Buy Your Next Home in Kinross at TwinEagles with the #1 Team in Southwest Florida Since 2012

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

Buying a home in Kinross at TwinEagles means buying one of 86 Lennar single-family pool homes on Kinross Lane, one curving street along the northern edge of the gated TwinEagles club community on Immokalee Road in North Naples, Collier County, Florida 34120, with a wooded preserve behind the north row and lakes behind the south row. The Southwest Florida MLS recorded 11 Kinross closings in the 24 months to September 24, 2026, at a median of $740,000. Every Kinross home is deeded one club category, the buyer pays The TwinEagles Club an initiation fee at closing, and six of seven street points on Kinross Lane read FEMA Zone AH. This page is the step by step purchase path. For the full portrait of the neighborhood itself, its history, plans, rules and permit record, read our Kinross 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 Kinross Lane and are selling to move, start with how we sell homes in Kinross and a free Kinross 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 Kinross beside its natural rival, the other all-Lennar street, Fenhurst 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 where eight homes closed in the last twelve months and two were listed on September 24, 2026, we would rather you be ready before the right Kinross home lists than hear about it after it closes.

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

Buying a home in Kinross at TwinEagles takes five things most Naples resales do not: the deeded club category, a TwinEagles initiation fee of $45,000 to $150,000 paid at closing, the club’s approval before closing, two estoppel certificates that also state the Kinross landscaping assessment, and an elevation certificate for a house on a mostly Zone AH street.

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 Lennar’s own marketing of the neighborhood as reported at the time, from FEMA’s flood records, from Collier County’s recorded deeds, roll, elevation certificates and permit files, and from the Southwest Florida MLS, pulled September 24, 2026. Where the public record is silent, and in a private club it is silent on several things a buyer wants to know, this page says so rather than guessing.

One Street, Eighty-Six Lennar Homes

Kinross is one street. The 2026 Collier County roll shows 86 single-family homes on Kinross Lane plus two common tracts, and the master association’s 2024 budget bills “Grand Arbors, Kinross” as exactly 86 units, the largest single-family neighborhood in TwinEagles; only the 120 Covent Garden condominiums outnumber it. Kinross Lane runs roughly east to west in a long, gentle curve, from a roundabout at its west end to a cul-de-sac at its east end, about 3.1 miles and 12 minutes by road inside the Immokalee Road gate and about 1.3 miles from the clubhouse.

Every Kinross home was built by Lennar for the developer, The Ronto Group, and the county roll dates them 2015 to 2018: 16 homes carry a 2015 year built, 30 carry 2016, 20 carry 2017 and 20 carry 2018. No Kinross lot is vacant, so every purchase here is a resale of a Lennar home from those four years, and the oldest is now about eleven years old.

Preserve Behind the North Row, Water Behind the South

The homes on the north side of Kinross Lane back onto a continuous band of dense native woodland along the community’s northern boundary, as the February 2023 federal aerial image shows (USDA NAIP imagery via the USGS National Map). Lennar marketed these as preserve homesites. The south side backs onto a chain of lakes, and toward the east end those lanais look across the water to a golf hole. Which view a particular house has is the single biggest difference between two otherwise identical Lennar plans on the street, so we confirm it on the survey, not on a listing description.

What Kinross Does Not Have

Kinross has no pool, clubhouse or courts of its own; the amenities belong to the club, about five minutes away. It has no individual curbside mailboxes: Kinross, like Covent Garden and Dundee, uses community mailbox units. It has no neighborhood association: every Kinross home belongs to the TwinEagles master association and pays a separate Kinross landscaping assessment through it. TwinEagles as a whole has no community development district, no beach club, marina or boat access, and no non-resident memberships. And Kinross has no FEMA letter on any lot, which sets it apart from much of the gate.

What Kinross does have that most TwinEagles streets do not is a private caged pool and spa built into the base price of every Lennar plan, and neighborhood landscaping run for you through the master association, which the association describes as a separate assessment: “the same holds true for Fenhurst and Kinross” (TwinEagles HOA, association and club responsibilities).

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

Older marketing from Kinross’s launch said golf came with a new home: Lennar’s 2017 release read “A golf membership is included with the purchase of every newly constructed home at TwinEagles” (Florida Weekly, March 16, 2017). 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 Kinross resale, whatever the seller paid in 2016.

Why Do Kinross Buyers Work With McGreevy and Comisar?

Kinross 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 unpublished landscaping assessment, the elevation certificate on a mostly Zone AH street, and the first replacement cycle on 2015 to 2018 Lennar 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 the eight MLS closings of the last twelve months ran from $650,000 to $840,000, two of them after more than 200 days on the market, the record is where the negotiation starts.

The Record, Stated Plainly

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

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

What Buyers Say About Working With Us

McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star average. Read the full set on the McGreevy and Comisar Google reviews profile.

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

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

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

★★★★★ “Marc 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 Kinross

Kinross is governed by two bodies at once and billed by a third line inside one of them: The TwinEagles Club, which bills three categories on its own fiscal year and has not posted a dues schedule publicly since fiscal 2022; the TwinEagles master association, which billed each Kinross home $3,402.96 in its 2024 budget and has not posted a newer figure; and the Kinross landscaping assessment, which the master association bills and does not publish. Add a flood answer that depends on the house’s elevation certificate rather than the street, and an agent who has not read those documents cannot tell you what you will pay, what you may change about the house or whether you can play golf the day you close.

What we owe you is specific: both estoppels ordered by the seller as soon as the contract is signed, so the deeded category, current dues, the Kinross landscaping figure and the remaining Phase One balance are known before your deposit goes hard; the Membership Agreement delivered to the club at least seven days before closing; the house’s elevation certificate and a flood quote in your file from the first week; the permit history, roof age and air-conditioning age read against a 2015 to 2018 build; the architectural approvals for every exterior change the seller made; and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays today.

What Should a Kinross Buyer Know First?

A Kinross at TwinEagles buyer should know ten recorded facts before touring: the home count and build years, the recent price band, the deeded club category and initiation fee, three layers of dues, the Kinross landscaping arrangement, the mostly Zone AH street, the leasing cap, the community mailboxes, the zoned schools and the absence of a CDD.

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

• 86 single-family Lennar homes on Kinross Lane, built 2015 to 2018 by county year built, with county building areas of 1,924 to 3,200 square feet and a median of 2,560.
• 11 MLS closings in 24 months, $650,000 to $900,000, median $740,000, and eight in the last twelve months, from $650,000 to $840,000 (Southwest Florida MLS, pulled September 24, 2026). Two were listed on September 24, 2026, at $1,100,000 and $775,000.
• The club category is deeded to the house. The buyer pays the initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social as posted in September 2026, plus a $3,500 transfer fee (club membership page).
• Three layers of dues. The master association billed each Kinross home $3,402.96 in its 2024 budget, the lowest single-family figure in TwinEagles (2024 Approved Budget); the Kinross landscaping assessment billed through the master association is not public; club dues follow the deeded category.
• No Kinross association, two estoppels. The club’s estoppel sheet lists Kinross Lane among the streets that need only the club’s and the master association’s estoppels (estoppel requirements by street).
• Current club dues are not public. The last posted schedule, fiscal 2022, put Full Golf at about $18,328 a year before sales tax, including the Phase One capital assessment a buyer takes over (FY2022 Dues and Fees).
• Kinross Lane reads Zone AH at six of seven street points, with one in shaded Zone X, on FEMA’s effective and preliminary maps, and no FEMA letter names a Kinross lot. The elevation certificate, not the street, is the document your insurer prices.
• Leasing is capped at three leases a calendar year, each at least 30 consecutive days, on the master association’s approved form with tenant screening.
• Community mailbox units rather than a box at the curb, and about 12 minutes of driving inside the gate before you reach Immokalee Road.
• Schools by address: Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26. No CDD: the 2025 Kinross tax bill we checked carries one non-ad-valorem line, the $261.91 county garbage charge.

How Do We Track the Kinross Market for a Buyer?

We track the Kinross at TwinEagles market through two independent records rather than a portal: the Southwest Florida MLS, which shows 25 Kinross closings in the 60 months to September 24, 2026 and 11 in the last 24, and Collier County’s recorded deeds, which show 20 qualified Kinross resales in the 60 months ending September 24, 2026.

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

What We Tracked

We tracked every Kinross closing in both systems, allocated by street to Kinross Lane, because the MLS subdivision field is inconsistent and many TwinEagles rows read only TwinEagles. The MLS count is 25 closings from September 25, 2021 to September 24, 2026, none of them a non-MLS sale entered after closing, and the 24-month window is the shortest with at least ten, so it leads this page. The county count is 20 qualified, arm’s-length sales of improved homes over $100,000 using the Florida Department of Revenue’s sale qualification codes 01 and 02 only, which leaves out $100 transfers, quitclaims and corrective deeds. Lennar’s own first sales of the 86 homes, from 2015 to 2018, sit before that window and are shown separately as the builder record.

We also tracked the club’s three initiation fees and their history since 2021, the last public club dues schedule, the master assessment for Kinross in 2023 and 2024, Lennar’s plan catalogue as reported during the sellout, FEMA’s flood layers at seven points along Kinross Lane, eight county-filed elevation certificates, 31 months of Collier County building permits on Kinross Lane, the zoned schools for addresses along the street, and the drive times from Kinross Lane to the gate and the clubhouse.

Two Records, Side by Side

The two records count different things for ordinary reasons. The county file ends at June 30, 2026, about three months before the MLS window, so the four Kinross closings of late July to September 2026 are on the MLS and not yet on the deeds. The county’s price per square foot uses the roll’s building-area field, which counts more than air-conditioned space, while the MLS uses living area, so we never set one against the other. We label every figure with the record it came from.

