Updated September 2026
Buying in TwinEagles means a deeded club category with its own initiation fee, master and neighborhood HOA fees that change by neighborhood, flood letters to read street by street, and resale records worth reading before you write an offer. McGreevy and Comisar walk you through all of it from the record. Start your buyer consultation or call Marc at (239) 287-5873.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in TwinEagles, the private two-course golf club community of 717 homes and homesites on Immokalee Road in North Naples, Collier County, Florida 34120, means buying a house and a club membership at the same closing. Every Twin Eagles home is deeded one membership category, Golf, Sports or Social, the buyer pays the club an initiation fee at closing, and the purchase clears the club, the master association and, on some streets, a neighborhood association. This page is the step by step purchase path. For the full portrait of the community itself, its history, club, governance and storm record, read 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 inside the gate and are selling to buy, start with how we sell homes in TwinEagles and a data-backed valuation of your TwinEagles home. Weighing another North Naples club as well? Our Audubon Country Club buyer guide applies the same record-first method to a different mandatory-membership club, and our guide to Mediterra covers the 36-hole club most TwinEagles buyers compare it with.
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 before you spend a Saturday touring, we will tell you which neighborhood, which club category and which street your budget actually lives on.
Buying a home in TwinEagles takes five things most Naples resales do not: the club category deeded to the house, a club initiation fee of $45,000 to $150,000 paid at closing, club approval with the Membership Agreement delivered seven days before closing, two or three estoppel certificates, and a flood check on the house pad itself.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; The TwinEagles Club membership page, read Sep 2026; TwinEagles HOA 2024 Approved Budget; FEMA National Flood Hazard Layer)
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 FEMA’s flood layers, from Collier County records 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 plainly rather than guessing.
TwinEagles sits on the north side of Immokalee Road in unincorporated Collier County with a Naples mailing address, about 6.5 miles east of I-75 and about 3 miles east of Collier Boulevard, between Collier Boulevard and Wilson Boulevard. There is one entrance: a guarded gatehouse at the foot of TwinEagles Boulevard, staffed by a contractor the master association names as St. Moritz, where residents drive in on a vehicle barcode and guests and vendors are registered through the dwellingLIVE system (HOA Community FAQs).
That location matters on day one. From the gate to the clubhouse end of TwinEagles Boulevard is about 1.8 miles, roughly 7 minutes inside the community, and the gate admits visitors only by appointment or from the weekly open-house list, so a buyer who simply drives up will be turned around. We put you on the gate list before a tour, and we set the appointment with the listing agent first.
TwinEagles is 717 homes and homesites on about 1,115 acres: 714 improved residences and 3 vacant homesites in The Estates on the 2026 preliminary Collier County roll, which matches the 717 the club publishes. For governance the community has 12 neighborhoods, each electing one director to the master association’s board; the club’s site plan shows 17 names because The Estates is split into six enclaves, Glasgow, Inverness, Lochlomond, Sterling Hill, Strathmore and Thornhill (HOA February 2024 newsletter).
Above all of them sit two separate bodies. The TwinEagles Club, Inc. is a member-owned private club that runs the golf, dining and amenities; the TwinEagles Homeowners Association, Inc. is the Chapter 720 master association that runs the gate, roads, lakes and preserves. Beneath the master, six neighborhoods run their own homeowners association and Covent Garden runs three condominium associations and a recreation association. That structure is why this page is organized around the purchase path rather than around the golf, and why the first question we ask a buyer is which category and which street, not which price.
Four absences decide purchases here as often as any amenity does. There is no beach club, marina or boat access; a Gulf beach club and an equestrian center appeared in the developer’s 1997 announcement and were never built. There is no community development district; the 2025 Collier County tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s official list of special districts names no TwinEagles district. There are no non-resident memberships; the club is for owners. And there is no builder inventory: the 2026 roll shows 714 improved residences and 3 vacant homesites, and every one of the 37 qualified sales in Collier County’s recorded deed record for the latest 12-month window was a resale.
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 homes, so a buyer must confirm which category a specific home is deeded before writing an offer.
Older marketing from the developer years described golf as part of a new home purchase. That was a sales program on new construction during developer ownership, and it ended with the member turnover of 2018 and 2019; the master association’s own history now describes The TwinEagles Club as a private club. Budget the initiation fee as a closing cost on every TwinEagles resale.
McGreevy and Comisar represent TwinEagles buyers from the recorded and published record outward: the club’s membership page, Membership Agreement and Initiation Fee Policy, the master association’s budget and Use Restrictions, FEMA’s flood layers, Collier County’s deed record and the Southwest Florida MLS. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
That combination of market volume and primary-source discipline is what this community rewards, because the facts that decide a TwinEagles purchase, the deeded category, the remaining Phase One capital assessment, the neighborhood estoppel, the FEMA letter on the lot and the leasing cap, live in club documents, association budgets and federal records rather than in listing remarks.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate and more than 4,000 transactions. 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.
We are a top-reviewed Southwest Florida real estate team, and the quotes below are genuine verified Google reviews from real clients, rendered in each client’s own words. We publish no aggregate score and no star average. You can read every review yourself on our Google Business Profile.
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
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TwinEagles is governed by a private club and a Chapter 720 master association, with a neighborhood association or a condominium association on top on seven of the 12 neighborhoods. The club bills three categories on its own fiscal year and has not posted a dues schedule publicly since fiscal 2022; the master association bills a different annual figure for each neighborhood; and the flood answer changes from street point to house pad to the FEMA letter on the lot. An agent who has not read those documents cannot tell you what you will pay, what you may do with the house or whether you can play golf on the day you close.
What we owe you is specific: the club estoppel ordered as soon as the contract is signed, so the deeded category, current dues and remaining Phase One balance are known before your deposit goes hard; the master and neighborhood estoppels on the same calendar; the Membership Agreement delivered to the club at least seven days before closing; the elevation certificate and any FEMA letter pulled for the exact address; a wind mitigation report read against the home’s build year; and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays today.
This page runs long on purpose, in the order a TwinEagles purchase actually happens. Use the list below to jump to the section you need, or read it end to end before your first tour.
We track TwinEagles through two independent records rather than a portal: the Southwest Florida MLS, which counted 50 closings in the 12 months to September 24, 2026, and Collier County’s recorded deeds, which show 37 qualified sales in the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026), every one a resale.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deed record, qualified sales, newest recorded sale 30 Jun 2026)
In the last 12 months we tracked every TwinEagles closing in both systems. The MLS count is 50 closed sales from September 25, 2025 to September 24, 2026, one of them a non-MLS sale entered in the MLS after closing, at a median sale price of $1,031,250, the midpoint of the two middle sales, $1,012,500 and $1,050,000, because 50 is an even count. That midpoint is not a price any home actually sold for, and we say so wherever an even count produces one.
The county count comes from Collier County’s recorded deed record of 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: 37 qualified sales in the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026), at a median of $925,000 across a range of $350,000 to $3,100,000. The county file ends about three months before the MLS window does, which is the main reason the counts differ, and we treat the MLS as the lead record for the current year.
We also tracked the club’s three initiation fees and their history since 2021, the last public club dues schedule, the master association’s 2024 assessment for each of the 12 neighborhoods, the flood zone at 94 street points and 62 Dundee parcel centers across all 12 neighborhoods, the FEMA letters naming TwinEagles lots, the zoned schools for every address on all 19 interior streets and the drive times from the gate. That is the evidence base behind every figure on this page.
The county split matters for a buyer in one plain way. In communities where a builder is still selling, most new homes close direct and never reach the MLS, so an MLS-only view undercounts the market and a resale buyer competes with incentives. TwinEagles is long past that stage. The developer reported more than 95 percent of TwinEagles sold by November 2018, the last Estates lots sold in early 2022, and the developer’s Florida entities filed withdrawals with the state on October 23, 2025. Of the 37 qualified sales on the county record for the latest 12 months, none was builder-direct, and the MLS count of 50 is higher than the county count, not lower. Your competition is other owners’ listings, and your negotiation is with an owner.
That also tells you where comparable sales come from. Every comparable for a TwinEagles home is a resale inside the same gate, which makes the neighborhood-by-neighborhood record on this page the right yardstick and a ZIP-code average the wrong one.
Every figure on this page describes the TwinEagles market, not McGreevy and Comisar. Our credentials are stated in the section above as career numbers across Lee and Collier County. A buyer deciding what to offer on a Golf-deeded home on Wisteria Drive needs the Wisteria record, the club estoppel and the flood letter for that lot, not an agent’s scoreboard.
When you sit down with us, we will walk the specific neighborhood, the specific deeded category, the specific lot exposure, whether lake, golf or preserve, and the specific comparable set for the home you want, and we will show you the source line for every figure we use.
We bring three things to a TwinEagles offer that a general Naples search does not. First, the sale-to-list and days-on-market record by product and neighborhood, which tells you how much room there usually is. Second, the full one-time and annual club cost for the category deeded to that address, which tells you what the house really costs before the estoppel arrives. Third, the flood position of the exact lot, including whether it is named in a FEMA letter, which tells you whether flood insurance is a lender requirement, a lender’s option or a negotiating point.
The TwinEagles market is slower and more negotiable than it was. The Southwest Florida MLS recorded 50 closings in the 12 months to September 24, 2026, at a median of $1,031,250, a median 83 days on market and a median sale-to-list ratio of 94.63 percent, against 15 active listings, about 3.6 months of supply.
Data updated: September 2026 (Southwest Florida MLS, TWIN EAGLES development, pulled 24 Sep 2026)
Measure, 12 months to September 24, 2026 | All homes | Single-family | Covent Garden condominiums |
|---|---|---|---|
Closed sales | 50 | 39 | 11 |
Median sale price | $1,031,250 (mean of $1,012,500 and $1,050,000) | $1,150,000 | $457,000 |
Price range | $350,000 to $3,300,000 | $650,000 to $3,300,000 | $350,000 to $667,500 |
Median living area | 2,689.5 sq ft | 2,905 sq ft | 2,045 sq ft |
Median sale price per sq ft of living area | $369.48 | $388.10 | $266.02 |
Median sale-to-list ratio | 94.63% | 94.23% | 95.49% |
Median days on market | 83 | 77.5 | 121 |
Closed at or above list | 2 of 49 | 1 of 38 | 1 of 11 |
Total volume | $60,909,500 | $55,473,500 | $5,436,000 |
Neighborhoods are assigned by street, because the MLS subdivision field is inconsistent. One single-family sale in the window, an Estates home in July 2026, was a non-MLS sale entered in the MLS after closing; it counts in the sale counts, prices and volume, and it is left out of days on market, sale-to-list and the at-or-above-list count, which use the 49 MLS-marketed sales (38 single-family). Even counts produce midpoints: the single-family days-on-market figure of 77.5 is the mean of 72 and 83, and the single-family sale-to-list of 94.23 percent is the mean of 94.04 and 94.42 percent. Every price per square foot is per square foot of MLS living area, a different denominator from the county roll’s building area, so never set one beside the other.
At the median, TwinEagles buyers closed about 5.4 percent below the final asking price over the last 12 months, and only 2 of 49 MLS-marketed sales closed at or above list. Ten of the 49 closed more than 10 percent below their final list price, across The Estates, Dundee, Lockford, Wicklow, Hollybrook, Wisteria, Kinross and Covent Garden. That sits beside 15 active listings, which against 50 closings a year is about 3.6 months of supply, our calculation from the two MLS counts: not a glut, but a market where a prepared buyer has room.
