “any portion of a Dwelling Unit (other than an entire Dwelling Unit)” and leasing on a time-share basis, and the master use restrictions add the Board’s approved lease form and tenant screening. Every lease must let the association terminate it if the tenant breaks the covenants, the owner is jointly liable for tenant damage, and an owner behind on assessments can have the rent redirected to the association. A seasonal rental of one to three months works; a weekly vacation rental does not.

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

Because the Hollybrook association maintains the lawn and irrigation on every lot, the covenants give it “full control” of the irrigation timing; owners may ask for watering times, but the association sets them. Any change to the landscape design or plant material the builder installed “requires approval by the Reviewer,” and “the Owners will be required to pay for such increased landscaped costs.” If you plan new beds, specimen trees or a lawn swap, expect review first and a larger landscape bill after.

Home Size and Exterior Changes

Every home must contain “a minimum of two thousand one hundred (2,100) square feet and a maximum of four thousand (4,000) square feet of enclosed air conditioned living area,” so an addition must stay inside that band. No exterior alteration, “including, without limitation, the painting, staining, or varnishing of the exterior,” may be made without prior written approval, “which approval may be withheld for purely aesthetic reasons,” and the covenants list the improvements that need it, from “swimming pool” and “screened enclosure” to “fence,” “mailbox” and “lawn sculpture.” Exterior changes go through the master association’s architectural review before a county permit is pulled.

Pets

The master use restrictions allow “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outside, licensed and inoculated, with no breeding and no livestock, and a nuisance pet can be removed at the Board’s request. The Hollybrook board also asks owners to use the neighborhood’s doggie stations, and with the association maintaining every lawn, neighbors notice.

Vehicles, Boats and Golf Carts

Pickup trucks, commercial vehicles, recreational vehicles, boats and trailers may be kept only inside an enclosed garage, and there is no street parking from 1 a.m. to 6 a.m. The Hollybrook covenants add that no one may repair a vehicle outside a closed garage and that an inoperable or unregistered vehicle may not stay outside a garage for more than two days. Personal golf carts may use TwinEagles streets but not the golf courses, must be garaged, and drivers must be 16 or older.

Hurricane Shutters

Rear and side shutters may go up in season, June 1 to November 30, but front shutters only once a National Hurricane Center forecast cone includes Naples within five days, and all shutters must come down within 14 days, under the master Rules and Regulations. For a seasonal Hollybrook owner who leaves in spring, that rule decides whether the house can be closed for the summer behind rear and side shutters alone.

Storm Damage and Rebuilding

If a Hollybrook home is damaged, the owner must within a reasonable time either rebuild or repair it after any required approval, or clear the lot and grass it over “in a sightly manner,” and a rebuilt home must match the size and type of the original “without substantial alteration” unless the reviewer approves a change.

Lawsuits Need Three-Fourths of the Owners

The 2006 Hollybrook articles require the association to obtain “the approval of three-fourths (3/4) of all Members” before suing anyone, except to collect assessments, enforce use restrictions, act in an emergency or file a compulsory counterclaim. It is an unusual owner protection against surprise litigation costs, and it is worth knowing when you read the association’s budget.

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; private showings need an appointment and ID, per the Quick Guide for Realtors. For a buyer, the Hollybrook market lives on the MLS and on an agent’s gate list, not on yard signs.

An All-Ages Street

Hollybrook is not age-restricted. Neither the recorded Hollybrook covenants nor the master use restrictions contain housing-for-older-persons language, and anyone may buy and live in a Hollybrook home.

What Does The TwinEagles Club Give a Hollybrook Owner?

A Hollybrook at TwinEagles owner joins a private club about three minutes away by car: two 18-hole courses, the Nicklaus Talon and the Smyers Eagle that many Hollybrook lots back onto, a clubhouse expanded in a project completed in 2023, tennis, pickleball and bocce courts, a 2,500-square-foot pool, fitness and three dining outlets.