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

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

What We Bring to a Kinross Offer

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

What Is the Kinross Market Like for Buyers Right Now?

The Kinross at TwinEagles market for buyers is active and softer than it was: 11 MLS closings in the 24 months to September 24, 2026, at a median of $740,000, from $650,000 to $900,000, a median 107 days on market and a median 95.86 percent of final list price, with two homes listed that day.

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

The 24-month window is the shortest with at least ten Kinross closings: the 12-month window holds 8, which is why this page leads with 24 months for a median and lists every sale. The 11 homes sold at a median $368.71 per square foot of MLS living area, the median living area was 2,224 square feet, total volume was $8,376,000, and 1 of the 11 closed at or above its final list price. With 11 sales, an odd count, the $740,000 median is an observed sale.

Every Kinross MLS Closing in the Last 24 Months

Source: Southwest Florida MLS, 24 months (September 25, 2024 to September 24, 2026), pulled September 24, 2026; sale to list is our arithmetic on the sold and final list prices. Every Kinross home is a Lennar plan on Kinross Lane, so the street column is left out; the living area tells you which size of plan sold.

The Last Twelve Months

Eight Kinross homes closed in the twelve months to September 24, 2026, all of them between May and September 2026, from $650,000 to $840,000. The median was $717,500, the mean of the two middle sales, $695,000 and $740,000, because eight is an even count; that midpoint is not a price any home actually sold for. The median days on market was 86, the mean of 54 and 118, and the median sale-to-list ratio 96.44 percent, the mean of 95.86 and 97.01 percent. One of the eight, the September 2026 closing at $820,000, sold above its final list price of $799,500. Per square foot of MLS living area the eight ran at a median of $329.04.

Those eight are 8 of the 50 TwinEagles closings the MLS counted in the same twelve months, 16 percent of the community’s sales from 86 of its 717 homes, about 12 percent. Kinross traded a little above its share of the gate, which fits a street where only 40 of 86 homes, 47 percent, carried a Florida homestead exemption on the 2026 preliminary roll, the lowest share of any TwinEagles single-family neighborhood: more Kinross owners are seasonal, and seasonal owners sell more often.

What Is for Sale Right Now

On September 24, 2026 the MLS showed two active Kinross listings, one at $1,100,000 after 8 days on market and one at $775,000 after 43 days, against 15 active listings across TwinEagles that day. Pending sales were not part of that pull. Read the two asks against the record: $775,000 sits inside the band of the last twelve months, while $1,100,000 sits above every Kinross closing since July 2024 and matches the February 2024 closing of a 2,224-square-foot home at the peak of the market. A listing priced there is where negotiation room lives. Listings change weekly, so this page publishes the shape of the market rather than addresses to chase.

The Price Path Since 2021, Year by Year

Source: Southwest Florida MLS, pulled September 24, 2026; our arithmetic. Even-count medians are midpoints: 2023 is the mean of $950,000 and $1,000,000, 2024 of $890,000 and $900,000, and 2026 of $695,000 and $740,000; single-sale years are one house, not a trend.

Read down the per-foot column. The 2024 buyer paid a median $463.06 per square foot of living area; the 2026 buyer has paid $329.04, about 29 percent less, while the median price fell about 20 percent, from $895,000 to $717,500. Part of that gap is mix, because 2026 sold more of the mid-size plans, but the same-size series below shows it is not all mix. A buyer today is buying well below the 2024 peak, which is useful context and not a forecast.

The Same Plan Size, a Different Year

Because Lennar built the whole street from a handful of plans, several Kinross closings share an MLS living area to the square foot. The series below compares homes of the same recorded living area; they are different houses, so view, condition, options and the deeded club category all differ.

Source: Southwest Florida MLS, 60 months, pulled September 24, 2026. The 2,249-square-foot series fell from $1,100,000 in April 2023 to $740,000 twice in the summer of 2026, and the 2,224-square-foot series from $1,100,000 in February 2024 to $660,000 and $661,000 in 2026, before a September 2026 closing at $820,000 above its list price. That last sale is a reminder that the right house, priced to the record, still draws a buyer quickly.

The Longer Record: 12, 24 and 60 Months

Source: Southwest Florida MLS, pulled September 24, 2026; our arithmetic. The 12-month median, days and sale-to-list are midpoints of even counts, as set out above. Read across the rows, the latest year is slower and cheaper than the five-year record: the median home took 86 days against 44, and the median price per foot of living area fell from $405.64 over 60 months to $329.04 over the latest 12.

The County Deed Record Beside the MLS

Collier County’s recorded deeds tell the same story from a different system. The county file holds 14 qualified Kinross resales in the 36 months ending September 24, 2026 (newest recorded sale June 30, 2026), from $650,000 to $1,210,000, a median of $867,500, the mean of the two middle sales, $855,000 and $880,000, and a median of $381.45 per square foot of county building area, with $12,355,000 in recorded volume. Thirty-six months is the shortest deed-file window with at least ten sales. The 60 months ending September 24, 2026 hold 20 resales at a median of $885,000 and $373.76 per county square foot; the latest 12 months hold four, recorded in May and June 2026, from $650,000 to $840,000, at a median of $700,000, the mean of $660,000 and $740,000 (Collier County recorded deeds).

Twenty qualified resales on 86 homes in about five years is roughly one Kinross home in twenty changing hands each year, and the eight 2024 deeds ran from $850,000 to $1,210,000 while the four of 2026 ran from $650,000 to $840,000. The county per-foot figures run on building area, which counts more than air-conditioned space, so they are never compared with the MLS figures above.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. With eight Kinross closings in twelve months and two listed on September 24, 2026, the buyer who wins the right house is the one already financed, already clear on the club cost for that home’s category and already holding the elevation certificate and a flood quote. Start with how we represent buyers in Naples or Call Marc at (239) 287-5873. Selling a home to buy here? Get a free Kinross home valuation or Call Jesse direct at (239) 898-6072.

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

A Kinross at TwinEagles home has recently cost $650,000 to $840,000 on the MLS over twelve months, and $650,000 to $900,000 over 24, for a Lennar pool home of about 2,200 square feet of living area built 2015 to 2018, on a homesite marketed at 52 feet wide and at least 145 feet deep, backing a preserve or a lake.

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

The deeded club category sits on top of every price below and is not in any of them, because the initiation fee is paid to the club, not to the seller. A buyer comparing a $740,000 Social-deeded home with a $740,000 Golf-deeded one is really comparing $788,500 with $893,500 once the one-time club charges are added, by our arithmetic from the club’s posted fees. On a Golf-deeded home at the 24-month median, the $150,000 initiation alone is about 20 percent of the price, a far larger share than on the higher-priced TwinEagles streets.

The Homes on the County Roll

Source: Collier County 2026 preliminary roll, as measured for our Kinross neighborhood guide; Southwest Florida MLS; Florida Weekly, March 16, 2017; archived developer page, Kinross, December 2019. The county’s building-area field counts more than air-conditioned space, so it reads larger than Lennar’s “under air” figure and larger than MLS living area. The county figures cluster at repeating sizes, 2,243, 2,249, 2,560, 2,755 and 3,055 square feet among them, which is the plan mix showing through.

The Lot and the View Are the Price Variables

Every Kinross buyer can tell a small plan from the largest one; what a listing sheet rarely shows is the lot. A 52-foot homesite at least 145 feet deep is about 7,500 square feet or more, roughly a sixth of an acre, and lots on the curve and at the cul-de-sac are pie-shaped and larger. Side yards are narrow, so the privacy is at the back, and the back is what differs: preserve on the north row, lake on the south row, and a lake with a golf hole beyond it toward the east end. The Collier roll carries no lot area on its public fields and the deed file records no view, so with 14 recorded resales in three years no view premium can be measured honestly from public data; we ask for the survey and pull the comparable sales from your side of the street.

What Lennar Charged, and What Resales Brought

Because one builder sold every house on the street within four years, Kinross is an unusually clean record of what the Naples market did to a single product. Lennar’s qualified first sales on the county file had yearly medians of $529,350 in 2015, $568,100 in 2016, $574,500 in 2017 and $537,500 in 2018, and the developer’s March 2017 release described plans “priced from the high $400’s to the low-$600’s” (Florida Weekly, March 16, 2017). Qualified resales then moved like this:

Source: Collier County recorded deeds, DOR-qualified improved sales over $100,000, as set out in our Kinross neighborhood guide; the 2026 median is the mean of $660,000 and $740,000. Small yearly counts: read the direction, not the decimals. The median resale rose about 70 percent from 2020 to 2024 and the four 2026 deeds sit below the 2024 range. A single-sale year is one house, not a trend, but the 2026 sales are the comparables your appraiser will use.

Price per Square Foot, and Which Denominator

A Kinross buyer will see two price-per-foot figures and should use only one at a time. On the MLS, the 24-month median is $368.71 per square foot of living area, and the eight closings of the last twelve months ran at a median of $329.04. On the county’s deeds, the 36-month median is $381.45 per square foot of the roll’s building area. Because the two denominators measure different things, the county figure is a property of the measurement, not a second opinion on value; we price your offer on living area from the MLS and use the county figures only to check the direction.

Which Lennar Plans Will You Find in Kinross?

Kinross at TwinEagles homes are Lennar single-family pool homes from a small catalogue: in 2017 Lennar sold six plans at TwinEagles, from the 1,850-square-foot Victoria to the 2,828-square-foot Catalina, and the developer’s releases also mention a seventh from 1,649 square feet, each with a caged heated pool and spa and an outdoor summer kitchen in the base price.