For a buyer that means two things. Do not assume a well-known club means paying full price, and do not assume a 5 percent median discount applies to every listing. Single-family homes negotiated slightly harder, at a median 94.23 percent of list, than Covent Garden condominiums at 95.49 percent. The spread comes from homes priced ahead of their neighborhood’s record, and our job is to tell you which kind of listing you are looking at before you write.
Fifteen TwinEagles homes were active on September 24, 2026, at a median list price of $758,000 and a median 54 days on market, from $350,000 to $3,897,000. Ten were single-family homes: one in The Estates at $3,897,000, two in Hedgestone at $2,750,000 and $2,695,000, two in Kinross at $1,100,000 and $775,000, two in Hollybrook at $1,050,000 and $758,000, two in Fenhurst at $774,000 and $675,000 and one in Bramble Point at $625,000. Five were Covent Garden condominiums at $635,000, $597,000, $579,000, $485,000 and $350,000. Dundee, Lake Estates, Lockford, Wicklow and Wisteria had nothing listed that day.
Read those asking prices against the closed record. The ten single-family asks have a median of $912,500, the mean of $775,000 and $1,050,000, below the 12-month single-family closed median of $1,150,000, because most of what is listed today sits on the smaller-lot rungs of the ladder. The Covent Garden asks have a median of $579,000 against a 12-month closed median of $457,000, and three of those five had been listed more than 70 days. Listings change weekly, so this page publishes the shape of the inventory rather than a list of addresses to chase. For the live list, and for homes about to come to market, call Marc Comisar at (239) 287-5873 or start with how we represent buyers in Naples.
Against the prior 12 months, September 25, 2024 to September 24, 2025, closings rose from 28 to 50. The all-home median rose about 6.6 percent, from $967,450 (the mean of $959,900 and $975,000) to $1,031,250, but that rise is a mix effect rather than a price rise: the single-family median fell about 17.3 percent, from $1,390,000 (the mean of $1,380,000 and $1,400,000, on 24 sales) to $1,150,000 (39 sales), and single-family price per square foot of living area fell about 14.0 percent, from $451.45 to $388.10. The prior year held more high-end single-family sales and only four Covent Garden sales; the latest year held eleven. Median days on market rose from 50 to 83.
These are small samples. Twenty-four and thirty-nine single-family sales spread across 11 neighborhoods of very different price can move a median by hundreds of thousands of dollars on the mix alone, so read the single-family trend as direction, not precision. The neighborhood tables further down are the better yardstick.
Calendar-year figures from the same MLS pull show where the single-family market has been:
Calendar year | Single-family sales | Single-family median | Median sale-to-list | Median days on market | At or above list | Covent Garden sales | Covent Garden median |
|---|---|---|---|---|---|---|---|
2022 | 32 | $960,000 | 99.48% | 18 | 15 of 30 | 7 | $490,000 |
2023 | 19 | $1,000,000 | 97.00% | 24 | 4 of 17 | 6 | $670,000 |
2024 | 32 | $1,235,000 | 95.53% | 55 | 2 of 31 | 3 | $650,000 |
2025 | 22 | $1,192,500 | 93.63% | 58.5 | 0 of 22 | 7 | $625,000 |
2026, to September 24 | 34 | $1,149,000 | 94.42% | 94 | 1 of 33 | 7 | $440,000 |
Even-count medians are midpoints: 2022 is the mean of two $960,000 sales, 2024 of $1,210,000 and $1,260,000, 2025 of $1,150,000 and $1,235,000, 2026 of $1,148,000 and $1,150,000, and the 2023 Covent Garden figure of $660,000 and $680,000. Sale-to-list, days on market and the at-or-above count use MLS-marketed sales only.
The single-family median peaked in 2024 at $1,235,000 and has eased about 7 percent since, while the negotiation picture changed far more than the price: half of the MLS-marketed single-family sales in 2022 closed at or above list, against one in 2026 so far, and median days on market rose from 18 to 94. Covent Garden peaked at $670,000 in 2023 and its 2026 median, $440,000 on seven sales, is the lowest of the five years, although its 2026 sales lean to the smaller first-floor plan. A buyer today is buying below the peak and with far more negotiating room than in 2022, which is useful context and not a forecast.
The 50 MLS closings were spread across all 12 neighborhoods: Covent Garden 11, Kinross 8, Hollybrook 6, Wicklow 5, Hedgestone 4, Wisteria 4, The Estates 3, Dundee 3, Lake Estates 2, Lockford 2, Fenhurst 1 and Bramble Point 1. Covent Garden and Kinross, the two neighborhoods with the most homes, produced 19 of the 50.
The three highest sales of the year were a Lake Estates home at $3,300,000 in February 2026, which closed at 0 days on market; an Estates home at $3,150,000 in September 2026, after 267 days on market; and an Estates home at $3,100,000 in July 2026, entered in the MLS after closing. The three lowest were Covent Garden condominiums: two at $350,000, in October 2025 and March 2026, and one at $390,000 in February 2026.
A single year is a thin slice of a 717-home community, so here is the same MLS pull over wider, overlapping windows:
Window, Southwest Florida MLS | Closed | Median sold | Median days on market | Median sale-to-list | Median $ per living sq ft | At or above list |
|---|---|---|---|---|---|---|
12 months | 50 | $1,031,250 | 83 | 94.63% | $369.48 | 2 of 49 |
24 months | 78 | $993,750 | 58.5 | 94.52% | $374.10 | 4 of 76 |
36 months | 113 | $975,000 | 55 | 95.11% | $400.18 | 6 of 111 |
60 months, September 25, 2021 to September 24, 2026 | 188 | $959,950 | 32 | 96.17% | $404.02 | 41 of 180 |
The 24-month median is the mean of $975,000 and $1,012,500, and the 60-month median the mean of $959,900 and $960,000. The windows include non-MLS sales entered after closing in their counts and prices (1, 2, 2 and 8 respectively) and exclude them from days on market and sale-to-list. Read across the rows, the latest year is slower and softer than the five-year record: median days on market rose from 32 over 60 months to 83 over the latest 12, and the median sale closed at 94.63 percent of list against 96.17 percent.
Collier County’s recorded deed record tells the same story from a different system. In the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026), it holds 37 qualified TwinEagles sales, 26 single-family sales at a median of $1,147,500, the mean of $1,145,000 and $1,150,000, and 11 Covent Garden condominium sales at a median of $457,000, with $40,660,500 in recorded volume. Over 24 months it holds 65 sales at a median of $959,900, over 36 months 103 at $1,012,500, and over 60 months 174 at $967,500 (Collier County recorded deeds, each window ending September 24, 2026, newest recorded sale June 30, 2026).
We label every figure with the record it came from and never compute a ratio across the two, because the county file lags about three months, counts different sales and uses the roll’s building area rather than MLS living area for any price per square foot.
TwinEagles produced 50 MLS closings in 12 months against 15 active listings, and with 5 of those 15 in Covent Garden, the right single-family home in the right neighborhood and category may be one of only a handful on the market. The buyer who wins it is the one already financed, already clear on the club cost for that category and already holding the flood record for the lot.
Buying? Read how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Selling a home inside the gate to buy another? Start with a valuation of your current TwinEagles home and Call Jesse direct at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008.
A TwinEagles home costs what its neighborhood says it costs. In the Southwest Florida MLS, Covent Garden condominiums closed at a median of $457,000 over the last 12 months, Kinross homes at $740,000 over 24 months and Hedgestone homes at $2,205,000 over 60 months, with Lake Estates and The Estates at the top, above $3 million.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deed record, newest recorded sale 30 Jun 2026; TwinEagles HOA 2024 Approved Budget; Collier County tax roll, 2026 preliminary)
For each neighborhood we start with the last 12 months and widen the window to 24, 36 and 60 months until it holds at least 10 MLS closings. Where even 60 months holds fewer than 10, we list the sales rather than print a median, because a median of six or nine sales reads like a market rate and is not one. Home counts and build years come from the county roll’s year-built field; lot widths and builders are what the developers marketed and are labeled that way; the master assessment is the 2024 Approved Budget. 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.
Covent Garden at TwinEagles is 120 carriage-home condominiums in 30 buildings of four units each, in three condominium sections, built 2006 to 2017 by Pulte. The developer sold a first-floor plan of 1,654 square feet under air and a second-floor plan of 2,297 square feet with ground-level entry and a two-story stairwell, each with a two-car garage, and residents share a private pool run by the Covent Garden recreation association (TwinEagles HOA Covent Garden page).
Kinross at TwinEagles is 86 single-family homes on Kinross Lane along the northern border of TwinEagles, built 2015 to 2018 by Lennar on homesites marketed at 52 feet wide and at least 145 feet deep, with plans of about 1,650 to 2,830 square feet.
Fenhurst at TwinEagles is 57 single-family homes on Fenhurst Way, built mostly 2012 to 2015 by Lennar on lots marketed at 53 feet, with plans announced at 1,650 to 2,250 square feet.
Bramble Point at TwinEagles is 41 homes on Bramble Court and Carradale Court, built mostly 2006 to 2007 by Pulte. The developer marketed the neighborhood in 2007 as “41 detached villas by Pulte Homes,” while the Collier County roll records all 41 as single-family homes, each on its own lot (Florida Weekly, November 2007). Its association’s legal name is Bramble Pointe at TwinEagles Residents’ Association, Inc.
Hollybrook at TwinEagles is 51 single-family homes on Heather Woods Court, built mostly 2006 to 2015 by Centex and then Minto on lots marketed at 67 feet, many backing onto the Eagle course.
Wisteria at TwinEagles is 46 single-family homes on Wisteria Drive, built 2011 to 2022 by Arthur Rutenberg Homes, Minto and Stock Signature Homes on lots marketed at 65 feet.
Wicklow at TwinEagles is 59 single-family homes on Wicklow Lane overlooking lakes, preserve and Eagle course holes, built mostly 2006 to 2015 by Centex and then Stock Signature Homes on lots marketed at 75 by 160 feet. Earlier marketing counted 58 and 57 homes; the county roll counts 59.
Lockford at TwinEagles is 41 single-family homes on Lockford Lane, built mostly 2012 to 2018 by Minto in eight one- and two-story plans of 2,642 to 3,811 square feet under air, on homesites marketed at 60 to 62 feet.
Dundee at TwinEagles is 61 single-family homes on Dundee Lane, a cul-de-sac in the northernmost section of TwinEagles with lakes at the corners, built 2016 to 2019 by Minto on homesites marketed at 62 by 135 feet with homes of 2,600 to 3,800 square feet under air.
Hedgestone at TwinEagles is 70 homes on two streets, 41 on Hedgestone Court and 29 on Maidstone Court, which the master association treats as one neighborhood. Semi-custom and custom single-family homes sit on 90 by 160 foot lots marketed at 2,800 to 5,000 square feet, built 2006 to 2022 by Arthur Rutenberg Homes, Kingon Homes and Bordeaux Homes and later Stock Signature Homes and Divco Custom Homes, along holes and lakes of the Eagle.
Lake Estates at TwinEagles is 19 lakefront estate homes on TwinEagles Boulevard facing a 34-acre lake the developer called the largest in TwinEagles, built 2015 to 2022 by Arthur Rutenberg Homes, Stock Signature Homes and Divco Custom Homes on homesites marketed at 110 by 150 feet with a 3,500 square foot minimum under air.