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

Two Courses, and What the Scorecards Say

Sources: Talon scorecard 2024; Eagle scorecard 2024; Nicklaus Design; club golf page. Both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club certification). The Eagle is the course Hollybrook was built around; in 2009 the Naples Daily News described the Centex villas as having “pools overlooking the Gary Player-designed Aerie course.”

Tee Times and the Summer Rotation

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

Clubhouse, Pool, Fitness and Dining

The clubhouse was renovated and expanded in a member-approved project completed in 2023, and its construction manager lists the project at 71,376 square feet (Curran Young project page). Dining runs through the Grille Room and Terrace, the Midway Café and the Tiki by the pool (club dining page). The club describes a 2,500-square-foot resort-style pool and spa and a fitness center with group classes and trainers, plus two Har-Tru tennis courts, four pickleball courts and four lighted bocce courts (club life page). From the Heather Woods Court entrance the clubhouse is 0.51 miles, about three minutes, on OpenStreetMap routing, and a short golf-cart ride.

What the Club Is Not

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

Hollybrook vs Wicklow at TwinEagles: Which Should You Buy?

Hollybrook vs Wicklow is the decision most TwinEagles buyers weighing a Centex-era pool home face, because the two streets sit side by side and both have an association that keeps the yards. Hollybrook is 51 homes on 67-foot lots at a lower price; Wicklow is 59 larger homes on 75-by-160-foot lots that trade higher.

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

Both neighborhoods came out of the 2005 Grand Arbors release, both associations were filed with the state on August 22, 2006, both streets need three estoppels, and both pay the same club initiation fee for the same deeded category. Wicklow facts below come from our Wicklow at TwinEagles neighborhood guide, the Southwest Florida MLS and Collier County’s records.

The Hollybrook vs Wicklow Decision Table

Sources: Southwest Florida MLS, closed and active sales on Heather Woods Court and Wicklow Lane, pulled 24 Sep 2026; Collier County recorded deeds (qualified sales, September 2021 to June 2026; county building area, not MLS living area); TwinEagles HOA approved 2024 budget; club neighborhood HOA contacts; archived developer pages (Hollybrook, 2013; Wicklow, 2019). Wicklow’s nine sales are fewer than ten, so its figure is the middle sale, not a reliable median.

Who Should Choose Hollybrook, and Who Should Choose Wicklow

Choose Hollybrook if you want a detached pool home with a deeded membership for less than most single-family streets in the gate, a quiet cul-de-sac half a mile from the clubhouse, a yard the association keeps, and a lower master assessment, and you are comfortable with a smaller lot and a 2006 to 2008 house entering its replacement years. Choose Wicklow if you want more house and a wider lot, a chance at a 2014 to 2016 Stock home, and you can spend about $300,000 more at the 60-month MLS midpoint.

The Numbers Behind the Choice

On the MLS over 60 months, Wicklow’s middle sale of $1,260,000 sits $300,000 above Hollybrook’s $960,000 median, and Wicklow trades higher per living square foot too, $495.87 against $364.91, so the gap is not only size: the lot, the newer Stock homes and the view carry part of it. In the last 12 months the two streets came closer, with Wicklow’s five closings at a median of $1,150,000 and Hollybrook’s six at a midpoint of $1,149,000, and Wicklow’s sold at a median 91.60 percent of list against Hollybrook’s 93.57 percent. Neither street had a closing at or above list in the last 12 months.

What the Choice Costs Each Year

Wicklow’s 2024 master assessment is $657.04 a year higher than Hollybrook’s, by our arithmetic. Both add a quarterly neighborhood assessment for the lawn and irrigation service whose current amount appears only on the estoppel, and both add club dues for the deeded category, which are the same for the same category on either street. Get both neighborhood estoppel figures before you decide on cost.

How Do We Find You the Right Home in Hollybrook?