Data updated: September 2026 (Florida Weekly, 16 Mar 2017; archived developer news page; Collier County 2026 preliminary roll)

The Six Plans Lennar Sold in 2017

Source: Florida Weekly, “Kinross generating strong sales at TwinEagles,” March 16, 2017. The developer’s own news page gave slightly different base prices for its February 2017 model tour (archived TwinEagles news page); base prices moved during the sellout, so treat them as dated history. Builders revise plans and options over a build-out, so the house you buy is described by its permit set and survey, not by a brochure.

What Came Standard

The same March 2017 report lists what the base price bought on every Kinross plan: “a caged heated pool and spa, a summer kitchen with a refrigerator, a pavered pool deck, lanai and driveway, wood ceilings on the lanai, crown moldings in the living areas and owner’s bedroom, and additional features.” That is why nearly every Kinross resale is a pool home, and why a buyer comparing Kinross with an older TwinEagles neighborhood should not pay extra for a pool as if it were an upgrade. Check on the house you tour that the pool heater, pump and summer-kitchen refrigerator are working and how old each is.

Two Furnished Models, and Why Model Homes Differ

Lennar ran two furnished models in Kinross, the Maria and the Angelina, both open for the 2017 Chubb Classic model tour. Former model homes often resell with built-ins and upgraded finishes, so ask the seller for the original option sheet; it tells you what was built in and what was added later, which matters when you read the architectural approvals and the permit file.

Two-Car Garages and What They Mean for Your Vehicles

Every plan in the 2017 catalogue carries a two-car garage. The master association’s rules keep pickup trucks, commercial vehicles, boats and recreational vehicles inside an enclosed garage and prohibit overnight street parking, so a household with a truck and two cars needs to plan before it ships a vehicle south.

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

Joining The TwinEagles Club costs a Kinross 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 home.

Three Categories, Deeded to the House

The TwinEagles Club sells no membership apart from the houses. Each home carries one category, and the category runs with the property rather than with the owner, so a Kinross 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, posted by the master association, 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, that the club must act within 30 days of a complete application, that membership fees are secured by a lien on the lot, and that seller and buyer are jointly responsible to the club for dues incurred before the sale. The Kinross lots also sit under the master association’s recorded Declaration of Recreational Covenant.

We have found no public list of the category deeded to each Kinross address. Lennar offered its new-home buyers a golf membership, but that tells you nothing reliable about a specific house today, and the only answer that binds is the club estoppel. Ask the listing agent which category the house carries before the first showing, and have it confirmed on the estoppel before your deposit goes hard.

The Initiation Fee, Category by Category

The shares are our arithmetic on the 24-month Kinross MLS median. The club’s Initiation Fee Policy sets the three fees in a fixed 10 to 4 to 3 ratio, requires at least 120 days’ notice of any increase, says the fee “must be paid to the Club at the closing of the home sale,” and charges nothing to a member moving to another TwinEagles home in the same or a lower category, while a member moving up pays the difference. It also exempts gratuitous transfers to a spouse or surviving spouse, transfers under a divorce decree, bona fide estate-planning transfers to family members or trusts, and club foreclosures. For a Kinross buyer the practical difference between a Golf home and a Social home is $105,000 in initiation alone, before a single year of dues.

How the Initiation Fee Has Risen

The Golf fee has risen fivefold in about five years. That history matters to a Kinross buyer in two ways: the fee you pay goes to the club, not to the seller, so it is not a figure the seller can discount, although it belongs in how you price the house; and a buyer who later sells will face a market in which the next buyer weighs whatever the fee is then. Part of the fall in Kinross prices since 2024 happened while the Golf initiation rose from $100,000 to $150,000, which is one reason we always read the house price and the club cost together.

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

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

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 Kinross home does not wait for a slot. Moving a Sports or Social home up to Golf is a different matter. The recreational covenant makes an upgrade to Golf subject to availability at the club’s discretion, and the Initiation Fee Policy charges the difference in fees when a member moves up, but no public club document says how upgrades are handled once all 614 Golf memberships are taken. That sits in the club’s Membership Plan and bylaws, which are not posted publicly; a buyer receives them in the membership package. If golf matters to you, buy a Kinross home already deeded Golf.

What Each Category Allowed on the Last Public Schedule

Source: FY2022 Dues and Fees, the newest schedule posted publicly. Privileges are set each fiscal year, so confirm the current privileges for the category on the Kinross home you are buying.

Refunds, Equity and What Member-Owned Means

The TwinEagles Club is private and member-owned, organized as a tax-exempt social club with a fiscal year that runs November 1 to October 31 (IRS filings via ProPublica). The developer signed a turnover agreement with the club on November 16, 2018, and members approved the transfer in January 2019, 97.5 percent in favor according to trade-press reports (The Golf Wire). None of the club’s public documents describes a refund of the initiation fee when a member sells; the only refund the Membership Agreement names is of the transfer fee if the club does not approve the applicant. Budget the initiation fee as a cost rather than a deposit. 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 Kinross?

Buying in Kinross at TwinEagles runs in eight steps: confirm the deeded club category, choose the side and plan, pull the elevation certificate and a flood quote, price the fee stack, write the offer on the right calendar, have both 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; Florida Statutes, current text)

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

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

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

Step 2: Choose the Side of the Street and the Plan

Decide whether you want the preserve behind the north row or the water behind the south row, and which plan size fits: the two-bedroom-and-den Victoria at one end of the catalogue, the four-bath Catalina with a bonus room at the other. On a street of 86 homes from a handful of plans, the side and the plan narrow the field to the few houses you would actually buy.

Step 3: Pull the Elevation Certificate and a Flood Quote

Collier County keeps a FEMA elevation certificate with the building permit for 79 of the 86 Kinross homes (Collier County elevation certificates layer). Get the one for the house, check the address on FEMA’s Map Service Center, and get a flood quote on the certificate’s figures before you write, because the street reads Zone AH at six of seven points.

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 budget for the Kinross master assessment, and the seller’s latest tax bill. The Kinross landscaping assessment appears only on the master estoppel, so we leave a line for it until the estoppel arrives.

Step 5: Write the Offer With the Right Calendar

Write the inspection period long enough to receive both estoppels, the elevation certificate and flood quote, and the wind mitigation report. Write the closing date so the signed Membership Agreement and the $3,500 transfer fee reach the club at least seven days before it, and so the club’s approval can land inside its 30-day window. Price the offer against the Kinross record and the home’s own listing history rather than against the asking price alone.

Step 6: Have Both Estoppels Ordered on Day One

Every Kinross sale needs an estoppel from the club and one from the master association, which is ordered through FirstService Residential and also states the Kinross landscaping assessment. Kinross Lane is on the club’s list of streets that need only those two, per the estoppel requirements by street. By Collier County practice the seller orders and pays for them; your contract should require them promptly.

Step 7: Clear Club Approval, Association Screening and Inspections

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

Step 8: Close With the Club Already Approved

With the club’s approval in hand and the Membership Agreement at the club at least seven days ahead, the closing statement carries the club initiation and transfer fees as buyer charges, the prorated club dues and master assessment, and the remaining Phase One capital assessment that transfers to you. Confirm with your closing agent that both estoppel figures and the club’s approval are in the file before the day.

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

A Kinross at TwinEagles owner pays annual club dues for the deeded category, the Phase One capital assessment, the master association assessment of $3,402.96 in the 2024 budget, the Kinross landscaping assessment, a separate irrigation bill and county taxes. There is no CDD. The last public figures put Full Golf dues at about $18,328 a year before tax.

Data updated: September 2026 (The TwinEagles Club FY2022 Dues and Fees, the last public schedule; TwinEagles HOA 2024 Approved Budget; Collier County Tax Collector, 2025 bill; 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 Kinross landscaping amount is in no public document. 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. For a Kinross owner, club dues are the biggest recurring bill by far: at the fiscal 2022 Golf rate they were more than five times the 2024 master assessment.

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 carries one line, “Grand Arbors, Kinross,” for 86 units at $3,402.96 each: $2,742.96 of operating assessment and a $660 reserve share (Approved 2024 HOA Budget). The Kinross line rose from $3,173.90 in the prior year’s column, about 7.2 percent, largely because the reserve share per home went from $510.05 to $660 as the association rebuilt its reserves. The budget pays for the gate and security contract, private roads, lakes and lake banks, preserves, common landscaping, street lights and reserves; it does not pay for the club. The 2025 and 2026 budgets are not public, so the master estoppel is where the current figure comes from.

The Kinross Landscaping Assessment

Kinross has no association of its own, but it is not owner-landscaped either. The master association explains that each neighborhood association carries its own landscaping assessment and that “the same holds true for Fenhurst and Kinross” (TwinEagles HOA, association and club responsibilities), and its February 2024 newsletter routes a landscape or irrigation issue on Kinross to the neighborhood’s representative on the master board (HOA February 2024 newsletter). The amount is not in the public 2024 budget or any other public document; it appears on the master association’s estoppel certificate for a specific home. Budget it as a real line when you compare Kinross with Hedgestone, Lake Estates or The Estates, where owners handle their own landscaping.

Irrigation Water Is a Separate Bill

Irrigation water in TwinEagles is a separate monthly bill from Resource Conservation Systems, a private non-potable irrigation utility. Its 2026 tariff sets base charges by lot class, from $10.37 a month for a standard lot to $47.57 for a large estate lot, plus $1.56 per 1,000 gallons up to the tariff’s usage cap. Which class applies to a Kinross lot is not published, so ask the seller for recent bills. Water and sewer come from Collier County Utilities, electric from Florida Power and Light, and trash and recycling from Waste Management under the master association’s contract, collected Tuesday and Friday (HOA Community FAQs).