The Estates at TwinEagles is the original section of the community, 63 custom homes and 3 vacant homesites on Aerie Lane and Five Oaks Lane, most fronting the Jack Nicklaus Talon course near the entrance, built from 1999 to 2024 with a median year of 2013. The developer grouped it into six enclaves, Strathmore on Golden Eagle Court, Thornhill on Peregrine Court, Sterling Hill on Aerie Lane, Glasgow on Talon Drive, Inverness on Bald Eagle Way and Lochlomond on Five Oaks Lane, and marketed its last Sterling Hill and Inverness homesites at nearly one to nearly two acres.
Neighborhood | Homes | Built (county roll) | Marketed lot | MLS record | 2024 master assessment | Own association |
|---|---|---|---|---|---|---|
Covent Garden | 120 condos | 2006 to 2017 | condominium | median $457,000 (12 mo, n=11) | $3,300.46 | 3 condo + recreation |
Kinross | 86 | 2015 to 2018 | 52 ft | median $740,000 (24 mo, n=11) | $3,402.96 | landscaping via master |
Bramble Point | 41 | mostly 2006 to 2007 | not published | median $770,000 (60 mo, n=13) | $3,610.23 | yes |
Fenhurst | 57 | mostly 2012 to 2015 | 53 ft | median $872,500 (36 mo, n=10) | $3,407.73 | landscaping via master |
Hollybrook | 51 | mostly 2006 to 2015 | 67 ft | median $960,000 (60 mo, n=18) | $3,735.72 | yes |
Wicklow | 59 | mostly 2006 to 2015 | 75 x 160 ft | $930,000 to $1,580,000 (60 mo, n=9, listed) | $4,392.76 | yes |
Lockford | 41 | mostly 2012 to 2018 | 60 to 62 ft | $1,070,000 to $1,590,000 (60 mo, n=6, listed) | $3,645.49 | yes |
Wisteria | 46 | 2011 to 2022 | 65 ft | $1,012,500 to $1,775,000 (60 mo, n=9, listed) | $3,734.79 | yes |
Dundee | 61 | 2016 to 2019 | 62 x 135 ft | median $1,630,000 (36 mo, n=11) | $3,646.26 | yes |
Hedgestone | 70 | 2006 to 2022 | 90 x 160 ft | median $2,205,000 (60 mo, n=16) | $5,017.84 | no |
The Estates | 63 + 3 vacant | 1999 to 2024 | about 1 to 2 acres (two enclaves) | median $2,600,000 (60 mo, n=11) | about $5,559 to $5,586 | no |
Lake Estates | 19 | 2015 to 2022 | 110 x 150 ft | $2,021,589 to $3,500,000 (60 mo, n=8, listed) | $4,895.73 | no |
Windows differ by row, so compare the bands, not the exact medians. Read top to bottom, the ladder tracks lot size and build era almost exactly: Covent Garden condominiums at the entry point; Kinross, Bramble Point, Fenhurst and Hollybrook next; Wicklow, Lockford, Wisteria and Dundee in the middle; then Hedgestone, The Estates and Lake Estates at the top. The master assessment ladder follows a different logic, because Kinross and Fenhurst pay a separate landscaping assessment and the six neighborhoods with their own association add a quarterly bill that is not published.
Joining The TwinEagles Club costs a 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.
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 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.
What each category allowed on the last public privileges schedule (fiscal 2022 Dues and Fees):
Category | Golf privileges | Other privileges | Golf fees per round, fiscal 2022 |
|---|---|---|---|
Full Golf | Unlimited play on both courses; tee times requested 14 days ahead; summer reciprocal golf May 1 to October 31 | Dining, fitness, racquets, social | Member cart fee $26 |
Sports | Four rounds in season (November 16 to April 15); unlimited golf May to October; afternoon golf in the shoulder seasons | Dining, fitness, racquets, social | Green and cart fees |
Social | Four in-season rounds only as the accompanied guest of a Full Golf member; off-season golf after noon | Dining, fitness, social | Green and cart fees |
Privileges are set each fiscal year, and the 2022 schedule is the newest one posted publicly, so confirm the current privileges for the category on the home you are buying.
Category | Initiation fee, posted September 2026 | Transfer fee, 2024 Membership Agreement | One-time club cost | Share of the Golf initiation |
|---|---|---|---|---|
Golf | $150,000 | $3,500 | $153,500 | 100% |
Sports | $60,000 | $3,500 | $63,500 | 40% |
Social | $45,000 | $3,500 | $48,500 | 30% |
The club’s Initiation Fee Policy sets the three fees in a fixed 10 to 4 to 3 ratio and requires at least 120 days’ notice of any increase. It charges nothing to a member moving to another TwinEagles home unless the member moves up a category, when the difference is due, and it exempts gratuitous transfers to a spouse or surviving spouse, transfers under a divorce decree, bona fide estate-planning transfers to family members or trusts, and club foreclosures. For a buyer the practical difference between a Golf home and a Social home is $105,000 in initiation alone, before a single year of dues.
Effective | Golf | Sports | Social | Source |
|---|---|---|---|---|
Before April 1, 2021 | none | none | none | Initiation Fee Policy |
April 1, 2021 | $30,000 | $12,000 | $9,000 | |
February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees |
Before March 2024 | $100,000 | $40,000 | $30,000 | Initiation Fee Policy |
March 1, 2024 | $130,000 | $52,000 | $39,000 | Initiation Fee Policy |
Posted September 2026, effective date not published | $150,000 | $60,000 | $45,000 |
Members approved the initiation policy on June 22, 2020 and waived it until April 1, 2021. The Golf fee has risen fivefold in about five years. That history matters to a 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.
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; confirm the current figure when the estoppel is ordered.
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 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 home already deeded Golf.
The TwinEagles Club is private and member-owned, organized as a tax-exempt social club under section 501(c)(7) of the Internal Revenue Code, 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). Members elect the board, with voting rights split 10 to 4 to 3 across Golf, Sports and Social, and the bylaws require a member vote on any special capital assessment over $500,000.
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. Ask the club for the Membership Plan and bylaws before you rely on either answer, and budget the initiation fee as a cost rather than a deposit.
For the fiscal year ending October 31, 2024, the club reported $18.18 million in revenue, including $10.21 million in member dues, $3.48 million in initiation fees and $154,650 in transfer fees, with $39.18 million in net assets (FY2024 Form 990 via ProPublica). The same return shows about $23.3 million outstanding on the construction loan that financed the $22.5 million Phase One program, $20,782,313 non-current plus $2,520,525 current. Members and guests played 63,606 rounds that year, 7,668 of them non-member reciprocal rounds, and the club employed 275 people.
Those are club-wide figures, not a per-member dues rate, and we do not divide dues revenue by members to invent one: category mix, sales tax and capital lines make any such number an estimate. What the return does give a buyer is the club’s scale, its borrowing and the fact that initiation fees are now a material source of club capital.
Buying in TwinEagles runs in eight steps: confirm the deeded club category, choose the neighborhood and street, check the lot’s flood record, price the full fee stack, write the offer on the right calendar, order two or three estoppels on day one, clear club approval and the association’s screening, then close with the Membership Agreement already at the club.
Data updated: September 2026 (The TwinEagles Club 2024 Membership Agreement and estoppel requirements by street; TwinEagles HOA 2024 Use Restrictions; Florida Statutes, current text)
The order matters because three of those steps run on outside clocks: the club’s seven-day rule for the Membership Agreement, the club’s 30-day window to act on a complete application under the recorded covenant, and the ten business day statutory clock on an association estoppel certificate under Section 720.30851 of the Florida Statutes, with Section 718.116 governing the Covent Garden condominium estoppels. Put all three in the contract at the start and none of them will push your closing date.
Ask the listing agent which category, Golf, Sports or Social, is deeded to the 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. A Social-deeded home is not a Golf home at a discount; whether it can move up to Golf while the 614 Golf memberships are taken is not stated in any public club document.
Decide whether you want a Covent Garden condominium, a smaller-lot home in Kinross, Fenhurst or Bramble Point, a mid-ladder home in Hollybrook, Wicklow, Lockford, Wisteria or Dundee, or a large-lot home in Hedgestone, The Estates or Lake Estates. The neighborhood decides your comparable set, whether a third association and a third estoppel apply, whether you have a community mailbox and whether your own landscaping is on you. The street decides the flood record and whether the lot backs to a lake, a fairway or a preserve.
Before touring, look up the address on FEMA’s Map Service Center and check FEMA’s letters of map change layer for a letter naming the lot. Ask the seller for the elevation certificate, or check Collier County’s elevation certificates layer. Get a flood quote on that basis before you write, because TwinEagles is a patchwork of Zone X and Zone AH and two houses on one street can sit on different answers.
Put four documents side by side: the club’s membership page for the initiation fee, the club estoppel or the last public dues schedule for annual dues and the Phase One balance, the master association’s 2024 Approved Budget for the neighborhood’s master assessment, and the seller’s latest tax bill. On the seven neighborhoods with their own association, add that association’s estoppel. Together they give you the real cost of the house before insurance and before your own property tax reset.
Write the inspection period long enough to receive the club estoppel, the master and neighborhood estoppels, the elevation certificate, any FEMA letter 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 neighborhood’s record, the home’s own listing history and the 94.63 percent median sale-to-list rather than against the asking price alone.
Every TwinEagles sale needs an estoppel from the club and one from the master association, ordered through FirstService Residential. Streets with a neighborhood association need a third: Bramble Court and Carradale Court, Covent Garden Court, Dundee Lane, Heather Woods Court, Lockford Lane, Wicklow Lane and Wisteria Drive. Streets with only two are Aerie Lane, Bald Eagle Way, Fenhurst Way, Five Oaks Lane, Golden Eagle Court, Hedgestone Court, Kinross Lane, Maidstone Court, Peregrine Court, Talon Drive and TwinEagles Boulevard, per the club’s estoppel requirements by street. Read each one next to the current budget and rules.
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; a neighborhood association may require its own application. 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.
With the club’s approval in hand and the Membership Agreement at the club at least seven days ahead, the closing statement carries the club initiation and transfer fees as buyer charges, the prorated club dues, master assessment and any neighborhood assessment, and the remaining Phase One capital assessment that transfers to you. Confirm with your title agent that every estoppel figure and the club’s approval are in the closing file before the day.
A TwinEagles owner pays annual club dues for the deeded category, the Phase One capital assessment, the master association assessment, a neighborhood assessment on seven neighborhoods, 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 and the 2024 master assessment at $3,300.46 to $5,586.19.
Data updated: September 2026 (The TwinEagles Club FY2022 Dues and Fees, the last public schedule; TwinEagles HOA 2024 Approved Budget; Collier County Tax Collector, 2025 bills; Resource Conservation Systems 2026 tariff)
A buyer should know up front which of these figures are current and which are the last public ones. The club has not posted a dues schedule since fiscal 2022, and the master association’s 2025 and 2026 budgets sit behind its owner portal. The estoppels for a specific home state the current figures, and they arrive during your inspection period, not before your offer, which is why we model the fee stack on the last public figures first and replace them with the estoppel figures as soon as they land.
Fiscal 2022 (November 1, 2021 to October 31, 2022) | Full Golf | Sports | Social |
|---|---|---|---|
Annual operating dues, plus 7% sales tax | $13,870 | $5,548 | $4,161 |
Annual capital dues | $1,207 | $483 | $362 |
Annual capital improvements | $323 | $129 | $97 |
Phase One capital assessment | $244 a month | $98 a month | $73 a month |
Approximate annual total before tax | about $18,328 | about $7,336 | about $5,496 |
Source: FY2022 Dues and Fees; the annual totals are our arithmetic on those lines. The same schedule showed no food and beverage minimum; the club’s current policy is not public. 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.