We find you the right home in Hollybrook at TwinEagles by matching your club category, view and must-haves to the 51 homes on Heather Woods Court, watching the MLS for the next listing, reaching owners through our network when a quiet sale is possible, and touring with the roof, permit, flood and category questions in hand.

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

Matching Your Needs to 51 Homes

A price filter on a portal returns Hollybrook homes mixed with Kinross, Fenhurst and Covent Garden listings that have little in common except the gate, and it never shows the club category. We start the other way round: whether golf is daily, occasional or not at all, which decides whether you need a Golf-deeded home; whether you want a fairway, lake or preserve behind the lanai; a Centex villa or a Minto-era home; and how much of a roof and air-conditioning replacement you are willing to take on. On a street of 51 homes of one scale, that narrows the field to a handful.

Watching a Street That Sells Three or Four Times a Year

Eighteen MLS closings in 60 months means the next Hollybrook listing may be the only one for months, and the right one may be among the two listed today or may not list until next season. A saved search for Heather Woods Court and a pre-approval let you act in the first days.

Pre-Market and Off-Market Conversations

Some Hollybrook owners prefer a quiet sale, and many are seasonal. When an owner in our network is considering a sale, we can introduce a qualified buyer before a public launch, always within the seller’s instructions and the gate’s showing rules.

Set Up Custom Listing Alerts for Hollybrook

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

Touring: View, Roof, Permits and Flood

On every Hollybrook tour we check what the lanai looks onto and where the lot sits on the street, the roof’s age and permit, the air-conditioning system’s age, the window and door protection, the pool and cage, whether the lot is named in a FEMA letter, and whether an elevation certificate exists. We also ask for the deeded category in writing before a second showing.

How Do We Negotiate for You in Hollybrook?

We negotiate a Hollybrook at TwinEagles purchase on the record: six MLS closings in the last 12 months at a median 93.57 percent of final list and none at or above it, the listing’s own history, the roof and air-conditioning age, the deeded category, and the club, association and flood file.

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

Price: The Street’s Record and the Listing’s History

We price your offer against the Hollybrook closings of the last five years, read per MLS living square foot and by build era and view, and against the home’s own listing history, including any price changes. The two September 2026 closings came in at 92.00 and 89.34 percent of their final list prices after 259 and 133 days; a home priced ahead of the street’s record is where the negotiation room lives.

The Club Cost Is Part of the Price Conversation

The initiation fee goes to the club, not the seller, but a buyer weighing a Golf-deeded Hollybrook 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, about $2,900 a year at the fiscal 2022 Golf rate until about 2032.

Condition and Insurance as Leverage

A Hollybrook home built from 2006 to 2008 is old enough for its roof, air-conditioning system, water heater and original openings to be real negotiation items, and old enough that its insurer may want a four-point inspection and a fresh wind mitigation form. A wind report, an elevation certificate and a flood quote obtained during the inspection period turn condition into numbers.

The Contract Calendar

A Hollybrook 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 associations. 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 that the deeded category, current dues, the Phase One balance, the Hollybrook assessment, the flood letter and the wind report arrive before your deposit goes hard.

Appraisal Versus the County’s Numbers

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

What Are Buyer Closing Costs in Hollybrook?

A Hollybrook 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 assessments, and the remaining Phase One capital assessment. The three estoppel fees are the seller’s by Collier County practice.

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

The Club Charges at Closing

By our arithmetic, the one-time club charges come to $153,500 on a Golf-deeded Hollybrook home, $63,500 on a Sports-deeded home and $48,500 on a Social-deeded one, before title, lender and inspection costs. The Hollybrook covenants’ $500 Working Fund Contribution applies only when a buyer purchases a new home from the declarant or a builder, so it does not apply to a resale. The initiation fee is the largest check a Hollybrook buyer writes after the price, so it belongs in the proof of funds and, if you are financing, in the conversation with your lender about cash to close.