No Community Development District

Kinross has no community development district. The 2025 Collier County tax bill we checked on a Kinross Lane home carries exactly one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s Official List of Special Districts, generated September 23, 2026, names no TwinEagles district.

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

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

These are our arithmetic on published figures from three different years, and they are a floor rather than a bill: the club figure predates two fee increases and excludes the 7 percent sales tax on operating dues, the master figure is two budgets old, and the landscaping, irrigation, cart and dining costs are not in them. The estoppels replace every column with the current figure for the specific home.

Special Assessments

The club’s one major special charge is the Phase One capital assessment described above, and its bylaws require a member vote on any special capital assessment over $500,000. The master association funded its multi-phase lake-bank restoration, scheduled into 2027 and 2028, and its Immokalee Road entry landscaping without a special assessment (HOA lake-bank update, June 2026). The Kinross south row backs onto lakes, so lake-bank work is directly relevant to those homes; the estoppels are where a pending or approved special assessment has to be disclosed.

Which Documents Should a Kinross Buyer Request Before Going Firm?

A Kinross at TwinEagles buyer should hold nine documents before going firm: the club estoppel, the master association estoppel with the Kinross landscaping figure, the 2024 Membership Agreement, the Initiation Fee Policy, the Use Restrictions, the seller’s latest tax bill, the elevation certificate, a flood quote and a wind mitigation report.

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

Many of those documents are public. The club posts its Membership Agreement, Initiation Fee Policy, last dues schedule and estoppel rules on its own site; the master association posts its 2024 budget, Use Restrictions, rules, the recorded club covenants and its buyer screening instructions; and Collier County holds the elevation certificates filed with building permits. The documents that come only through the transaction are the estoppels, the seller’s disclosures and the club’s Membership Plan and bylaws.

The Checklist, In Order

The Disclosure Summary and the Governing Documents

Florida law requires a seller of a home in a community with a mandatory homeowners’ association to give the buyer a disclosure summary before the contract is signed, under Section 720.401 of the Florida Statutes. The TwinEagles Homeowners Association, Inc. operates under Chapter 720, with a 12-member board elected one director per neighborhood, Kinross among them, and management by FirstService Residential (HOA board page). Owners voted in early 2024 to amend and restate the master governing documents, adding renter screening among other changes, and the recorded amended and restated documents are posted on the association’s site. The HOA says plainly that it “does not make decisions or provide input into setting initiation fees, Club fees, and Club reserves” (December 2025 survey replies).

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

Check a Kinross at TwinEagles address in three steps: read its zone on FEMA panel 12021C0217H, effective May 16, 2012, where six of seven Kinross Lane street points read shallow-ponding Zone AH and one reads shaded Zone X; confirm that no FEMA letter names the lot, since none does; and pull the house’s 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 elevation point query service)

Flood is where Kinross differs most from much of the rest of TwinEagles. The Estates’ street points all read Zone X, and at least 21 FEMA letters dated 2012 to 2024 name lots elsewhere in the gate. Kinross has neither. A street point is not a house pad, so this page reports street results only and never states a zone for one home; for a specific house, the elevation certificate is the document that counts.

Street-Point Results Along Kinross Lane

Sources: FEMA National Flood Hazard Layer (effective panel 12021C0217H, May 16, 2012), FEMA preliminary flood hazard layer (panel 12021C0217J, preliminary March 20, 2025), the U.S. Census geocoder and the USGS 3D Elevation Program point query service, queried September 24, 2026. Each point is on the street centerline, not on a house pad, so never read one home’s zone from this table.

What a Zone AH Street 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). On Kinross Lane, Zone AH is about rainfall ponding, not the Gulf: the state’s storm-surge model puts the west end of the street in the Category 5 surge zone and the rest in the Category 4 zone, with no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones).

What the Elevation Certificates on Kinross Homes Show

Collier County keeps a FEMA elevation certificate with the building permit for 79 of the 86 Kinross homes. We read eight, spread along the street and signed at finished construction between 2015 and 2017. Every one of the eight names Zone AH on panel 12021C0217H, each legible one gives a base flood elevation of 16.1 feet NAVD88, and the five with a legible first-floor figure put the top of the bottom floor at 17.1 to 18.0 feet, one to two feet above that base flood elevation (Collier County elevation certificates layer). That is what a flood insurer prices under FEMA’s building-by-building method, and it is why the certificate belongs in your file in the first week of the contract. Eight certificates are a sample, not the street: read the one for the house you are buying.

No FEMA Letter Names a Kinross Lot

FEMA’s database of Letters of Map Amendment and Letters of Map Revision based on Fill holds at least 21 determinations dated 2012 to 2024 naming TwinEagles lots, blocks or tracts, but searching the area around Kinross Lane returns none that names a Kinross lot (FEMA letters of map change layer). Until a letter exists for a specific house, a lender making a federally backed loan will treat a Kinross home mapped in Zone AH as inside the high-risk area. An owner whose first floor sits above the base flood elevation may be able to apply for a Letter of Map Amendment for the structure, and the elevation certificate is the starting document; that is a project for after closing, not a condition you can assume before it.

New Maps Are Coming

Collier County opened the 90-day appeal period on its proposed new flood maps on August 19, 2026 and targets summer 2027 for them to take effect, per the county’s August 2026 release. Every Kinross street point keeps the same zone on the preliminary panel, so the new maps are not expected to move Kinross Lane in or out of the high-risk area.

Evacuation Zone E

Every point checked across TwinEagles, Kinross Lane included, falls in Collier County evacuation Zone E on the Florida Division of Emergency Management’s Know Your Zone layer; confirm your address on the county evacuation lookup each season.

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. Obtain the elevation certificate from the seller or the county layer.
3. Get a flood quote on the certificate’s figures before your inspection period ends.
4. Ask the seller in writing about any water intrusion or claims, and read the flood disclosure next to the map, not instead of it.
5. If the lender requires flood coverage, bind it early enough to clear any waiting period.

What Will It Cost to Insure a Kinross Home?

Insuring a Kinross at TwinEagles home is priced one house at a time, so this page publishes no premium. Three facts help: homes built 2015 to 2018 under the modern code, original roofs under 15 years old and elevation certificates on file. One costs: a mostly Zone AH street, where a lender will usually require flood insurance.

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 Kinross Homeowners Premium

• Roof age. Under Section 627.7011 of the Florida Statutes, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old. Every Kinross roof dates from 2015 to 2018 unless it has been replaced, so each is inside that window today; the county’s January 2024 to July 2026 permit files show no Kinross reroof.
• 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. It scores the roof covering, roof-deck and roof-to-wall attachment, roof shape, secondary water resistance and opening protection.
• Code era. Kinross homes were permitted under the 2014 and 2017 editions of the Florida Building Code, per the Florida Building Commission’s effective-date schedule, and the current code maps place TwinEagles in the wind-borne debris region with a design wind speed of about 160 mph, read from the statewide contours published by UF GeoPlan, so openings must be impact-rated or protected.
• Flood rating. Under FEMA’s Risk Rating 2.0, flood premiums use each building’s own risk features, including its first-floor height, rather than the zone alone.

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 and the county’s 2026 flood protection newsletter. 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, and homes in the high-risk zone must carry flood regardless of value, per the Citizens flood page. Citizens’ approved 2026 homeowners multiperil rates fell 8.8 percent on average statewide for new business and renewals from July 1, 2026, per Citizens.

State Hardening Grants Do Not Reach Kinross

The state’s My Safe Florida Home program funds hardening grants only for homesteaded homes built before January 1, 2008, so no Kinross home qualifies. What a Kinross owner can do instead is keep the wind mitigation form current and add opening protection with architectural approval; a July 2026 county permit for a storm-protection system on Kinross Lane shows owners doing exactly that.

The Storm Record

We found no public record naming storm damage specific to Kinross in Hurricanes Irma (2017), Ian (2022), Helene or Milton (2024): not the county permit files for 2024 to 2026, not the master association’s documents and not regional news. Irma made landfall on Marco Island as a major hurricane on September 10, 2017, while the last Kinross homes were being built (National Weather Service, Hurricane Irma). That is a search result, not proof of absence; the seller’s disclosure and claims history are the record for a specific home.

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

Property taxes on a Kinross at TwinEagles home ran at 12.2558 mills of taxable value on 2025 bills, plus the $261.91 county garbage charge and no CDD. One 2025 Kinross Lane bill we checked totaled $9,782.46, but your bill resets to market value in the year after you buy, so budget from your price, not the seller’s bill.

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. The 2025 bill on a single-family home on Kinross Lane showed $9,520.55 in ad valorem tax plus the $261.91 “District 1 Garbage” assessment, $9,782.46 in all. At 12.2558 mills, each $100,000 of taxable value costs about $1,225.58 a year, which is the simplest way to size a bill before you have an estimate.

An Illustration at the Kinross Median

As an illustration only, a Kinross home taxed on the $740,000 24-month MLS median with no exemption would carry about $9,069 in ad valorem tax at 12.2558 mills, about $9,331 with the garbage line, by our arithmetic. The Property Appraiser’s assessment, not the price, sets the taxable value, and the millage is reset every year, so treat that as the mechanism, not a quote for any home.

Why Your Bill Will Not Look Like the Seller’s

Florida’s Save Our Homes rule, Section 193.155 of the Florida Statutes, caps the annual rise in a homesteaded home’s assessed value at 3 percent or the change in the Consumer Price Index, whichever is lower. A Kinross owner who has held a homestead since the 2010s may be taxed on an assessed value well below today’s market value. When you buy, that cap resets: the home is reassessed as of the next January 1, and your first full bill reflects it. Section 689.261 requires a property tax disclosure summary that warns you not to rely on the seller’s taxes.