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, 12 years of 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 TwinEagles Homeowners Association bills once a year, due January 1 with a grace period to January 30, and its 2024 approved budget set a separate per-unit figure for each neighborhood:
Neighborhood (2024 budget group) | Units | 2024 master assessment per unit |
|---|---|---|
The Estates (six enclaves) | 66 | $5,559.42 to $5,586.19 |
Hedgestone (with Maidstone) | 70 | $5,017.84 |
Lake Estates | 19 | $4,895.73 |
Wicklow | 59 | $4,392.76 |
Hollybrook | 51 | $3,735.72 |
Wisteria | 46 | $3,734.79 |
Dundee | 61 | $3,646.26 |
Lockford | 41 | $3,645.49 |
Bramble Point | 41 | $3,610.23 |
Fenhurst | 57 | $3,407.73 |
Kinross | 86 | $3,402.96 |
Covent Garden | 120 | $3,300.46 |
Total | 717 |
Source: Approved 2024 HOA Budget. Every figure carries a $660 reserve share, and the club itself pays the master association as a 14-lot equivalent. The 2024 budget raised operating assessments 3.0 percent to $2,409,549 and reserve assessments 29.4 percent to $482,460, and its largest lines were security services at $513,955 and lawn maintenance at $453,228. 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.
Six neighborhoods, Bramble Point, Dundee, Hollybrook, Lockford, Wicklow and Wisteria, run their own Chapter 720 homeowners association with a quarterly assessment, and Covent Garden runs three Chapter 718 condominium associations and a recreation association for its private pool. Fenhurst and Kinross have no separate corporation but pay a separate landscaping assessment administered through the master association. Hedgestone, Lake Estates and The Estates pay the master assessment only, and owners there handle their own landscaping. None of the neighborhood or condominium amounts is published; they appear on each home’s neighborhood estoppel, and in Covent Garden the condominium assessment also carries the building’s insurance and reserves.
Irrigation water in TwinEagles is a separate monthly bill from Resource Conservation Systems, a private non-potable irrigation utility that blends supply-well water with reclaimed water. 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 given TwinEagles 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 (HOA Community FAQs).
TwinEagles has no community development district. The three 2025 Collier County tax bills we checked, one Estates property, one Grand Arbors single-family home and one Covent Garden condominium, each carry 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. That is a real difference from North Naples clubs that carry a district bond and operating charge on the tax bill, and it is one of the numbers in the Mediterra comparison further down.
Add the last public club dues, the 2024 master assessment and the 2025 county garbage charge, and the recurring cost before property tax, insurance, irrigation and any neighborhood assessment looks like this:
Example home and category | Club, fiscal 2022 (before sales tax) | Master HOA, 2024 | County garbage, 2025 | Floor, before tax and insurance |
|---|---|---|---|---|
Covent Garden, Social | $5,496 | $3,300.46 | $261.91 | $9,058.37 |
Covent Garden, Golf | $18,328 | $3,300.46 | $261.91 | $21,890.37 |
Kinross, Golf | $18,328 | $3,402.96 | $261.91 | $21,992.87 |
Hollybrook, Golf | $18,328 | $3,735.72 | $261.91 | $22,325.63 |
Wicklow, Golf | $18,328 | $4,392.76 | $261.91 | $22,982.67 |
Hedgestone, Golf | $18,328 | $5,017.84 | $261.91 | $23,607.75 |
The Estates (Inverness), Golf | $18,328 | $5,586.19 | $261.91 | $24,176.10 |
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 neighborhood, condominium, irrigation, cart and dining costs are not in them. Which category a Covent Garden or Kinross home is deeded is a question for its estoppel; the rows simply show how far the category moves the number. The estoppels replace every column with the current figure for the specific home.
Four things are not in any TwinEagles fee. There is no bulk cable or internet package in the master association’s budget; owners choose a provider, and the association’s July 2025 newsletter reports only a one-time marketing agreement with Comcast. There is no beach club, marina or boat storage. Golf play carries its own charges: on the fiscal 2022 schedule a $26 member cart fee per round, a $15 walking fee and a $100 annual locker fee, with guest fees of $65 from November 1 to January 14, $175 before 11 a.m. and $90 after from January 15 to April 14, and $40 from May 1 to October 31. And no document we read describes a 24-hour gate; the association has not published the gate’s staffing hours.
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; HOA July 2025 newsletter). That is a statement about the record, not a guarantee; the estoppels are where a pending or approved special assessment has to be disclosed, which is one more reason they arrive before your deposit goes hard.
A TwinEagles buyer should hold ten documents before going firm: the club estoppel, the master association estoppel, the neighborhood or condominium estoppel where one applies, the 2024 Membership Agreement, the Initiation Fee Policy, the Use Restrictions, the seller’s latest tax bill, the elevation certificate, any FEMA letter for the lot and a wind mitigation report.
Data updated: September 2026 (The TwinEagles Club published documents; TwinEagles HOA public documents; 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, estoppel rules and scorecards on its own site; the master association posts its 2024 budget, Use Restrictions, rules, the recorded club covenant and its buyer screening instructions; Collier County holds elevation certificates filed with building permits; and FEMA holds the letters. The documents that come only through the transaction are the estoppels, the seller’s disclosures and the club’s Membership Plan and bylaws.
Document | Why it matters in TwinEagles | Where it comes from |
|---|---|---|
Club estoppel | States the deeded category, current dues, the remaining Phase One capital assessment and anything owed | The club’s membership office, ordered per the club’s estoppel instructions |
Master association estoppel | States the current master assessment and anything owed | Ordered through FirstService Residential |
Neighborhood or condominium estoppel | The quarterly neighborhood or condominium assessment, which is not published anywhere else | Required on eight streets, per the estoppel requirements by street |
2024 Membership Agreement | The $3,500 transfer fee, club approval and the seven-day delivery rule | |
Initiation Fee Policy | The fee ratio, exemptions and the rules for moving up a category | |
Use Restrictions (2024) | Leasing limits, pets, vehicles, boats, golf carts and lakes | |
Seller’s latest tax bill | The millage and the single non-ad-valorem garbage line as billed | |
Elevation certificate | Finished-floor elevations that set the flood insurance rate | The seller, or the county’s certificate layer |
Any FEMA letter for the lot | Removes the structure or part of the lot from the mapped high-risk area | |
Wind mitigation report | Documents the roof, attachments and opening protection for premium credits | A licensed inspector, on form OIR-B1-1802 |
Two public documents speak to how The TwinEagles Club is financed. The Phase One Master Plan sets out the $22.5 million program and the capital assessment a buyer assumes, and the club’s fiscal 2024 federal return shows its revenue, net assets and the loan that financed that program. Neither the club nor the master association posts a reserve study publicly, so the reserve lines in the 2024 master budget and the capital lines on the club’s dues schedule are the best public signals, and the estoppels are the current ones.
The TwinEagles Homeowners Association, Inc. was incorporated in February 2002 and operates under Chapter 720 of the Florida Statutes, with a 12-member board elected one director per neighborhood, an annual meeting in July and management by FirstService Residential from the former sales center just outside the gate (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 club’s rights run through recorded recreational covenants, including the 2010 Golf and Sports covenant and a Declaration of Recreational Covenant posted by the association. 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).
Check a TwinEagles address in three steps: read its zone on FEMA panels 12021C0217H and 12021C0219H, effective May 16, 2012, where TwinEagles is a patchwork of Zone X and shallow-ponding Zone AH; look for a FEMA letter naming the lot, one of at least 21 dated 2012 to 2024; and pull its elevation certificate.
Data updated: September 2026 (FEMA National Flood Hazard Layer, zones, panels and letters of map change, queried 23 and 24 Sep 2026; FEMA preliminary flood hazard layer; Collier County elevation certificates layer)
Flood is where TwinEagles listing remarks most often run ahead of the record. The map is drawn over land; the homes were built on raised fill pads, and many later received a FEMA letter based on surveyed elevations. Across 94 street points in 11 neighborhoods, 55 read Zone X, minimal or shaded, and 39 read Zone AH, and Dundee was checked at 62 parcel centers. A street point is not a house pad, so this page reports street results only and never states a zone for one home.
Neighborhood | Points checked | Effective 2012 map at those points | FEMA letters naming the neighborhood’s lots | Preliminary 2025 map |
|---|---|---|---|---|
The Estates | 6, one per enclave street | 6 Zone X | One letter, November 2024, on Golden Eagle Court | Same zones |
Lake Estates | 8 | 4 Zone AH at the east end, 4 Zone X | At least three letters, 2016 to 2018 | Same zones |
Hedgestone (with Maidstone Court) | 10 | 7 Zone X, 3 Zone AH | Nine letters, 2014 to 2022, naming at least 15 lots | Same zones |
Wicklow | 5 | 4 Zone X (one shaded), 1 Zone AH at the north end | Two single-lot letters (2012, 2014) and two multi-lot letters (2015), at least nine lots | Same zones |
Hollybrook | 8 | 6 Zone X, 2 Zone AH | At least 14 lots, in a 2012 letter, the July 2013 letter and a 2019 letter | Same zones |
Bramble Point | 5 | 4 Zone X, 1 Zone AH at the east end of Bramble Court | None | Same zones |
Wisteria | 7 | 4 Zone AH, 3 Zone X (one shaded) | 36 of 46 lots, in letters of July 2013, April 2016 and August 2017 | Same zones |
Covent Garden | 30, one per building | 15 Zone X, 1 shaded Zone X, 14 Zone AH | A November 2012 letter on the Covent Garden Court tracts, issued before the later buildings went up | Same zones |
Lockford | 4 | Zone X at the west end, shaded X east of the middle, Zone AH west of the middle and at the cul-de-sac | The July 9, 2013 letter names all 41 lots | Same zones |
Fenhurst | 4 | 2 Zone AH, 2 shaded Zone X | Two single-home letters, 2013 and 2015 | Same zones |
Kinross | 7 | 6 Zone AH, 1 shaded Zone X | None | Same zones |
Dundee | 62 parcel centers | 60 Zone AH, 2 Zone X | One letter, December 24, 2015, covering a portion of Lots 1 to 61 | Same zones |
Sources: FEMA National Flood Hazard Layer, its letters of map change layer and the preliminary flood hazard layer, with points located by the U.S. Census geocoder, queried September 23 and 24, 2026. Each row summarizes street points, never a statement about any house on that street.
Nearby FEMA base flood elevation lines read 13.5 to 16.0 feet NAVD88, and street grade at the points reads about 15.2 to 18.1 feet on the USGS elevation service, the pattern of a shallow-ponding area where homes are raised on fill. County-filed elevation certificates on Estates, Lake Estates, Hedgestone, Wicklow, Fenhurst and Kinross homes list Zone AH with base flood elevations of 15.5 to 16.5 feet and first floors built above them. None of TwinEagles is mapped in a coastal V zone.
Zone AH is part of FEMA’s Special Flood Hazard Area: land expected to pond one to three feet deep in a 1 percent annual-chance flood. A home in the Special Flood Hazard Area with a federally backed mortgage must carry flood insurance; a home whose structure has been removed from it by a FEMA letter is no longer under the federal requirement, though a lender may still require coverage (FEMA, LOMA and LOMR-F process). Much of the open land inside TwinEagles, the golf holes, lakes and preserves, maps AH, which is why a fairway view and a flood question often arrive together.