The Association Estoppel Fees Are the Seller’s

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

Title Insurance and the Florida Promulgated Rate

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

Taxes on a Financed Purchase

Two Florida taxes attach to a financed purchase. Documentary stamp tax on the promissory note runs at $0.35 per $100 of the note amount under Section 201.08, and the non-recurring intangible tax on a new mortgage runs at 2 mills under Section 199.133. As an illustration only, a loan of 80 percent of the $1,149,000 12-month median, $919,200, would carry about $3,217 in note stamps and $1,838 in intangible tax. Neither applies to a cash purchase. Deed recording is charged separately by the Collier County Clerk.

Prorations

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

Inspections, Survey and Wind Mitigation

Budget for a general inspection, a wind mitigation inspection on form OIR-B1-1802 if the seller’s report is missing or out of date, a four-point inspection if the insurer asks for one on a 2006 to 2008 home, an elevation certificate if none exists, and a survey on a lot backing the course, a lake or the preserve, where knowing where your line and any easement sit before you plan a pool extension 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 $8,043 on a $1,149,000 price by our arithmetic, and is paid by the seller by custom, along with the three estoppels. Beyond that, seller costs in Collier County are customary rather than statutory and negotiable in every contract. If you are also selling, our page on selling a Hollybrook home runs the seller side in full.

How Does Buyer Representation Work After the NAR Settlement?

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

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

The Written Buyer Agreement Before a Tour

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

What Does Not Require an Agreement

You do not need a written agreement to talk to an agent about their services, to interview several agents, to ask about Hollybrook or to visit an open house and speak to the host. You also do not need one to ask us which estoppels Heather Woods Court carries or whether a lot is named in a FEMA letter. 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 Hollybrook

In Hollybrook, 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 neighborhood assessment published nowhere, a flood answer that changes from street point to lot, a replacement cycle on 2006 to 2008 homes and a tax reset. Read any buyer agreement against that list, and read more about our team and our credentials before you decide.

What Schools, Healthcare and Beaches Serve a Hollybrook Address?

Every Hollybrook 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 6 minutes from the TwinEagles gate off-peak, Vanderbilt Beach about 22 minutes, and Heather Woods Court adds about nine minutes to the gate.

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

The Three Zoned Public Schools

The district’s zone locator returned the same three schools for eight Heather Woods Court addresses checked for the 2027 school year, and for every address it holds on all 19 TwinEagles streets:

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

Healthcare

Sources: NCH Northeast, NCH emergency services, Physicians Regional emergency services. North Collier Fire Control and Rescue District Station 10 at 13240 Immokalee Road names TwinEagles among the communities it serves (North Collier Fire).

Distances Inside the Gate

Source: OpenStreetMap routing (OSRM), September 24, 2026.

Beaches, Shopping and Everyday Drives

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

Collier County property owners qualify for the county’s resident beach parking permit, which waives the parking fee at Vanderbilt Beach Park and other county beach parks (Collier Parks). Water and sewer come from Collier County, electric from Florida Power and Light, and trash and recycling from the county’s contractor in the wildlife-proof cans the covenants require; Hollybrook homes have their own mailboxes rather than a community mailbox station.

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

Around Hollybrook at TwinEagles, little inside the gate can change: the street is built out and backs onto course, lakes and preserve. Outside, Collier County rates Immokalee Road from Collier Boulevard to Wilson Boulevard at level of service F with no funded widening, and NC Square, approved for up to 129 homes, sits across the road.

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

Inside the Gate

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

Immokalee Road in Front of the Gate

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

Across the Road

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

Is Hollybrook the Right Place for You to Buy?

Hollybrook at TwinEagles is the right place to buy if you want a detached pool home with a deeded TwinEagles membership for less than most single-family streets in the gate, a quiet cul-de-sac near the clubhouse and a yard kept for you, and you accept a smaller lot, an older house, three fee layers and few sales.