Homestead, Portability and the Seasonal Buyer

If the Kinross 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 to the new one. For a seasonal owner the exemption does not apply, and 46 of the 86 Kinross homes on the 2026 preliminary roll carried no homestead exemption, so many of your neighbors pay on that basis.

Which Rules Decide Whether a Kinross Home Works for You?

The rules that most often decide a Kinross at TwinEagles purchase are master association rules, because Kinross has none of its own: leasing (three leases a calendar year, 30 consecutive days minimum, approved form, tenant screening), vehicles (pickups, boats, trailers and RVs garaged), golf carts (streets only), architectural review and the hurricane shutter calendar.

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

Everything in this section comes from the master association’s recorded 2024 Use Restrictions, its Rules and Regulations, its Quick Guide for Realtors and the Grand Arbors at TwinEagles Design Review Guidelines. There is no separate Kinross declaration or neighborhood rulebook, which makes Kinross simpler to read than the seven TwinEagles neighborhoods with their own association.

Leasing

A TwinEagles home may be leased no more than three times in any calendar year, for at least 30 consecutive days each time, in writing on the Board’s approved lease form, with notice, a copy of the lease and fees delivered to the Board before occupancy, and every tenant is screened through the association’s provider. Timesharing and fractional ownership are prohibited. That rules out nightly and weekly vacation rentals. Kinross is the TwinEagles neighborhood where a seasonal lease makes the most sense on paper, because a newer three-bedroom pool home is what winter renters look for and fewer than half the owners homestead, but the model is one household for a season, not a nightly calendar. A tenant’s use of the club follows the category deeded to the home and the club’s renter rules, including a separate renter fee for Full Golf homes.

Vehicles, Boats and Golf Carts

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

Pets

The Use Restrictions allow “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outside the home, licensed and inoculated, with no breeding and no livestock, and a nuisance pet can be removed at the Board’s request. Kinross adds no pet rule of its own. The preserve behind the north row is real habitat: the association documents deer, wild turkey, alligators, bobcats and Florida black bears inside the gate and relocated 42 deer between November 2025 and January 2026 under state permits (deer relocation FAQs), so keep dogs leashed and supervised at dusk. An assistance animal is an accommodation under Section 760.27, not a pet.

Architectural Review and the Grand Arbors Guidelines

Every exterior change to a Kinross home, from paint to a generator to a new pool cage, needs written approval from the master association’s Architectural Review Committee before work starts; the committee meets twice a month and has up to 30 days to decide, per its ARC application. Repainting requires a selection from the approved color list, with an exception for the builder’s original color if the owner can document it, so keep Lennar’s original color sheet from the closing file. The guidelines require one canopy tree per 3,000 square feet of pervious lot area and bar landscaping that blocks drainage in side-yard swales, which on a 52-foot Kinross lot is a real constraint for generators, pool equipment and air-conditioning pads. Any fence or dog run needs approval first. Unapproved exterior work is a problem at resale, so we ask for the approval letters for every visible change the seller made.

Hurricane Shutters

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

Showings, Signs and the Gate

Open houses run Saturday and Sunday, 9 a.m. to 5 p.m. only, and the gate admits visitors only to addresses on the open-house list pulled from the MLS each week. Private showings need an appointment and ID. A single oval sign to the community’s specification may go out on the day of an open house only. For a buyer, that means the Kinross market lives on the MLS and on an agent’s gate list, not on yard signs, and a buyer without an agent sees less of it.

An All-Ages Street

Kinross is not age-restricted. The master association’s recorded Use Restrictions and its Rules and Regulations contain no housing-for-older-persons language, and the club’s membership form lists children under 23 as family members. The nearest age-restricted community is Valencia Trails across Immokalee Road, on land the developer sold in January 2014 for a reported $35 million (Business Observer); Kinross is not part of it and follows no age rule.

What Should You Check on a 2015 to 2018 Lennar Home Before You Buy?

On a Kinross at TwinEagles home built from 2015 to 2018, check the air conditioning first: 21 of the 29 Collier County permits issued for Kinross Lane addresses from January 2024 to July 2026 were air-conditioning replacements, while none was a reroof. Then check the pool equipment, water heater, roof age and any storm-protection or generator work.

Data updated: September 2026 (Collier County monthly issued-permit files, January 2024 to July 2026)

What the Permit File Shows, by Type

Source: Collier County monthly issued-permit files (July 2026 file; November 2025 file). The files state declared value and type, not scope, and repairs that need no permit never appear.

The Air-Conditioning Cycle

Twenty-one air-conditioning permits at 20 addresses across 86 homes in 31 months means roughly one Kinross home in four replaced a system in that window, which is exactly what a 2015 to 2018 street looks like as its original equipment reaches ten years. For a buyer, a home with a recent permitted replacement is worth more than one still on its original system, and the data plate and the permit tell you which you are looking at. On the original systems still running, budget for replacement in the first years of ownership, and put that number into the negotiation rather than into your surprise fund.

Roof, Pool and Water Heater

No Kinross reroof permit appears in the county’s January 2024 to July 2026 files, so most Kinross roofs are the originals, eight to eleven years old. Tile roofs of that age are rarely at the end of their life, but the underlayment and any storm repair are what an inspector and an insurer ask about. The caged pool, spa, pump, heater and screen enclosure were all installed with the house, and the pool heater and pump are typically the first of them to go. Ask for the age of the water heater too.

Permits, Closed or Open

Architectural approval is not a building permit. Generators, gas lines, shutters, windows, pool equipment and air-conditioning replacements on Kinross Lane appear in Collier County’s permit files, and your inspector and closing agent should confirm that every permit on the house was closed. An open permit is the seller’s to close before closing, and we write that into the contract.

What the Inspection Should Cover

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 your insurer asks for one, and a pool inspection. On a lot backing the preserve, ask the inspector to look at the rear of the lot for dead vegetation and drainage, because the swale rule and the preserve both sit at the back of the house.

What Does The TwinEagles Club Give a Kinross Owner?

A Kinross at TwinEagles owner joins a private club with two 18-hole courses, the Nicklaus Talon and the Smyers Eagle, a clubhouse renovated and expanded in a project completed in 2023, two Har-Tru tennis courts, four pickleball courts, four lighted bocce courts, a 2,500-square-foot pool and spa, a fitness center and three dining outlets, about five minutes from Kinross Lane.

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

Two Courses, and What the Scorecards Say

Sources: Talon scorecard 2024; Eagle scorecard 2024; Nicklaus Design; Golf Course Architecture; club golf page. The Talon hosted the PGA TOUR Champions event now known as the Chubb Classic in 2002 to 2006 and 2012 to 2018, which is why Lennar’s Kinross models were on the 2017 model tour, and both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club certification).

Tee Times and the Summer Rotation

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

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 for golfers and the Tiki by the pool (club dining page). The club describes a 2,500-square-foot resort-style pool and spa, a fitness center with a spa suite and group classes, and the Himalayan, an 18-hole putting course beside the Midway Café (club life page). Two tennis courts is a small program for a 717-home club, and a daily player should know that before comparing clubs. Every Kinross home also has its own caged pool and summer kitchen, so the club pool is a social choice rather than a necessity.

What the Master Association Provides

The master association runs the single gated entrance on Immokalee Road, the roads, sidewalks, lakes and preserves, street lights, boulevard landscaping, the trash contract, the architectural review committee and, in Kinross, the neighborhood landscaping paid for through the Kinross assessment. Its 2024 budget carried $513,955 for security services and $453,228 for common lawn maintenance. No public document states the gate’s staffing hours; insuring and securing the home is your job, not the gate’s.

The Season and the Social Calendar

The TwinEagles calendar runs November to April around the club: a season kick-off party, wine-pairing dinners, live music at the Tiki, bocce leagues, card play and member-started clubs, and a resident service group, TwinEagles Cares, that supports meals and Habitat for Humanity workdays in Immokalee (HOA February 2024 newsletter). From May to October many members travel, which on a street where about half the owners are seasonal means a quieter Kinross Lane in summer.

Kinross vs Fenhurst at TwinEagles: Which Should You Buy?

Kinross vs Fenhurst is a decision many TwinEagles buyers under $1 million face on the single-family side, because they are the gate’s two all-Lennar streets. Kinross offers newer, larger plans, a preserve or lake behind the house and more listings to choose from; Fenhurst offers slightly older, smaller homes, individual mailboxes and a shorter drive to the gate.

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)

The yardstick for this comparison is what a buyer pays and what the buyer gets for it, read on the same records for both streets. Fenhurst facts come from our Fenhurst at TwinEagles neighborhood guide, the same MLS pull and the same county deed file.

The Kinross vs Fenhurst Decision Table

Sources: Southwest Florida MLS, pulled September 24, 2026, allocated by street; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA 2024 Approved Budget; FEMA National Flood Hazard Layer; Florida Weekly, March 2017; Florida Building Commission effective dates. The two MLS windows differ because each street’s first window with ten closings differs, so compare the bands, not the exact medians. County building area is not MLS living area.

Who Should Choose Kinross, and Who Should Choose Fenhurst

Choose Kinross if you want the newer Lennar construction and the larger plans, up to the 2,828-square-foot Catalina, a preserve or lake behind the house at the quiet far end of the community, and a street with enough listings and recent sales to choose from and price against, and you are comfortable with a community mailbox, a longer drive to the gate and a mostly Zone AH street with no FEMA letter. Choose Fenhurst if you want a slightly older, smaller Lennar home, individual mailboxes, a shorter drive to the clubhouse and the gate, and a street where two FEMA letters and shaded Zone X points make the flood picture more varied, and you are prepared to wait, because Fenhurst closed once on the MLS in the last twelve months.