At least 21 Letter of Map Amendment and Letter of Map Revision based on Fill determinations dated 2012 to 2024 name TwinEagles lots, blocks or tracts, most with the outcome “structure removed,” where the house is out of the high-risk area while part of the lot stays in, or “portion of property removed.” Some cover whole blocks, and Kinross and Bramble Point have none.
FEMA released preliminary replacement panels 12021C0217J and 12021C0219J on March 20, 2025, and at every street point checked the preliminary map shows the same zone as today. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect, per the county’s August 2026 release. FEMA lists the TwinEagles letters as not incorporated into a map revision, and letters in that status are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). If you close after summer 2027, ask whether the home’s letter was revalidated.
Every point checked across TwinEagles falls in Collier County evacuation Zone E on the Florida Division of Emergency Management’s Know Your Zone layer; confirm your address on the county evacuation lookup each season. On the state’s storm-surge zone layer, built from worst-case National Hurricane Center model runs, TwinEagles points fall only in the Category 4 and Category 5 surge zones, and Fenhurst, Wisteria and Lockford points split between the two. We found no TwinEagles-specific damage report for Hurricane Irma in 2017, Ian in 2022 or Milton in 2024 in news, club, association or federal summaries, which is a search result, not proof of absence; the seller’s disclosure and claims history are the record for a specific home.
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 FEMA’s Risk Rating 2.0 the discount applies to every NFIP policy in the community, inside or outside the high-risk zone.
Insuring a TwinEagles home is priced one house at a time, so this page publishes no premium. What moves the quote is known: the roof’s age, the wind mitigation features on the home’s inspection form, its flood rating and any FEMA letter, its build year and code era, and whether the policy is with Citizens, which requires flood coverage on every wind policy from 2027.
Data updated: September 2026 (Citizens Property Insurance flood requirement and 2026 rates; FEMA Community Rating System list, 1 Apr 2026; Florida Building Commission effective dates; Florida Statutes)
Two homes on the same TwinEagles street can quote very differently, so below is what moves the number, with the rule or record behind each item, so you can gather the right documents before asking for quotes.
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. Condominium unit-owner (HO-6) and tenant policies are excepted, and homes in the high-risk zone must carry flood regardless of value, per the Citizens flood page. Most TwinEagles single-family homes trade well above those thresholds, so a TwinEagles house insured with Citizens has likely needed flood coverage already. Citizens’ approved 2026 homeowners multiperil rates fell 8.8 percent on average statewide for new business and renewals from July 1, 2026, per Citizens.
Florida’s first statewide building code took effect March 1, 2002, and a home is governed by the code in force when its permit was issued, which can be a year or more before the year the county records as built. The table maps each neighborhood’s build years to the code editions in force over those years, per the Florida Building Commission’s effective-date schedule:
Neighborhood | Built (county roll) | Code editions in force over those years |
|---|---|---|
The Estates | 1999 to 2024 | Pre-2002 local code for the first homes; 2001 code onward for the rest |
Bramble Point | mostly 2006 to 2007 | 2001 and 2004 codes |
Covent Garden | 2006 to 2017 | 2004 through 2014 codes |
Hedgestone | 2006 to 2022 | 2004 through 2020 codes |
Hollybrook | mostly 2006 to 2015 | 2004 through 2010 codes |
Wicklow | mostly 2006 to 2015 | 2004 through 2010 codes |
Wisteria | 2011 to 2022 | 2007 through 2020 codes |
Lockford | mostly 2012 to 2018 | 2010 through 2017 codes |
Fenhurst | mostly 2012 to 2015 | 2010 and 2014 codes |
Lake Estates | 2015 to 2022 | 2014 through 2020 codes |
Kinross | 2015 to 2018 | 2014 and 2017 codes |
Dundee | 2016 to 2019 | 2014 and 2017 codes |
Treat this as a starting point, not a per-house answer. The practical takeaway is that nearly every TwinEagles home was permitted under the statewide code with its wind-borne debris rules, and that the homes permitted from March 15, 2012 onward, under the 2010 edition, were designed to ultimate wind speeds.
A current wind mitigation inspection is the cheapest document a TwinEagles owner can order that directly moves a premium, and an older home will often need a four-point inspection as well. The state’s My Safe Florida Home program funds hardening grants only for homesteaded homes built before January 1, 2008 with an insured value of $700,000 or less, which in TwinEagles points at a small group: some early Estates homes, Bramble Point, and the first Covent Garden, Hollybrook, Wicklow and Hedgestone homes, where value allows.
Adding or upgrading storm shutters, impact windows or a standby generator at a TwinEagles home requires Architectural Review Committee approval, per the association’s ARC application, revised February 16, 2024: a drawing of the openings, a product description and color samples for shutters, and for a standby generator, propane with a buried tank, placed as far back on the lot as possible and screened by a dense hedge from the street, the golf course and the neighbor, with a county permit copy supplied before installation. Budget the committee’s review time into any post-closing hardening plan.
Property taxes on a TwinEagles home ran at 12.2558 mills of taxable value on 2025 bills, plus the $261.91 county garbage charge and no CDD. Three 2025 bills we checked ran from about $3,343 for a condominium to about $29,104 for an Estates property, but your bill resets to market value in the year after you buy.
Data updated: September 2026 (Collier County Tax Collector, 2025 bills; Collier County tax roll, 2026 preliminary; Florida Statutes 193.155; Florida Department of Revenue)
The 2025 ad valorem rate on the TwinEagles bills we checked was 12.2558 mills, or $12.2558 per $1,000 of taxable value, of which 3.75 mills is the North Collier Fire Control and Rescue District, per the Collier County Tax Collector. At that rate, each $100,000 of taxable value costs about $1,225.58 a year, which is the simplest way to size a bill before you have an estimate. The county garbage charge, $261.91 on the 2025 bills, rides on the same bill as the only non-ad-valorem line.
The three 2025 bills we checked, one Estates property, one Grand Arbors single-family home and one Covent Garden condominium, ran from about $3,343 to about $29,104, and the median total bill across TwinEagles residential parcels on the 2026 preliminary Collier County roll was $9,124, a figure that mixes homesteaded and non-homesteaded owners and every product type (Collier County tax roll, 2026 preliminary).
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. An owner who has held a TwinEagles home since the 2000s may be taxed on an assessed value far 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. So never budget from the seller’s bill; budget from the price you are paying, less any exemption you will qualify for, times the millage, plus the garbage line.
If the TwinEagles 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, subject to statutory limits and deadlines that the Property Appraiser administers.
On the 2026 preliminary roll, 387 of 714 TwinEagles residences, about 54 percent, carried a homestead exemption; the share ran lowest in the Covent Garden condominium sections and highest in Lake Estates. For a seasonal owner the exemption does not apply and the full value is taxed from the first year, so a large share of your neighbors pay on that basis.
The TwinEagles rules that most often decide a purchase are leasing (no more than three leases a calendar year, 30 consecutive days minimum, approved form, tenant screening), vehicles (pickups, boats, trailers and RVs garaged), golf carts (streets only, drivers 16 and over), 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; HOA Quick Guide for Realtors)
Everything in this section comes from the master association’s recorded 2024 Use Restrictions, its Rules and Regulations and its Quick Guide for Realtors. Where a neighborhood association’s rules are stricter than the master’s, the neighborhood’s rules control, and Covent Garden’s condominium documents may add terms that are not public, so read the neighborhood documents that come with its estoppel before you rely on the summary below.
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; a buyer who plans to rent in season should model up to three leases of a month or more, not a nightly calendar. A tenant’s use of the club follows the category deeded to the home and the club’s renter rules: the fiscal 2022 schedule listed renter golf fees of $35 a round from May 1 to January 14 and $50 from January 15 to April 30, and a separate renter fee for Full Golf homes.
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 pickup rule applies in every neighborhood, and in Covent Garden and the smaller-lot neighborhoods garages are two-car, so check both before you ship a truck south. The speed limit inside TwinEagles is 25 mph.
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. Neighborhood associations and the Covent Garden condominiums can add their own limits in their own documents, so a buyer with a large dog or several pets should read the neighborhood rules as well as the master’s.
Exterior changes, from paint colors, doors and lighting to roofs, pools, additions, storm screens, shutters, impact windows, trees, landscaping, generators and solar, need Architectural Review Committee approval before work starts, and the committee meets twice a month (HOA architectural review page). The Estates has its own design review guidelines, and a neighborhood association may add its own review layer, so allow time for both on any project you plan after closing.
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.
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, and the gate may call the listing agent to confirm. A single 24 by 18 inch oval sign to the community’s specification may go out on the day of an open house only, never facing the golf course, and no realtor signs are allowed in Covent Garden at all; clubhouse tours are by appointment. For a buyer, that means the 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.
TwinEagles 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. There is no playground inside the gate; in the association’s December 2025 survey, 68 percent of respondents were “not at all interested” in adding one, and residents run a lending closet called Grandma’s Attic with cribs, strollers, car seats and beach chairs for visiting families.
The lakes inside TwinEagles are stormwater lakes owned by the master association; swimming and boating are prohibited, and licensed shore fishing is allowed from owners’ lots and common areas, not from the golf course. The preserves and lakes draw white-tailed deer, wild turkey, alligators, bobcats and the occasional Florida black bear, which is why the Use Restrictions require bear-proof containers in common areas; the association relocated 42 deer between November 2025 and January 2026 under Florida Fish and Wildlife Conservation Commission permits (deer relocation FAQs). The gatehouse controls access; no public document states its staffing hours, and insuring and securing the home is your job, not the gate’s.
A new 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, all run by the club for members.
Data updated: September 2026 (The TwinEagles Club golf, club life and dining pages, read Sep 2026; club 2024 scorecards; Curran Young project page)
The Talon | The Eagle | |
|---|---|---|
Designer | Jack Nicklaus with Jack Nicklaus II | Steve Smyers with Patrick Andrews, a redesign of Gary Player’s Aerie |
Opened | January 15, 1999 | 2007 as the Aerie; reopened as the Eagle in 2012 |
Latest work | Nicklaus Design renovation in 2021, reopened January 2022 | Four holes renovated in 2019 |
Par | 72 | 71 |
Back-tee yardage | 7,420 | 7,607 |
Back-tee rating / slope | 75.9 / 145 | 77.5 / 150 |
Tournament history | PGA TOUR Champions event, 2002 to 2006 and 2012 to 2018 | LPGA CME Group Titleholders, 2012 |
Sources: Talon scorecard 2024; Eagle scorecard 2024; Nicklaus Design; Golf Course Architecture; club golf page. Both courses play from five main tee sets plus combination tees, from 4,067 yards to more than 7,600, and both earned Audubon International Gold Signature Sanctuary certification in 2023 (club certification).
With the Golf roster capped at 614, the club describes “roughly 300 Golf Memberships per course and 9-minute tee times” (club membership page), and under the fiscal 2022 rules Full Golf members requested tee times 14 days ahead and unaccompanied guests were not permitted from January 15 to April 14. The club keeps one course open all summer by alternating maintenance closures; in 2026 the Eagle closed May 19 to June 23 and July 28 to September 1, and the Talon June 23 to July 28 and September 1 to October 6 (club reciprocals page). Full Golf members use reciprocal golf at area clubs from May 1 to October 31.
The practice area between the courses, opened new in 2022, has a 24-bay driving range, a split short-game area, two putting greens and practice bunkers, and beside the Midway Café sits the Himalayan, an 18-hole putting course of heavily undulating greens. The club has two Har-Tru clay tennis courts, four tournament-sized pickleball courts after a recent renovation and four lighted synthetic bocce courts added in 2023, where trade press reported about 1,250 league sign-ups after the first year (club life page; Club and Resort Business, reported). Two tennis courts is a small program for a 717-home club, and a daily player should know that before comparing clubs. In summer, members play racquets through a reciprocal with The Quarry, Esplanade (Naples) and Heritage Bay (2025 reciprocal program).