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

The Case For

• A detached TwinEagles pool home at a 60-month MLS median of $960,000, in the middle of the TwinEagles single-family ladder on the county record, below Wicklow, Wisteria, Lockford, Dundee, Hedgestone and the two estate neighborhoods.
• Mowing, edging, fertilizing, trimming and irrigation repairs on every lot, handled by the Hollybrook association under the recorded covenants.
• About three minutes to the clubhouse by car and an easy golf-cart ride.
• A private dead-end street with no through traffic.
• Six of eight street points in Zone X, and FEMA letters naming at least 14 lots.
• No CDD, no age restriction and A-rated zoned schools.
• An owner protection against litigation: most lawsuits need three-fourths of all owners.

The Case Against

• Three bills and three estoppels: master, neighborhood and club, plus the initiation fee at closing.
• Lots of about a quarter acre, so neighbors are close.
• Most homes date from 2006 to 2008 and are due or overdue for roofs, air conditioning and openings.
• Landscape changes are not yours alone: the association controls the irrigation clocks and approves plant changes, and you pay for added upkeep.
• The Hollybrook assessment is not published; the estoppel is the only route.
• About nine minutes from the Immokalee Road gate before the drive to town begins.
• Three or four sales a year, which makes buying a waiting game.

Get Your Personalized Hollybrook Buyer Consultation

A personalized Hollybrook 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 lot, a view and a build era, walk the one-time and annual club and association costs, read the lot’s FEMA letter with you, and tell you honestly whether Hollybrook or Wicklow fits how you live.

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

Jesse McGreevy

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

Marc Comisar

Marc Comisar runs the field side of the partnership: in the homes, at the inspections and at the closing table. For a Hollybrook buyer that means the roof, air-conditioning and opening questions on a home built from 2006 to 2008, the fairway, lake or preserve behind the lanai, and the calendar that gets the club approval, the Membership Agreement, three estoppels and the flood file lined up with your closing. Reach him at (239) 287-5873.

How to Reach Us

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

Why Does a Hollybrook Specialist Matter?

A Hollybrook at TwinEagles specialist matters because the facts that decide a purchase here, the deeded club category, the Phase One balance, the unpublished Hollybrook assessment, the association’s control of the yard, the FEMA letters on specific lots, the replacement cycle on 2006 to 2008 homes and a thin sales record, live in documents a general Naples search never surfaces.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; The TwinEagles Club documents; Hollybrook covenants; TwinEagles HOA 2024 budget; FEMA National Flood Hazard Layer)

Ten Facts a General Naples Agent Will Not Have

1. Hollybrook is 51 detached homes on one private cul-de-sac, Heather Woods Court, built 2006 to 2009 and 2013 to 2015, and no lot is vacant.
2. Every Hollybrook home is deeded one club category, and the buyer pays the matching initiation fee at closing: $150,000, $60,000 or $45,000 as posted in September 2026.
3. Golf is capped at 614 memberships across 717 homes, and no public club document says how a Sports or Social home moves up once the cap is full.
4. The club’s transfer fee is $3,500, and the signed Membership Agreement must reach the club seven days before closing.
5. The Phase One capital assessment runs 144 months from September 2020, and the buyer takes over the remaining payments.
6. The 2024 master assessment for a Hollybrook home was $3,735.72, and the Hollybrook association adds a quarterly assessment for the lawn and irrigation service.
7. A Hollybrook sale needs three estoppels, because Heather Woods Court is one of eight streets with a neighborhood association.
8. The association controls the irrigation clocks, and landscape changes need approval and are billed to the owner.
9. FEMA letters name at least 14 Hollybrook lots, including a July 9, 2013 fill letter that names 12 of them.
10. None of the six Hollybrook MLS closings of the last 12 months reached its final list price.