What the Numbers Say About Value

Over the 36 months of the county deed file the two streets trade almost as one product: $381.45 per county square foot in Kinross against $386.84 in Fenhurst, within 2 percent, and medians of $867,500 and $875,000. Kinross buyers are paying about the same per foot for a home two to four years newer and a little larger, with the longer drive and the mostly Zone AH street as the offset. The MLS tells the more recent story: Kinross has had eight closings since May 2026 at a median of $717,500, while Fenhurst’s one closing in the same twelve months was $840,000. For a buyer who wants the most house for the money inside the gate right now, that recent Kinross record is the stronger negotiating position.

What the Choice Costs Each Year

The two master assessments differ by $4.77 a year, both streets pay a landscaping assessment through the master association that no public document states, and both carry the same club categories and fees, so the club category, not the street, drives the annual cost. The practical difference is flood insurance: a lender will treat a Kinross home mapped in Zone AH as inside the high-risk area, while on Fenhurst the answer depends more on the individual house, its elevation certificate and whether a FEMA letter names it. Get a flood quote on each house you are weighing before you decide on cost.

How Do We Find You the Right Home in Kinross?

We find the right Kinross at TwinEagles home by matching your golf, budget and must-haves to a club category, a side of the street and a plan size first, then watching a street with eight MLS closings in twelve months so you hear early, and touring with the category, flood and systems questions in hand.

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

Matching Your Needs to 86 Homes

A price filter on a portal returns Kinross homes mixed with Covent Garden condominiums and Fenhurst and Bramble Point homes that have little in common except the gate, and it never shows the club category. We start the other way round. Tell us whether golf is daily, occasional or not at all, which decides whether you need a Golf-deeded home; whether you want the preserve or the water behind the house; which plan size you need, from the two-bedroom-and-den Victoria to the four-bath Catalina; whether you plan to lease in season; and how much one-time club cost you want to carry on top of the price. On a street of one builder’s plans, that narrows 86 homes to a short list you can recognize the day one lists.

Watching a Street That Sells Several Times a Year

With 25 MLS closings in the last 60 months and eight in the last twelve, Kinross trades more often than most TwinEagles streets, and it still rarely has more than two or three homes listed at once. We track new listings, price changes and relists daily, and we tell you when a home that fits your list reaches the market, including its history if it has been listed before and what the same plan size closed for most recently.

Pre-Market and Off-Market Conversations

In a gated club community, some homes change hands with little public marketing time, and the open-house rules make the gate list the front door. We work North Naples and the Immokalee Road corridor every week, and part of positioning a buyer is being known to listing agents and owners as a financed, prepared buyer who already understands the club category, the initiation fee and the flood file. Many Kinross owners are seasonal and sell from out of state, and that preparation is what gets a call before a listing goes live.

Set Up Custom Listing Alerts for Kinross

The right way to watch a street like Kinross is a saved search with alerts, tuned to Kinross Lane and the plan size and features that matter to you. Set one up through our site and it will notify you when a matching Kinross home is listed. If you would rather we tune it, call Marc Comisar at (239) 287-5873 and describe what you want, or start from our buyer resources for Naples.

Touring: Category, View, Systems and the Certificate

On every Kinross tour we check five things a listing does not tell you: the deeded category and what it costs to enter; what the lot backs to, preserve, lake or a lake with a fairway beyond, and what that means for privacy and golf traffic; the age of the air conditioning, pool equipment and water heater against the permit file; the elevation certificate and the first-floor height it records; and the architectural approvals for any exterior change. Private showings need an appointment and ID at the gate, and clubhouse tours are by appointment, so we book both.

How Do We Negotiate for You in Kinross?

We negotiate a Kinross at TwinEagles purchase on the record: 11 MLS closings in 24 months at a median of $740,000 and 95.86 percent of list, a median 107 days on market, two 2026 closings after more than 200 days, and a club and flood file the seller should have ready before you write.

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

Price: The Same-Plan Record and the Listing’s History

We price your offer against the closed Kinross sales of the same or a similar living area, the home’s own listing history including any terminated and relisted runs, and its upgrade and systems record. A home priced near the 2024 peak is where the negotiation room lives: the November 2024 closing at $900,000 came 12 percent below a $1,025,000 list, and an August 2026 closing at $740,000 came more than 10 percent below $825,000. A home priced at the 2026 record is one you may need to move on quickly, as the September 2026 closing above list showed.

The Club Cost Is Part of the Price Conversation

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

Condition and Insurance as Leverage

A Kinross home built from 2015 to 2018 is now old enough for its air conditioning, pool equipment and water heater to be real negotiation items, as the county permit file shows. A wind mitigation report, the elevation certificate and a flood quote obtained during the inspection period turn condition and flood into numbers, and numbers are what move a seller.

The Contract Calendar

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

Protecting Your Escrow Deposit

Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline, deliver every notice in writing and on time, and make sure that everything you need to know before you are committed, the deeded category, current dues, the Phase One balance, the Kinross landscaping figure, the elevation certificate and flood quote and the wind report, arrives before the date on which your deposit goes hard.

Appraisal Versus Assessed Value

An appraisal and the county’s assessed value are different numbers built for different purposes, and in a club community the initiation fee is in neither. If an appraisal comes in below contract, we go back to the closed Kinross sales of the same plan size, not to the tax roll, to decide whether to renegotiate, bridge the gap or walk. With several 2026 closings on the street, a Kinross appraiser has fresh comparables, which cuts both ways for a buyer paying above the 2026 record.

What Are Buyer Closing Costs in Kinross?

A Kinross 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. Kinross adds no neighborhood transfer fee because it has no neighborhood association.

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

The Club Charges at Closing

By our arithmetic, the one-time club charges come to $153,500 on a Golf-deeded home, $63,500 on a Sports-deeded home and $48,500 on a Social-deeded one, before title, lender and inspection costs. On a Golf-deeded Kinross home at the $740,000 24-month median, a cash buyer’s check at closing is therefore more than $893,500 before title, prorations and the first year of flood and homeowners insurance. The initiation fee belongs in the proof of funds and, if you are financing, in the conversation with your lender about cash to close.

The Association Estoppel Fee Is the Seller’s

The master association’s estoppel fee is 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, and the actual charge prints on the 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 neither belongs in a Kinross 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; 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 $740,000 24-month median, $592,000, would carry about $2,072 in note stamps and $1,184 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 Kinross landscaping assessment on its own billing as the master estoppel states it, and club dues on the club’s November 1 fiscal year.

What the Seller Customarily Pays

Florida documentary stamp tax on the deed is $0.70 per $100 of consideration under Section 201.02, about $5,180 on the $740,000 median by our arithmetic, and is paid by the seller by custom, along with the two 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 Kinross home runs the seller side in full.

How Does Buyer Representation Work After the NAR Settlement?

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

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

The Written Buyer Agreement Before a Tour

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

What Does Not Require an Agreement

You do not need a written agreement to talk to an agent about their services, to interview several agents, to ask about Kinross or to visit an open house and speak to the host. You also do not need one to ask us which estoppels Kinross Lane carries or what the elevation certificates on the street show. 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 Kinross

In Kinross, 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 landscaping assessment no public document states, a mostly Zone AH street with no FEMA letter, a first replacement cycle on the systems 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 Kinross Address?

Every Kinross at TwinEagles address is zoned to Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26. NCH’s 24-hour freestanding emergency department on Collier Boulevard is about 6 minutes from the TwinEagles gate off-peak and Vanderbilt Beach about 22, plus about 12 minutes from Kinross Lane to the gate.

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

The Three Zoned Public Schools

The district’s own zone locator holds 89 address records on Kinross Lane, and each returns the same three schools for both the 2026-27 and 2027-28 lookup years; there is no split zone inside Kinross.

Grades are the Florida Department of Education grades as reproduced in the district’s 2026 Accountability Brief, and the district itself earned its ninth straight A (district announcement). Bear Creek Elementary opened in August 2025 just west of the TwinEagles entrance (school site). Attendance zones can change for later years, so confirm your address with the district before you rely on it. Kinross’s three- and four-bedroom Lennar plans with private pools suit a family buyer, and nothing in the recorded rules limits who may live here.

Private options by the same off-peak routing from the gate include Community School of Naples, about 18 minutes, and Seacrest Country Day School, about 24 minutes.

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).

Beaches, Shopping and Everyday Drives

Drive times below are OSRM off-peak estimates from the TwinEagles gate at TwinEagles Boulevard and Immokalee Road; add about 12 minutes from Kinross Lane, which sits at the far end of the community from the gate, and more from January to April.

Collier County property owners qualify for the county’s resident beach parking permit, which waives the parking fee at Vanderbilt Beach Park and other county beach parks (Collier Parks). The Publix at Neighborhood Shoppes at Orangetree is about 12 minutes from the association office area inside the entrance.

What Surrounds Kinross, and What Could Change Nearby?

Kinross at TwinEagles sits at the far north of TwinEagles, backed by a preserve strip beyond which Collier County zones the land E (Estates), the large-lot homes of Golden Gate Estates. The county rates the Immokalee Road frontage at level of service F with no funded widening, and a new parallel road opened in June 2026.

Data updated: September 2026 (Collier County zoning and GIS services; Collier County 2025 Annual Update and Inventory Report; Collier County project pages; news reports as dated)

Zoning at Kinross and to the North

Collier County’s zoning map shows the Kinross street point as rural agricultural with a mobile home overlay inside the Rural Fringe Mixed Use receiving area, like the rest of TwinEagles; the county approved a TwinEagles planned unit development in 1997, but TwinEagles is not on the county’s current PUD list (Collier County PUD master list, June 2026). North of the preserve behind the Kinross north row, the map switches to E (Estates) zoning: Golden Gate Estates, the county’s large-lot residential subdivision, a mix of single-family homes and vacant tracts. What is likely to appear there over time is more single-family homes on big lots, not commercial development, and the preserve strip on the TwinEagles side stays between them and the Kinross lanais.