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); it overlooks both 18th holes. Dining runs through the Grille Room and Terrace, built around an oval island bar, the Midway Café for golfers and the Tiki by the pool, with a Banquet Room and a Private Dining Room for events (club dining page). The club describes a 2,500-square-foot resort-style pool and spa with lakefront views, and a fitness center with Peloton bikes, cardio and strength equipment, a group-fitness studio and certified trainers. The wellness offering is one spa suite for massage and treatments rather than a full-service spa, and dining closes on Tuesdays in the off-season.
The TwinEagles calendar runs November to April around the club: a themed season kick-off party, wine-pairing dinners, live music at the Tiki, bocce leagues and finals, card play and mahjong, and member-started clubs. Resident groups include TwinEagles Cares, which supports Feed Thy Neighbor meals and Habitat for Humanity workdays in Immokalee, and an in-season book club of about 55 members in 2024 (HOA February 2024 newsletter). From May to October many members travel, and the reciprocal season carries golf and racquets elsewhere.
We find the right TwinEagles home by matching your budget and priorities to a club category and a neighborhood first, then watching a market of about 50 sales a year to hear about the right house early. The search covers category, neighborhood, lot exposure, flood letter, roof age and association layers before a single showing is booked.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County tax roll, 2026 preliminary)
A price filter on a portal returns a mix of Covent Garden condominiums, Kinross homes and Hollybrook 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 a condominium, a smaller lot you do not have to landscape yourself or a large lot on the Eagle or the Talon; whether you plan to lease in season; and how much one-time club cost you want to carry on top of the price. We will name the two or three neighborhoods and streets that fit before we name a house.
With 50 MLS closings in the last 12 months out of 717 homes and homesites, roughly one home in fourteen changes hands in a year, and in several neighborhoods, Bramble Point, Fenhurst, Lake Estates and Lockford among them, one or two a year. A TwinEagles search is a watch, not a sprint. We track new listings, price changes and relists daily, and we tell you when a home that fits your street list reaches the market, including the history of any home that has been listed before and what it closed for last time.
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. That preparation is what gets a call before a listing goes live.
On every 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, whether lake, fairway, preserve or another home, and what that means for privacy, golf traffic and flood mapping; the roof, the shutters or impact glass, and the age of the air conditioning and water heater; whether the address is named in a FEMA letter and holds an elevation certificate; and which associations and estoppels the street carries. Private showings need an appointment and ID at the gate, and clubhouse tours are by appointment, so we book both.
The right way to watch a community producing about 50 sales a year is a saved search with alerts, tuned to the neighborhood, product and features that matter to you. Set one up through our site and it will notify you when a matching TwinEagles 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. If you only want to browse what is listed today, our team site at DomainRealtyGroup.com carries the listings search.
We negotiate a TwinEagles purchase on the record: a 94.63 percent median sale-to-list with only 2 of 49 MLS-marketed sales at or above list, 10 of 49 closing more than 10 percent below list, a median 83 days on market, and a club, association and flood file the seller should have ready before you write.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026)
We price your offer against the closed sales in the same neighborhood, the home’s own listing history including any terminated and relisted runs, and its upgrade and roof record. A home priced ahead of its neighborhood is where the 5 percent median discount comes from; a home priced at its record is one you may need to move on quickly. In Hedgestone, for example, the last four MLS closings ran $2,200,000 to $2,300,000 against asks of $2,350,000 to $2,400,000, while two Hedgestone homes were listed on September 24 at $2,695,000 and $2,750,000.
The initiation fee goes to the club, not to the seller, but a buyer weighing a Golf-deeded home against a Social-deeded one is weighing $105,000 of initiation before any dues. That difference belongs in how you value the house, and when a seller’s price assumes a Golf buyer for a Social-deeded home, we say so. The same goes for the remaining Phase One capital assessment you take over, which at the fiscal 2022 Golf rate of $244 a month would still be about $2,900 a year until about 2032.
A TwinEagles home built from 2006 to 2012 is now old enough for its roof, air conditioning and water heater to be real negotiation items, and old enough that its insurer may want a four-point inspection and a fresh wind mitigation form. A wind report, an elevation certificate and a flood quote obtained during the inspection period turn condition into numbers, and numbers are what move a seller.
A TwinEagles contract has three outside clocks: the club’s seven-day rule for the Membership Agreement, the club’s 30-day window to act on a complete application, and the ten business day estoppel clock for the associations. 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.
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 neighborhood assessment, the flood letter and the wind report, arrives before the date on which your deposit goes hard.
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 sales in the same neighborhood, not to the tax roll, to decide whether to renegotiate, bridge the gap or walk.
A 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, the estoppel fees for two or three certificates, prorated dues and assessments, and the remaining Phase One capital assessment that transfers.
Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; FY2022 Dues and Fees; Florida Statutes, current text)
Club charge | Amount | Who pays | Source |
|---|---|---|---|
Initiation fee | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | Buyer, at closing | |
Transfer fee | $3,500 | Buyer, with the Membership Agreement | |
Club estoppel fee | $250 on the fiscal 2022 schedule; confirm the current figure | Per sale | |
Phase One capital assessment | Remaining monthly payments, stated on the club estoppel | Buyer, going forward |
The initiation fee is the largest check a TwinEagles buyer writes after the price, so it belongs in the proof of funds and, if you are financing, in the conversation with your lender about cash to close.
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. Who pays the owner’s title policy is a matter of local custom and negotiable in every contract, so we raise it at the offer stage.
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. Neither applies to a cash purchase. Deed recording is charged separately by the Collier County Clerk.
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, club dues are prorated on the club’s November 1 fiscal year, and a neighborhood assessment is prorated on its quarterly billing. The association estoppel fees are capped by statute, Section 720.30851 for the homeowners associations and Section 718.116 for the Covent Garden condominiums, 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 current estoppel certificate fee schedule, and the actual charge prints on each certificate.
Budget for a general inspection, a wind mitigation inspection on form OIR-B1-1802 if the seller’s report is missing or out of date, a four-point inspection if the insurer asks for one on an older home, and a survey on a lot backing a lake, fairway or preserve, where knowing exactly where your line sits before you plan a pool is cheaper than finding out at architectural review.
Florida documentary stamp tax on the deed is $0.70 per $100 of consideration under Section 201.02 and is paid by the seller by custom. Beyond that, seller costs in Collier County are customary rather than statutory and negotiable in every contract. If you are also selling, our page on selling a home in TwinEagles runs the seller side in full.
The National Association of REALTORS practice changes took effect on August 17, 2024. An agent who participates in a multiple listing service must have a written buyer agreement with you before touring a TwinEagles home, that agreement must state the agent’s compensation objectively, and offers of compensation are no longer permitted on the MLS.
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.
You do not need a written agreement to talk to an agent about their services, to interview several agents, to ask about a community or to visit an open house and speak to the host. You also do not need one to ask us which estoppels a TwinEagles street carries or whether an address is named in a FEMA letter. The line is the tour.
Compensation to a buyer’s broker can still be negotiated, and a seller can still cover it or offer concessions, but that now happens in the transaction rather than in an MLS field, and the amount your agent may receive is capped by your agreement, per NAR’s settlement questions and answers. You agree what your agent is paid first; then we negotiate separately whether and how much a seller will cover.
In TwinEagles, 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 third association on eight streets, a flood answer that changes from street point to house pad, a leasing cap and a tax reset. Read any buyer agreement against that list, and read more about our team and our credentials before you decide.
Every 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 gate off-peak, and Vanderbilt Beach about 22 minutes, with more time in season.
Data updated: September 2026 (Collier County Public Schools zone lookup, 2026 and 2027 years, queried 23 Sep 2026; CCPS 2026 Accountability Brief; OSRM off-peak routing from the TwinEagles gate, run 23 Sep 2026)
The district’s own zone locator returned the same three schools for every address it holds on all 19 TwinEagles streets, 767 address records, for both the 2026-27 and 2027-28 lookup years, with no street split between schools:
School | Address | State grade 2025-26 | Drive from the gate, off-peak |
|---|---|---|---|
Bear Creek Elementary | 2400 Cub Court, Naples 34120 | A, its first graded year | about 4 minutes, 0.9 miles |
Oakridge Middle | 14975 Collier Boulevard, Naples 34119 | A, and A in each of the four prior years | about 6 minutes, 3.9 miles |
Gulf Coast High | 7878 Shark Way, Naples 34119 | A, and A in each of the four prior years | about 8 minutes, 4.7 miles |
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 on the south side of Immokalee Road (school site). Attendance zones can change for later years, so confirm your address with the district before you rely on it; the district counts address points, which include club and common-area addresses, so its counts do not equal home counts.
Private options by the same off-peak routing from the gate include Community School of Naples, pre-K through grade 12, about 18 minutes; St. John Neumann Catholic High School and Naples Christian Academy, about 20 minutes; and Seacrest Country Day School, about 24 minutes. Florida Gulf Coast University is about 29 minutes, Florida SouthWestern State College’s Collier campus about 26 and Ave Maria University about 28.
Facility | What it is | Drive from the gate, off-peak |
|---|---|---|
NCH Emergency Department Northeast, 15420 Collier Blvd | Freestanding emergency department, open 24 hours | about 6 minutes, 3.3 miles |
Collier Urgent Care at Founders Square | Urgent care, open daily 8:00 a.m. to 6:30 p.m. | about 6 minutes |
NCH North Naples Hospital, 11190 Health Park Blvd | Hospital; emergency room and the county’s only 24-hour pediatric emergency room | about 16 minutes, 9.5 miles |
Physicians Regional Pine Ridge, 6101 Pine Ridge Rd | Hospital with emergency room; accredited chest pain center | about 17 minutes, 10.2 miles |
Physicians Regional Collier Boulevard, 8300 Collier Blvd | Hospital with emergency room | about 24 minutes, 14.7 miles |
NCH Baker Hospital, downtown Naples | Hospital; comprehensive stroke center | about 30 minutes, 18.8 miles |
Sources: NCH Northeast, NCH emergency services, Physicians Regional emergency services, Collier Urgent Care. North Collier Fire Control and Rescue District Station 10 at 13240 Immokalee Road names TwinEagles among the communities it serves (North Collier Fire). East of TwinEagles, NCH has announced a multi-phase Ave Maria campus beginning with a 24-hour emergency department (NCH release).
Drive times below are OSRM off-peak estimates from the TwinEagles gate at TwinEagles Boulevard and Immokalee Road, with no traffic modeled; add about 7 minutes from the clubhouse end of the community and more from January to April.
Destination | Miles | Minutes |
|---|---|---|
I-75 at Immokalee Road, Exit 111 | 6.6 | about 10 |
Mercato | 12.1 | about 21 |
Vanderbilt Beach Park | 12.9 | about 22 |
Waterside Shops | 14.3 | about 24 |
Naples Airport | 16.7 | about 25 |
Ave Maria | 16.8 | about 28 |
Coconut Point, Estero | 19.3 | about 29 |
Fifth Avenue South, downtown Naples | 19.4 | about 30 |
Southwest Florida International Airport | 29.1 | about 39 |
Founders Square, at Immokalee Road and Collier Boulevard, with restaurants and the urgent care, is about 6 minutes from the gate. From the association office area just inside the entrance, in a separate run, the Publix at Neighborhood Shoppes at Orangetree is about 12 minutes, the Publix at The Shoppes at Pebblebrooke about 13 and Big Corkscrew Island Regional Park about 16. Collier County property owners qualify for the county’s resident beach parking permit, which waives the $10 parking fee at Vanderbilt Beach Park and other county beach parks (Collier Parks); the county advises that Vanderbilt parking is best secured before 10 a.m. from January through March.