Read the Full Hollybrook Neighborhood Guide

This page is the purchase path. For the street itself, its origins in the 2005 Grand Arbors lottery, the Centex and Minto eras, the covenants section by section, the permit file, the storm record and every price since 2006, read our Hollybrook 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 Hollybrook, including a move from elsewhere inside the gate, see how we sell Hollybrook homes and request a free Hollybrook 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 Hollybrook buyer page. They co-founded Domain Realty, lead the agent partners of Domain Realty Group across Lee and Collier County, and have spent two decades selling Southwest Florida property, including North Naples and the Immokalee Road corridor. Reach Jesse direct at (239) 898-6072.

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

The Record on This Point, Stated Plainly

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

Contact McGreevy and Comisar

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

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

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

Frequently Asked Questions, Buyer Edition

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

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

What is Hollybrook at TwinEagles?

A neighborhood of 51 detached single-family homes on Heather Woods Court, a private cul-de-sac inside the gated TwinEagles club community on Immokalee Road in North Naples, built by Centex from 2006 to 2009 and in the Minto era from 2013 to 2015, and governed by Hollybrook at TwinEagles Homeowners Association under the TwinEagles master association.

Where is Hollybrook inside TwinEagles?

In the middle of the community, on Heather Woods Court off TwinEagles Boulevard, about 0.5 miles and three minutes from the clubhouse and about 2.3 miles inside the Immokalee Road gate, with the Eagle course, lakes and preserve behind its lots and Wicklow next door.

Are Hollybrook homes villas or single-family homes?

Both words appear, and both are accurate in their way. Centex sold its Palomino and Victoria plans as “detached villas,” but the county codes all 51 homes as detached single-family homes on their own lots, and the association’s articles state it is not a condominium association.

Who built the homes in Hollybrook?

Centex Homes built the first 39 from 2006 to 2009, and the last 12 were built from 2013 to 2015 under Minto’s program for the later developer. Whether all 12 were Minto homes is not settled by a public record we reached, so we call them Minto-era homes.

How much does a home cost in Hollybrook?

On the Southwest Florida MLS, six Hollybrook homes closed in the 12 months to September 24, 2026, from $912,000 to $1,235,000; over 60 months, 18 closed at a median of $960,000, from $790,000 to $1,242,500. On September 24, 2026 two homes were listed, at $1,050,000 and $758,000.

How big are Hollybrook homes?

The six homes sold in the last 12 months ranged from 2,548 to 2,916 MLS living square feet. The county’s building-area field, which counts more than living area, runs from 2,408 to 3,939 square feet across all 51 homes, with a median of 2,802.

How big are Hollybrook lots?

From 0.20 to 0.40 acre on the county roll, a median of about 0.24 acre, marketed by the developer as 67-foot lots; the largest two sit at the end of the cul-de-sac.

Do Hollybrook homes have pools?

The Centex homes were sold as pool homes with pools facing the course, and owners are still adding and replacing them: a new pool and five screen enclosures were permitted on Heather Woods Court in 2025 and 2026. Confirm the pool and cage for the specific home, and remember that any new pool or cage needs architectural approval first.

Does a Hollybrook home come with a golf membership?

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

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

Ask the listing agent in writing before the first showing, then confirm it on the club estoppel once you are under contract. Golf is capped at 614 memberships across 717 homes, so any Hollybrook home may be Golf, Sports or Social.

Can I upgrade a Social Hollybrook home to Golf?

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

What are TwinEagles club dues for a Hollybrook owner?

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

What is the Phase One capital assessment?

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

What are the HOA fees in Hollybrook?

Two association layers: the TwinEagles master assessment, $3,735.72 per Hollybrook home in the 2024 approved budget and billed each January 1, and a quarterly Hollybrook neighborhood assessment whose current amount is not published and appears on the Hollybrook estoppel.

Is landscaping included in the Hollybrook HOA fee?

Yes. Under the recorded covenants the Hollybrook association mows, fertilizes, edges and trims every lot and maintains each lot’s irrigation system, and it controls the irrigation clocks. Changes to the builder’s landscape design need approval, and the owner pays any added maintenance cost.

Who pays for irrigation water in Hollybrook?