Nature Beyond the Neighbors

Farther north are two public preserves: Conservation Collier’s Red Maple Swamp Preserve, about 2.3 miles north, and the South Florida Water Management District’s Bird Rookery Swamp trailhead in the Corkscrew Regional Ecosystem Watershed, about 4 miles north (South Florida Water Management District, CREW). The U.S. Forest Service’s Wildfire Risk to Communities rates Collier County’s risk to homes as very high, a countywide rating driven largely by the Everglades and the wooded Estates, and Golden Gate Estates north of Kinross burned in April 2017 (WGCU, April 22, 2017). We found no wildfire inside TwinEagles in any source, but a preserve-side Kinross owner should keep the rear of the lot clear of dead vegetation.

Immokalee Road and the Roads Around It

Collier County’s 2025 Annual Update and Inventory Report lists the six-lane segment of Immokalee Road from Collier Boulevard to Wilson Boulevard, the stretch that includes the TwinEagles entrance, at level of service F, and the county’s five-year work program contains no project to widen it. The Vanderbilt Beach Road Extension, a new east-west road from east of Collier Boulevard to Wilson Boulevard, opened June 12, 2026, per the county’s release, giving TwinEagles owners a second path toward the coast. Kinross, at the far north end of TwinEagles, is about as far from Immokalee Road as a TwinEagles home can be, which is quiet at home and time on every trip out.

Across the Road

On July 8, 2025 the county adopted an amendment for NC Square, a site across Immokalee Road at Catawba Street allowing up to 129 homes and 50,000 square feet of commercial space, per the adopted ordinance. None of that changes TwinEagles’ own inventory of 717 homes and homesites, which is built out; its practical effect is more traffic on Immokalee Road and more choice for shopping near the gate.

Is Kinross the Right Place for You to Buy?

Kinross at TwinEagles is the right purchase for a buyer who wants a newer Lennar pool home in a gated 36-hole private club at the entry end of TwinEagles prices, with preserve or water behind it. It is wrong for a buyer who needs a wide lot, a short drive to the gate or a street outside Zone AH.

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

The Case For

• The newest homes at the entry end of TwinEagles single-family prices, built 2015 to 2018, with a 24-month MLS median of $740,000.
• A private caged pool, spa and summer kitchen in the base price of every Lennar plan.
• The lowest single-family master assessment in TwinEagles, $3,402.96 in the 2024 budget.
• Landscaping handled through the Kinross assessment, and no neighborhood association: two estoppels at closing instead of three.
• Preserve or water behind the house and a dead-end street with no through traffic.
• A buyer’s market on the record: eight closings in twelve months, two of them after more than 200 days, and 2026 prices per foot well below 2024.
• A-graded zoned schools at every address and no community development district.

The Case Against

• Zone AH. Six of seven street points are in the high-risk flood area, no Kinross lot has a FEMA letter, and a lender will usually require flood insurance.
• Narrow lots. 52 to 53-foot homesites mean close side neighbors.
• Far from the gate. About 12 minutes inside the community before you reach Immokalee Road.
• Community mailboxes rather than a box at the curb.
• Systems coming due. Original air conditioning, pool equipment and water heaters are eight to eleven years old.
• The initiation fee weighs heavier here. $150,000 for Golf is about 20 percent of the 24-month median.
• Leasing is capped at three leases a year of at least 30 days each, with screening.

Get Your Personalized Kinross Buyer Consultation

A personalized Kinross at TwinEagles buyer consultation with McGreevy and Comisar is a conversation, not a sales pitch. We match your golf and budget to a club category, a side of the street and a plan size, walk the club costs and the landscaping line, pull the elevation certificate for any house and tell you honestly whether Kinross fits.

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

Jesse McGreevy

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

Marc Comisar

Marc Comisar runs the field side of the partnership: in the homes, at the inspections and at the closing table. For a Kinross buyer that means the air-conditioning, pool and roof questions on a 2015 to 2018 Lennar home, the preserve or lake behind the lanai, and the calendar that gets the club approval, the Membership Agreement, both estoppels and the flood file lined up with your closing. Reach him at (239) 287-5873.

How to Reach Us

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

Why Does a Kinross Specialist Matter?

A Kinross at TwinEagles specialist matters because the facts that decide a purchase here, the deeded club category, the Phase One balance, the unpublished landscaping line, the elevation certificate on a mostly Zone AH street with no FEMA letter, the plan-by-plan price record and the air-conditioning cycle, live in club, association, county and federal records a general Naples search never surfaces.

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

Ten Facts a General Naples Agent Will Not Have

1. Kinross is 86 Lennar single-family homes on one street, built 2015 to 2018, the largest single-family neighborhood in TwinEagles.
2. Every Kinross 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. No public list shows which category each Kinross address carries; only the club estoppel does.
4. Kinross has no association of its own, so a sale needs two estoppels, club and master, not three.
5. The Kinross landscaping assessment is billed through the master association and appears only on the master estoppel.
6. The 2024 master assessment for Kinross was $3,402.96, the lowest single-family figure in TwinEagles.
7. Six of seven Kinross Lane street points read Zone AH, and no FEMA letter names a Kinross lot.
8. The eight elevation certificates we read put first floors one to two feet above a 16.1-foot base flood elevation.
9. Twenty-one of 29 county permits on Kinross Lane from January 2024 to July 2026 were air-conditioning replacements, and none was a reroof.
10. Kinross plan sizes that closed at $1,100,000 in 2023 and 2024 have closed as low as $660,000 in 2026, on the MLS record of same-size homes.

Read the Full Kinross Neighborhood Guide

This page is the purchase path. For the street itself, its origins, Lennar’s plans, the design rules, the full flood and permit record and what the internet gets wrong about Kinross, read our Kinross at TwinEagles neighborhood guide.

Selling Your Current Home to Buy Here?

If you are selling a home to buy in Kinross, including a move from a Covent Garden condominium to a single-family home inside the gate, where the club’s initiation-fee exemption for a member moving within TwinEagles in the same or a lower category can make the move cheaper, see how we sell Kinross homes and request a Kinross home valuation, or Call Jesse direct at (239) 898-6072.

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 Kinross 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

Kinross buyers ask the same questions before they tour, and the answers below come from The TwinEagles Club’s and the master association’s own documents, Lennar’s marketing as reported at the time, Collier County’s deeds, roll, elevation certificates 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 Kinross at TwinEagles?

A neighborhood of 86 Lennar single-family pool homes on Kinross Lane, along the northern edge of the gated TwinEagles club community on Immokalee Road in North Naples, Collier County, built 2015 to 2018. It has no association of its own; every home belongs to the TwinEagles master association and carries a deeded club membership.

Where is Kinross Lane?

At the far north of TwinEagles, about 3.1 miles and 12 minutes by road inside the Immokalee Road gate and about 1.3 miles from the clubhouse. It curves from a roundabout at its west end to a cul-de-sac at its east end, with preserve behind the north row and lakes behind the south row.

How many homes are in Kinross?

Eighty-six. The county roll and the master association’s 2024 budget agree exactly, plus two common tracts. It is the largest single-family neighborhood in TwinEagles.

Who built the homes in Kinross?

Lennar built all 86 between 2015 and 2018 for the developer, The Ronto Group. The county roll dates 16 homes to 2015, 30 to 2016, 20 to 2017 and 20 to 2018.

What floor plans are in Kinross?

In 2017 Lennar sold six plans, the Victoria (1,850 square feet under air), Sophia (2,032), Angelina (2,061), Isabella (2,246), Maria (2,247) and Catalina (2,828), and the developer’s releases also mention a seventh from 1,649 square feet.

How big are Kinross homes?

Lennar’s plans ran about 1,650 to 2,830 square feet under air. The county roll’s building area, which counts more than air-conditioned space, runs 1,924 to 3,200 square feet with a median of 2,560, and the median MLS living area of the last 24 months’ closings was 2,224.

How big are Kinross lots?

The developer marketed them as 52 feet wide and 145 feet deep or deeper, and a later site plan labelled them 53-foot lots: about 7,500 square feet or more, roughly a sixth of an acre, with pie-shaped lots on the curve and the cul-de-sac.

Do Kinross homes have pools?

Lennar’s 2017 base price on every plan included a caged heated pool and spa and a summer kitchen, which is why nearly every Kinross resale is a pool home. Confirm the equipment’s age on the house you tour.

What does a home in Kinross cost?

The Southwest Florida MLS recorded 11 Kinross closings in the 24 months to September 24, 2026, from $650,000 to $900,000, at a median of $740,000. The eight closings of the last twelve months ran $650,000 to $840,000.

How many Kinross homes are for sale?

The September 24, 2026 MLS pull showed two active Kinross listings, at $1,100,000 and $775,000. Listing status changes daily.

How long do Kinross homes take to sell?

The median Kinross home over 24 months took 107 days on market, and over the last twelve months 86 days, the mean of the two middle figures. Two 2026 closings took more than 200 days; one September 2026 closing took 54 and sold above list.

How much room is there to negotiate in Kinross?

The 24-month median sale-to-list ratio was 95.86 percent, and only 1 of the 11 closings reached its final list price. Homes priced near the 2024 peak have closed 10 to 12 percent below list; homes priced at the 2026 record can sell close to or above it.

Are Kinross prices going up or down?

Down from the 2024 peak. The MLS median fell from $895,000 in 2024 to $717,500 in 2026 to September 24, and the median per square foot of living area from $463.06 to $329.04. That is the record, not a forecast.