The USDA Forest Service’s Wildfire Risk to Communities rates Collier County’s risk to homes as very high, higher than 97 percent of U.S. counties, a countywide rating driven largely by the Everglades and the wooded Golden Gate Estates. We found no wildfire inside or adjoining TwinEagles in any source. The practical point for a buyer is the fire district, North Collier, whose Station 10 on Immokalee Road serves the community.
Near TwinEagles, Collier County’s 2025 capacity report rates Immokalee Road from Collier Boulevard to Wilson Boulevard at level of service F with no funded widening, the Vanderbilt Beach Road Extension opened June 12, 2026, and NC Square, approved July 8, 2025 for up to 129 homes and 50,000 square feet of commercial space, sits across the road.
Data updated: September 2026 (Collier County 2025 Annual Update and Inventory Report, re-read 24 Sep 2026; Collier County project pages; FDOT; news reports as dated)
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 a 2025 peak-hour, peak-direction volume of 3,330 trips against a 3,300 service volume, level of service F, and the county’s five-year work program contains no project to widen it. Relief in the county plan comes from parallel roads and intersection work. For a buyer, that is a season-time cost: plan airport, beach and school runs from January to April with extra time.
The roughly 550-acre tract directly across Immokalee Road was part of the TwinEagles holdings until the developer sold it in January 2014 for a reported $35 million; it became GL Homes’ Valencia Trails (Business Observer). On July 8, 2025 the county adopted an amendment for NC Square, a 24.4-acre site at Immokalee Road and Catawba Street, allowing up to 129 homes with a 30 percent affordable-housing commitment and 50,000 square feet of commercial space, per the adopted ordinance; its north edge faces TwinEagles’ golf and preserve land across the road.
East of Orangetree, the county’s Rural Lands Stewardship Area is approving new towns and villages. At Brightshore, northwest of Immokalee Road and Everglades Boulevard, M/I Homes bought lots for more than 500 homes with construction set for March 2027, per the Business Observer (reported), and the county is building a Northeast water treatment plant and water reclamation facility targeted for 2031 (Gulfshore Business, reported). None of that changes TwinEagles’ own inventory of 717 homes and homesites, which is effectively built out; its practical effect is more traffic heading west on Immokalee Road toward I-75 over the next decade, and new-construction communities to the east competing for some of the same buyers.
TwinEagles and Mediterra are both North Naples private clubs with 36 holes and a membership every owner must hold, which is why buyers tour them in the same week. Choose TwinEagles for a far lower cost to join, golf immediately available with a Golf-deeded home and no CDD; choose Mediterra for Tom Fazio golf, a private Gulf beach club and a larger racquets program.
Data updated: September 2026 (The TwinEagles Club membership page and documents; The Club at Mediterra At-a-Glance 2026-2027 and membership page; Mediterra CDD FY2027 adopted budget; all read 24 Sep 2026)
Every Mediterra figure below is from The Club at Mediterra’s own 2026-2027 At-a-Glance booklet, its membership page or the Mediterra Community Development District’s FY2027 adopted budget. Every TwinEagles figure is from The TwinEagles Club’s own documents. Home prices are deliberately left out of the table: our Mediterra and TwinEagles price figures would come from different pulls, so a ratio between them would mislead. Our guide to Mediterra covers that community in depth; this section sets the two side by side for a buyer.
Decision factor | TwinEagles | Mediterra |
|---|---|---|
Who must join | Every owner; one membership deeded to each of 717 homes | Every owner; “You must be a member if you become an owner” |
Top golf joining fee | $150,000 (Golf, September 2026) | $350,000 non-refundable, equity at 4 shares (2026-2027) |
Entry-level category | Social, $45,000 | Lifestyle, $87,500 |
Middle category | Sports, $60,000 | Sports and Beach, $175,000 |
Golf availability | “Resident Golf Memberships are immediately available with homes deeded Golf”; capped at 614 | Golf “at capacity since 2012”; join a wait list or buy from a resigning Golf member; capped at 450 |
Annual golf dues | Not published for the current year; the last public schedule (fiscal 2022) put Full Golf at about $18,328 before sales tax | $26,920 plus tax (2026-2027) |
One-time charge besides the joining fee | $3,500 club transfer fee | $8,750 capital assessment for new members |
Recurring capital charge | Phase One capital assessment, $244 a month for Golf in fiscal 2022, running 12 years from September 2020 | $1,900 to $2,900 a year by home type, plus $2,000 a year for the new Sports and Lifestyle Center |
Food and beverage minimum | None on the fiscal 2022 schedule; current policy not published | $1,200 a year |
Golf courses | Talon (Jack Nicklaus with Jack Nicklaus II, 1999, renovated 2021) and Eagle (Steve Smyers with Patrick Andrews, reopened 2012) | North and South, both by Tom Fazio; the club says both “are undergoing a complete renovation” |
Community development district | None | Yes; FY2027 operations and maintenance $1,600 per home plus debt service of $553.26 to $3,315.45 by neighborhood, $2,153.26 to $4,915.45 in all |
Beach club | None; a Gulf beach club appeared in the 1997 announcement and was never built | Mediterra Beach Club, 26110 Hickory Boulevard, Bonita Springs, with a restaurant over 200 feet of shoreline |
Tennis and pickleball | 2 Har-Tru tennis courts, 4 pickleball courts, 4 bocce courts | 8 Har-Tru courts plus a stadium court, 7 pickleball courts, 4 bocce courts |
County | Collier only | Collier and Lee |
Setting | Inland on Immokalee Road about 6.5 miles east of I-75; Vanderbilt Beach about 22 minutes off-peak from the gate | 15755 Corso Mediterra Circle, Naples 34110, with the beach club a short drive away in Bonita Springs |
For a buyer who wants unrestricted golf, the one-time joining cost is $150,000 plus a $3,500 transfer fee at TwinEagles against $350,000 plus an $8,750 capital assessment at Mediterra: $153,500 against $358,750, a gap of $205,250 before either club’s annual dues. TwinEagles’ posted Golf fee is about 43 percent of Mediterra’s. At the entry level the gap narrows but holds: a Social-deeded TwinEagles home costs $48,500 to enter with the transfer fee, against $87,500 for a Mediterra Lifestyle membership before its capital assessment.
The annual comparison is harder to make honestly, because TwinEagles has not posted a dues schedule since fiscal 2022. What can be said is that Mediterra’s published 2026-2027 Golf dues of $26,920 sit well above the last TwinEagles figure the public can see, and that Mediterra owners also pay a district line of $2,153.26 to $4,915.45 on the county tax bill that TwinEagles owners do not. The current TwinEagles dues for a specific home appear on the club’s estoppel, and that is the number to use when you run the two side by side.
Choose TwinEagles if you want 36 holes of private golf now rather than after a wait list, a lower one-time cost of entry, no district bill, and a gated inland setting where a Golf-deeded home carries golf from the day you close. TwinEagles also suits a buyer who wants a wide price ladder inside one club, from Covent Garden carriage-home condominiums to custom estates on the Talon.
Choose Mediterra if a private Gulf beach club is part of how you want to live, if Tom Fazio golf and a larger racquets program are priorities, and if you are comfortable with a higher joining fee, a district assessment and, for full golf, either a wait or a purchase from a resigning Golf member.
Neither is better in the abstract; they answer different questions, and the right one is the one whose membership documents match how you will actually use the club. Marc Comisar at (239) 287-5873 will run the same comparison on the two specific homes you are weighing.
TwinEagles compares best on the price of getting in. Among four North Naples private clubs with a membership tied to the home, TwinEagles and Mediterra are the only two that publish a top golf joining fee on their own websites, and TwinEagles’ $150,000 is well under half of Mediterra’s $350,000. TwinEagles also carries no community development district.
Data updated: September 2026 (each club’s and district’s own documents, read 24 Sep 2026)
The yardstick for this comparison is the one-time cost to join each club’s top golf category and whether a district bill sits on the property tax bill, because a buyer pays the first once at closing and the second every year.
Community | Holes | Membership rule, in the club’s words | Top golf joining fee | District on the tax bill | Primary source |
|---|---|---|---|---|---|
TwinEagles | 36 (Talon, Eagle) | “Membership is mandatory for all 717 Homeowners” | $150,000 (Golf) | No | |
36 (North, South) | “You must be a member if you become an owner” | $350,000 (Golf, at capacity) | Yes: FY2027 $2,153.26 to $4,915.45 per home by neighborhood | ||
36 (Lakes, Preserve) | “House membership is the minimum requirement for all Quail West members” | Not published on the club’s site | Not confirmed from a primary record | ||
18 | “To enjoy the wonderful amenities Talis Park offers, membership is required” | Not published on the club’s site | Yes (Talis Park Community Development District) |
Two cells are deliberately blank. Quail West and Talis Park do not post their initiation fees on their public club pages, and the figures that circulate elsewhere do not agree with one another, so they are not on this page. The model differs too: at Quail West the house membership is the floor and golf is an upgrade a member chooses, while at TwinEagles the category is fixed to the home by deed, so a buyer who wants golf should buy a home deeded Golf. Talis Park is the only club in this comparison with 18 holes rather than 36.
For a TwinEagles buyer, the table says the community is priced as the lower-cost way into 36 holes of private North Naples golf, without a district bill, in exchange for an inland location and no beach club. Where you land depends on whether golf access, beach access or the one-time cost leads your list.
TwinEagles is the right purchase for a buyer who wants 36 holes of private golf at a lower published cost of entry than the coastal clubs, no CDD, A-graded zoned schools and a gated inland setting. It is the wrong purchase for a buyer who wants a beach club or a boat at the house, short-term rental income, or club costs known to the dollar before an offer.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; The TwinEagles Club membership page; TwinEagles HOA 2024 budget; FEMA National Flood Hazard Layer)
A personalized TwinEagles buyer consultation with McGreevy and Comisar is a conversation, not a sales pitch. We will match your budget and your golf to a club category and two or three neighborhoods, walk the one-time and annual club costs and the association layers for those streets, check the flood record of any address you have in mind, and tell you honestly whether TwinEagles fits how you live.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy 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 records, FEMA’s flood layers and the Southwest Florida MLS rather than a portal feed. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side of the partnership: in the homes, at the inspections and at the closing table. For a TwinEagles buyer that means the roof, openings and air conditioning questions on a home built from 2006 onward, the lake, fairway or preserve exposure of a lot, and the calendar that gets the club approval, the Membership Agreement, the estoppels and the flood file lined up with your closing. Reach him at (239) 287-5873.
A TwinEagles specialist matters because the facts that decide a purchase here, the deeded club category, the initiation fee and its history, the Phase One balance, the third estoppel on eight streets, the FEMA letter on the lot and the leasing cap, live in club documents, association budgets and federal records that 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)
This page is the purchase path. For the community itself, its origins, the club’s turnover to members, governance, the Talon and the Eagle in full, the social calendar, the storm and flood record, schools and drive times, read our complete TwinEagles community guide, and for the neighborhood you are focused on, the linked neighborhood guides in the price section above.