Historically the Hollybrook association paid it as one bill; in November 2023 the board asked owners to approve moving it to each owner’s own bill from Resource Conservation Systems. Whether that passed is not in a public record we reached, so check the Hollybrook estoppel.

Is there a CDD in Hollybrook?

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

What are property taxes on a Hollybrook home?

Estimated 2026 bills on the 51 homes run from about $4,701 to $13,039, with a median of about $9,778, but your bill resets toward your price the year after you buy. As an illustration only, $1,149,000 at the 2025 rate of 12.2558 mills is about $14,082 before the garbage line and any exemption.

Is Hollybrook gated?

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

Is Hollybrook in a flood zone?

Partly. Six of eight Heather Woods Court street points read FEMA Zone X and two read Zone AH on the effective map, the preliminary 2025 map keeps the same zones, and FEMA letters name at least 14 Hollybrook lots. The answer for one home is its letter and its elevation certificate.

Do I need flood insurance in Hollybrook?

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

Is Hollybrook in an evacuation zone?

Every Hollybrook point tested falls in Collier County evacuation Zone E and only in the Category 5 storm-surge zone. Confirm your zone on the county lookup each season.

What schools serve Hollybrook?

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

Is Hollybrook a 55+ community?

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

Can I rent out a Hollybrook home?

Yes, with limits: the whole house only, at least 30 consecutive days per lease, no more than three leases a calendar year, on the association’s approved form with tenant screening, and no time-sharing. Weekly vacation rentals are not allowed.

Can I have pets in Hollybrook?

Yes. The master use restrictions allow a reasonable number of dogs, cats or other usual household pets, leashed or confined outside, licensed and inoculated, with no breeding; a nuisance pet can be removed at the Board’s request.

Can I keep a pickup truck or boat in Hollybrook?

Only inside 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 vehicle repairs are allowed only inside a closed garage.

Can I add a pool, screen cage or fence to a Hollybrook home?

Only with prior written approval. The covenants list “swimming pool,” “screened enclosure” and “fence” among the improvements that need it, and the approval comes from the master association’s architectural review before a Collier County permit is pulled.

Can I paint my Hollybrook home a different color?

Only with approval. The covenants require prior written approval for “the painting, staining, or varnishing of the exterior,” and painting a home in a color other than the builder’s original also needs approval, which “may be withheld for purely aesthetic reasons.”

How big can I build or expand a Hollybrook home?

Every home must hold between 2,100 and 4,000 square feet of enclosed air-conditioned living area under the covenants as amended in 2012, so an addition must stay inside that band and pass architectural review.

How many Hollybrook homes are for sale?

Two were active on the Southwest Florida MLS on September 24, 2026, at $1,050,000 after 128 days and $758,000 after 184 days. Pending sales were not part of that pull; call Marc at (239) 287-5873 for today’s inventory.

How often do Hollybrook homes come up for sale?

About three to four times a year: 18 MLS closings in the 60 months to September 24, 2026, and six in the last 12 months. The county’s recorded deeds hold 14 qualified resales in the same five years.

How much room is there to negotiate in Hollybrook?

The six MLS closings of the last 12 months sold at a median 93.57 percent of final list price, none at or above list, and the two September 2026 sales closed at 92.00 and 89.34 percent after 259 and 133 days. Across all of TwinEagles the 12-month median was 94.63 percent.

Do Minto-era Hollybrook homes sell for more?

On the county record the only two Minto-era homes to resell in five years brought the two highest prices, $1,242,500 in October 2022 and $1,235,000 in October 2025. Two sales are a pattern to watch, not a rule.

What estoppels does a Hollybrook sale need?

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

What closing costs does a Hollybrook buyer pay?

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

Who chooses the closing agent when I buy in Hollybrook?

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

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

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

Should I get a wind mitigation inspection on a Hollybrook home?