Does a Kinross home include a golf membership?

No. Every Kinross home is deeded a Golf, Sports or Social membership, and the buyer pays the club’s initiation fee at closing. Lennar’s “golf membership included” offer applied to its new-home sales, not to resales.

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

As posted in September 2026, $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.

Which club category is my Kinross home deeded?

No public list shows it by address. Ask the listing agent before the first showing, and rely on the club estoppel, which states the category for the specific home.

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

Only subject to availability at the club’s discretion, paying the difference in fees; no public club document says how upgrades work once all 614 Golf memberships are taken. If golf matters, buy a home already deeded Golf.

What are the annual club dues?

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

What is the Phase One capital assessment?

A 12-year club assessment from September 2020 that funded the $22.5 million Talon renovation and clubhouse. It was $244 a month for Golf in fiscal 2022, and the buyer takes over the remaining payments; 71 remain after September 2026, about $17,324 at that rate, as an illustration.

What are the HOA fees in Kinross?

The master association billed each Kinross home $3,402.96 in its 2024 budget, the lowest single-family figure in TwinEagles. Kinross also pays a landscaping assessment through the master association whose amount is not public; the master estoppel states it.

Is there a separate Kinross HOA?

No. Kinross has no neighborhood corporation. Its landscaping is billed through the TwinEagles master association as a separate Kinross assessment.

How many estoppels does a Kinross purchase need?

Two: the club’s and the master association’s. Kinross Lane is on the club’s list of streets that need no neighborhood estoppel, and by Collier County practice the seller orders and pays for both.

Does the club have to approve my purchase?

Yes. Membership is contingent on the club’s approval, the signed Membership Agreement must reach the club seven days before closing, and under the recorded covenant the club must act within 30 days of a complete application.

What flood zone is Kinross in?

Six of seven street points along Kinross Lane read FEMA Zone AH on the effective 2012 map, and one reads shaded Zone X; the preliminary 2025 map shows the same zones. A street point is not a house, so read the elevation certificate for the home.

Do I need flood insurance in Kinross?

With a federally backed mortgage on a home mapped in Zone AH, yes, and no FEMA letter names a Kinross lot. Outside a loan there is no federal requirement, but most Kinross owners should plan for it.

How high are Kinross homes above the flood elevation?

The five legible first-floor figures on the eight county-filed certificates we read run 17.1 to 18.0 feet NAVD88, one to two feet above a 16.1-foot base flood elevation. Read the certificate for the house you are buying.

Is Kinross in an evacuation zone?

Yes. Every point checked across TwinEagles, Kinross Lane included, is in Collier County evacuation Zone E. The storm-surge model puts Kinross only in the Category 4 and 5 surge zones.

What schools serve Kinross?

Bear Creek Elementary, Oakridge Middle and Gulf Coast High for every Kinross address in both the 2026 and 2027 lookup years, all graded A for 2025-26.

Is there a CDD in Kinross?

No. The 2025 Kinross Lane tax bill we checked carries one non-ad-valorem line, the $261.91 county garbage charge, and the state’s special-district list names no TwinEagles district.

What are property taxes on a Kinross home?

The 2025 rate was 12.2558 mills. One 2025 Kinross Lane bill totaled $9,782.46 including the garbage line, but a buyer’s bill resets to the new assessment, so budget from the price.

Can I rent out a Kinross home?

Yes, up to three leases a calendar year, each at least 30 consecutive days, on the master association’s approved form with tenant screening. Nightly and weekly rentals are not allowed.

Are pets allowed in Kinross?

Yes, a reasonable number of usual household pets, leashed or confined outside, with no breeding. Kinross adds no pet rule of its own; any fence or dog run needs architectural approval.

Is Kinross a 55+ community?

No. Neither the master association’s recorded rules nor the club’s documents restrict residents by age, and the club’s membership form counts children under 23 as family.

How does mail work in Kinross?

Kinross, like Covent Garden and Dundee, uses community mailbox units rather than individual curbside boxes.

Can I keep a pickup truck or boat at a Kinross home?

Only inside the enclosed garage. The master association’s rules keep pickups, commercial vehicles, boats, trailers and RVs garaged and prohibit overnight street parking, and Kinross plans have two-car garages.

How long does architectural approval take?

The master association’s committee meets twice a month and has up to 30 days to decide on a complete request. Any visible exterior change needs approval before work starts.

Do Kinross homes need a new roof?

Not on the public record yet. The county’s January 2024 to July 2026 permit files show no Kinross reroof, and the original roofs date from 2015 to 2018; a roof under 15 years old cannot be the sole reason an insurer refuses a policy.

Should I worry about the air conditioning on a Kinross home?

Check it. Twenty-one of 29 county permits on Kinross Lane from January 2024 to July 2026 were air-conditioning replacements, so ask for the data plate and permit, and price an original system accordingly.

Kinross or Fenhurst: which is the better Lennar street?

Kinross for newer, larger plans, a preserve or lake behind the house and more homes to choose from; Fenhurst for slightly older, smaller homes, individual mailboxes and a shorter drive to the gate. The decision table above sets them side by side.

Who pays the buyer’s agent in Kinross?

It is negotiated. Your written buyer agreement, signed before the first tour, sets what your agent may receive; a seller may cover some or all of it as part of the transaction.

Who is the best buyer’s agent for Kinross?

An agent who has read the club’s documents, the master association’s budget, the elevation certificates and the Kinross sales record, and will put the category, the fees, the flood file and the systems on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Sources and Authoritative References

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

The TwinEagles Club

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

The master association and the TwinEagles record

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, association and club responsibilities
• TwinEagles HOA, Community FAQs and history, 2026 posting
• TwinEagles HOA, 2024 Approved Budget
• TwinEagles HOA, Approved Use Restrictions, 2024
• TwinEagles HOA, Rules and Regulations
• TwinEagles HOA, Design Review Guidelines, Grand Arbors at TwinEagles, June 2018
• TwinEagles HOA, ARC application, revised February 16, 2024
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, buyer and tenant evaluation instructions
• TwinEagles HOA, board of directors
• TwinEagles HOA, recorded amended and restated governing documents
• TwinEagles HOA, Declaration of Recreational Covenant
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, February 2024 newsletter
• TwinEagles HOA, March 2024 newsletter
• TwinEagles HOA, December 2025 survey replies
• TwinEagles HOA, lake-bank remediation update, June 2026
• TwinEagles HOA, deer relocation FAQs
• Florida Weekly, Kinross generating strong sales at TwinEagles, March 16, 2017
• Archived developer page, Kinross, December 2019
• Archived developer news page, 2018
• The Golf Wire, TwinEagles ownership transition, 2019
• Business Observer, GL Homes buys 550-acre TwinEagles tract, January 2014

Market data, Collier County and the State of Florida

• Southwest Florida MLS, Matrix (TwinEagles closed and active listings allocated by street to Kinross Lane and Fenhurst Way, pulled September 24, 2026)
• Collier County Tax Collector, property tax search
• Florida Commerce, Official List of Special Districts
• Florida Department of Revenue, sale qualification codes
• Florida Department of Revenue, property tax exemptions
• Collier County, monthly building permit report, July 2026
• Collier County, monthly building permit report, November 2025
• Collier County, elevation certificates layer
• Collier County, proposed flood insurance rate map, August 2026
• Collier County, 2026 flood protection newsletter
• Collier County, PUD master list, June 2026
• Collier County, 2025 Annual Update and Inventory Report
• Collier County, Vanderbilt Beach Road Extension Phase One
• Collier County, NC Square ordinance 2025-30
• Collier County Parks, Vanderbilt Beach Park
• Collier County Public Schools, zone locator
• Collier County Public Schools, 2026 Accountability Brief
• Collier County Public Schools, district A announcement, 2026
• Bear Creek Elementary School
• North Collier Fire Control and Rescue District, fire stations
• South Florida Water Management District, Corkscrew Regional Ecosystem Watershed
• USDA Forest Service, Wildfire Risk to Communities, Collier County
• WGCU, Golden Gate Estates fire, April 22, 2017
• USGS National Map, NAIP imagery service
• Resource Conservation Systems, 2026 tariff

Florida Statutes and state agencies

• Section 720.30851, homeowners association estoppel certificates
• Department of Business and Professional Regulation, estoppel certificate fee schedule
• Section 720.401, disclosure summary
• Section 193.155, Save Our Homes assessment cap
• Section 689.261, property tax disclosure summary
• Section 201.02, documentary stamp tax on deeds
• Section 201.08, documentary stamp tax on notes
• Section 199.133, nonrecurring intangible tax
• Section 627.782, title insurance rates
• Section 627.7011, roof age and homeowners coverage
• Section 215.5586, My Safe Florida Home
• Section 760.27, assistance animals
• Florida Division of Emergency Management, Know Your Zone layer
• Florida Division of Emergency Management, storm surge zones
• Collier County, evacuation zone lookup
• Florida Building Commission, code effective dates
• UF GeoPlan, Florida Building Code wind speed data
• Florida Office of Insurance Regulation, form OIR-B1-1802

Federal flood and insurance records

• FEMA National Flood Hazard Layer
• FEMA letters of map change layer
• FEMA preliminary flood hazard layer
• FEMA Flood Map Service Center
• FEMA, LOMA and LOMR-F process
• FEMA, Community Rating System eligible communities, April 1, 2026
• FEMA, Risk Rating 2.0
• U.S. Census geocoder
• USGS elevation point query service
• National Weather Service, Hurricane Irma
• Citizens Property Insurance, flood insurance requirement
• Citizens Property Insurance, 2026 multiperil rates

Golf, healthcare and everyday destinations

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

Buyer representation

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

Our own pages

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

Downloadable Documents

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

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