Yes. A current report on form OIR-B1-1802 documents the roof, attachments and opening protection that earn insurance credits, and on a 2006 to 2008 home it often pairs with a four-point inspection.

Has Hollybrook had hurricane damage?

The public record shows tree and landscape damage after Hurricane Irma in 2017, which the association cleaned up, and no storm-repair permits on Heather Woods Court in the county’s January 2024 to July 2026 files. The seller’s disclosure and claims history are the record for a specific home.

How does Hollybrook compare with Wicklow?

Hollybrook is 51 homes on 67-foot lots with a 60-month MLS median of $960,000; Wicklow is 59 larger homes on 75-by-160-foot lots whose middle sale of nine was $1,260,000. In the last 12 months the two streets closed at almost the same middle price, and Wicklow’s master assessment runs $657.04 a year higher. The decision table above sets them side by side.

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

An agent who has read the club’s documents, the Hollybrook covenants, the FEMA letters and the street’s full sales record, and will put the category, fees, flood and replacement items on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or Jesse at (239) 898-6072.

Sources and Authoritative References

Sources below were retrieved and checked in September 2026, with the Southwest Florida MLS pulled 24 September 2026, FEMA’s flood records queried 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.

Hollybrook association records

• Florida Division of Corporations, Hollybrook at TwinEagles Homeowners Association, Inc.
• Hollybrook at TwinEagles HOA, Articles of Incorporation, August 22, 2006
• Hollybrook at TwinEagles HOA, Articles of Amendment, 2010
• Hollybrook at TwinEagles HOA, 2026 annual report
• Hollybrook at TwinEagles HOA, 2024 annual report
• Hollybrook at TwinEagles HOA website
• Hollybrook at TwinEagles HOA, property management
• Hollybrook HOA, budget meeting notice and amendment proposals, November 16, 2023
• Hollybrook HOA, budget workshop notice, October 17, 2023
• Hollybrook HOA, weekly landscape report, September 3, 2021
• Hollybrook HOA, doggie stations notice, 2018
• Hollybrook HOA, Irma cleanup letter, 2017
• Collier County Clerk of Courts, Official Records search (Hollybrook covenants and amendments)

The TwinEagles Club

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

TwinEagles Homeowners Association

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

Market data and county records

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

Flood, storms and insurance

• FEMA National Flood Hazard Layer
• FEMA letters of map change layer
• FEMA preliminary flood hazard layer
• FEMA Flood Map Service Center
• FEMA, LOMA and LOMR-F process
• FEMA, revalidation guidance
• FEMA, Community Rating System eligible communities, April 1, 2026
• FEMA, Risk Rating 2.0
• Collier County, elevation certificates layer
• Collier County, elevation certificate for a Minto-era Hollybrook home, October 2013
• Collier County, proposed flood maps and appeal period, August 2026
• Collier County, 2026 flood protection newsletter
• Florida Division of Emergency Management, storm surge zones
• Collier County evacuation zone lookup
• USGS 3D Elevation Program, elevation point query service
• National Weather Service Miami, Hurricane Irma
• Citizens Property Insurance, flood requirement
• Citizens Property Insurance, 2026 multiperil rates
• Florida Office of Insurance Regulation, form OIR-B1-1802
• Florida Building Commission, code edition effective dates
• UF GeoPlan Center, Florida Building Code 2023 wind speed data
• North Collier Fire Control and Rescue District, fire stations

Florida statutes, state agencies and buyer representation

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

Schools, healthcare and places

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

History and news

• Naples Daily News, Centex villas in Hollybrook face the Aerie course, March 28, 2009
• Naples Daily News, Minto unveils Dundee and the Hollybrook sellout, April 27, 2015
• Developer page, Hollybrook, December 2013, Wayback Machine
• Developer page, Wicklow, December 2019, Wayback Machine
• Business Observer, GL Homes buys the 550-acre TwinEagles parcel, 2014

McGreevy and Comisar

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

Downloadable Documents

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

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

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