If you are selling a home to buy in TwinEagles, including a move from a Covent Garden condominium to a single-family home inside the gate, see how we sell TwinEagles homes and request a valuation of your TwinEagles home, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this TwinEagles buyer page. They co-founded Domain Realty, lead the agent partners of Domain Realty Group across Lee and Collier County, and have spent two decades selling Southwest Florida property, including North Naples and the Immokalee Road corridor. Reach Jesse direct at (239) 898-6072.
More about how we work and the team behind us is on our about McGreevy and Comisar page. Together they operate as McGreevy and Comisar under Domain Realty, a brokerage they co-own rather than simply hang a license with.
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.
These are the questions buyers ask most about purchasing in TwinEagles, North Naples, Collier County, Florida 34120, answered from The TwinEagles Club’s and the master association’s own documents, Collier County’s records, FEMA and the Southwest Florida MLS. Where the public record is silent, the answer says so.
TwinEagles sits on the north side of Immokalee Road in ZIP 34120, unincorporated Collier County, about 6.5 miles east of I-75 and about 3 miles east of Collier Boulevard, between Collier Boulevard and Wilson Boulevard. Its one gated entrance is on Immokalee Road at TwinEagles Boulevard, and the clubhouse address is 11725 TwinEagles Boulevard.
No. TwinEagles is in unincorporated Collier County with a Naples mailing address. Collier County government and the North Collier Fire Control and Rescue District serve it, and the county’s zoning map shows it as rural agricultural inside the Rural Fringe receiving area even though the county approved a TwinEagles PUD in 1997.
The community’s own spelling is one word, TwinEagles, used by the club, the master association, the recorded plats and the Collier County roll. Searchers usually type the two-word form, Twin Eagles, and both mean the same 717-home club community on Immokalee Road.
TwinEagles has 717 homes and homesites on about 1,115 acres: 714 improved residences and 3 vacant homesites in The Estates on the 2026 preliminary Collier County roll. That includes 120 Covent Garden condominiums and 594 single-family homes across 11 neighborhoods.
The 12 neighborhoods are The Estates, Lake Estates, Hedgestone (with Maidstone Court), Wicklow, Hollybrook, Bramble Point, Wisteria, Covent Garden, Lockford, Fenhurst, Kinross and Dundee. The club’s site plan shows 17 names because The Estates is split into six enclaves: Glasgow, Inverness, Lochlomond, Sterling Hill, Strathmore and Thornhill.
No. A TwinEagles purchase price buys the house; the club membership deeded to it is a separate obligation, and the buyer pays the club’s initiation fee at closing. The master association’s own history describes The TwinEagles Club as a private club, and developer promotions from 2011 to 2018 that advertised a membership with new construction ended with the member turnover.
Yes. The TwinEagles Club states that “each residence is deeded a Membership,” so owning a home requires a membership in one of three categories, Golf, Sports or Social, and the category runs with the property. The club applies this to all 717 homes and homesites, and it sells no non-resident memberships.
As posted on the club’s membership page in September 2026, the initiation fee is $150,000 for Golf, $60,000 for Sports and $45,000 for Social, paid by the buyer at closing for the category deeded to the home. The club posts no effective date, so confirm the figure on the club estoppel with your contract.
The club’s 2024 Membership Agreement sets a $3,500 transfer fee, paid with the agreement, which must reach the club seven days before closing. With the initiation fee, the one-time club cost is $153,500 for Golf, $63,500 for Sports and $48,500 for Social at the September 2026 fees.
On the last public schedule, fiscal 2022, Full Golf carried unlimited play on both courses for a cart fee; Sports carried four in-season rounds and unlimited May to October golf with green and cart fees, plus racquets and fitness; and Social carried dining, fitness and social use, with four in-season rounds only as a Full Golf member’s guest.
Possibly, but not on demand. The recorded covenant makes an upgrade to Golf subject to availability at the club’s discretion, and the Initiation Fee Policy charges the difference in fees when a member moves up. No public club document says how upgrades work once all 614 Golf memberships are taken, so a buyer who wants golf should buy a Golf-deeded home.
Not for a home deeded Golf. The TwinEagles Club states that “Resident Golf Memberships are immediately available with homes deeded Golf.” A wait only arises for a Sports or Social owner who wants to move up, because Golf is capped at 614 memberships across 717 homes, and the club does not publish how many Golf memberships are in use.
None of The TwinEagles 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. Ask the club for the Membership Plan and bylaws before you rely on either answer.
Current TwinEagles club dues are not posted publicly. The last public schedule, fiscal 2022, listed Full Golf operating dues of $13,870, capital dues of $1,207, capital improvements of $323 and a Phase One assessment of $244 a month, about $18,328 a year before sales tax; Sports came to about $7,336 and Social about $5,496. Current dues appear on the club estoppel.
The Phase One capital assessment funds the $22.5 million program members approved in June 2020 to renovate the Talon and rebuild and expand the clubhouse. It runs 12 years from September 2020, was $244 a month for Golf, $98 for Sports and $73 for Social in fiscal 2022, and the buyer takes over the remaining payments when a home sells.
The last public TwinEagles dues schedule, fiscal 2022, shows no food and beverage minimum for any category, and the club has not posted a newer one, so its current policy is not public. The club estoppel and the current dues and fees sheet that accompanies it are where a buyer confirms it.
The TwinEagles Homeowners Association bills once a year, due January 1. Its 2024 approved budget ran from $3,300.46 for a Covent Garden condominium to $5,586.19 for an Estates homesite, each including a $660 reserve share. The 2025 and 2026 budgets are behind the owner portal, and seven neighborhoods add their own assessment, which is not published.
Bramble Point, Dundee, Hollybrook, Lockford, Wicklow and Wisteria each run a homeowners association with a quarterly assessment, and Covent Garden runs three condominium associations and a recreation association. Fenhurst and Kinross pay a landscaping assessment through the master association, and Hedgestone, Lake Estates and The Estates pay the master assessment only.
Two or three. Every sale needs a club estoppel and a master association estoppel, and eight streets, Bramble Court, Carradale Court, Covent Garden Court, Dundee Lane, Heather Woods Court, Lockford Lane, Wicklow Lane and Wisteria Drive, need a third from the neighborhood or condominium association, per the club’s estoppel requirements by street.
Yes. Under the 2024 Membership Agreement, membership “is contingent upon approval by the Club,” the application authorizes credit and law-enforcement record checks, and the signed agreement must reach the club seven days before closing. The master association screens buyers separately through its online application, and a neighborhood association may add its own.
No. TwinEagles has no community development district. The 2025 Collier County tax bills we checked carry 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.
TwinEagles bills ran at 12.2558 mills in 2025, about $1,225.58 for each $100,000 of taxable value, plus the $261.91 garbage charge. Three 2025 bills we checked ran from about $3,343 for a condominium to about $29,104 for an Estates property, and the median bill on the 2026 preliminary roll was $9,124.
Probably not. Florida’s Save Our Homes cap limits a homesteaded home’s assessed value increase each year, and it resets when the home sells, so the home is reassessed as of the next January 1 after you buy. Budget from your purchase price and the millage, not from the seller’s bill.
In the Southwest Florida MLS for the 12 months to September 24, 2026, 50 TwinEagles closings ran from $350,000 to $3,300,000 at a median of $1,031,250, the mean of $1,012,500 and $1,050,000. Single-family homes closed at a median of $1,150,000 on 39 sales and Covent Garden condominiums at $457,000 on 11.
The median TwinEagles sale over the last 12 months closed at 94.63 percent of final list price, only 2 of 49 MLS-marketed sales closed at or above list, and 10 of 49 closed more than 10 percent below list. A typical negotiation lands about 5 percent below asking, more on a home priced ahead of its neighborhood.
Fifteen were active on September 24, 2026, at a median list price of $758,000 and a median 54 days on market: ten single-family homes and five Covent Garden condominiums. Against 50 closings a year that is about 3.6 months of supply. Dundee, Lake Estates, Lockford, Wicklow and Wisteria had nothing listed.
The median was 83 days on market over the last 12 months across 49 MLS-marketed sales: 77.5 days for single-family homes, the mean of 72 and 83, and 121 days for Covent Garden condominiums. That is much slower than 2022, when the single-family median was 18 days.
Single-family prices have eased from their 2024 peak. The calendar-year single-family median was $1,235,000 in 2024, $1,192,500 in 2025 and $1,149,000 in 2026 through September 24, and the median sale-to-list fell from 99.48 percent in 2022 to 94.42 percent in 2026. Small samples and neighborhood mix move these figures, so read them as direction.
A Covent Garden carriage-home condominium, with a 12-month MLS median of $457,000 and a low of $350,000. The next rung is the smaller single-family neighborhoods, Kinross, Bramble Point and Fenhurst. Remember that the entry cost also includes the club initiation for the home’s deeded category, from $45,000 for Social to $150,000 for Golf.
Lake Estates and The Estates sit at the top. Lake Estates’ eight MLS closings in 60 months ran from $2,021,589 to $3,500,000, including the highest TwinEagles closing in the pull, and The Estates’ 11 closings had a median of $2,600,000. Hedgestone follows, at a 60-month median of $2,205,000.
No builder is selling. Collier County’s recorded deeds for the latest 12 months show 37 qualified sales, none builder-direct, and the 2026 roll shows 714 improved residences and 3 vacant Estates homesites. New construction now means a custom build on one of those lots or a teardown, under the Estates design review guidelines.
TwinEagles has one guarded gatehouse on Immokalee Road, staffed by the association’s security contractor, St. Moritz, with residents entering on a vehicle barcode and guests registered through dwellingLIVE. No public TwinEagles document states the gate’s staffing hours, so we do not describe it as a 24-hour gate.
No. TwinEagles is an all-ages community. The master association’s recorded Use Restrictions and Rules and Regulations contain no housing-for-older-persons language, and the club’s membership form lists children under 23 as family members. There is no playground inside the gate.
On the 2026 preliminary Collier County roll, 387 of 714 TwinEagles residences, about 54 percent, carried a homestead exemption, meaning the owner declared the home a permanent Florida residence. The rest are second homes, rentals and owners who homestead elsewhere, and the club calendar runs busiest from November to April.
Yes, within limits. The master association allows no more than three leases per home per calendar year, each at least 30 consecutive days, on its approved form, with tenant screening before occupancy. Neighborhood and condominium associations may add stricter rules, so read those documents before buying a home to rent.
No. Every TwinEagles lease must run at least 30 consecutive days, with no more than three a year, and timesharing and fractional ownership are prohibited. That rules out nightly and weekly vacation rentals; a seasonal lease of a month or more is the practical rental model.
Renters use the club under its renter rules and the privileges of the category deeded to the home they lease. The last public schedule, fiscal 2022, listed renter golf fees of $35 a round from May 1 to January 14 and $50 from January 15 to April 30, and a separate renter fee for Full Golf homes. Confirm current renter terms with the club before signing a lease.
Pickup trucks, commercial vehicles, boats, trailers and recreational vehicles may be kept only inside an enclosed garage, 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 courses, must be garaged, and drivers must be 16 or older.
The master association’s Use Restrictions allow a reasonable number of ordinary household pets, leashed or confined outside the home, licensed and inoculated, with no breeding or livestock, and a nuisance pet can be removed at the Board’s request. Neighborhood associations and the Covent Garden condominiums can add their own limits.
Rear and side shutters may go up in season, June 1 to November 30, but front shutters only once a National Hurricane Center forecast cone includes Naples within five days, and all shutters must come down within 14 days. New or upgraded shutters and impact windows need Architectural Review Committee approval.
Yes, with Architectural Review Committee approval before work starts; the committee meets twice a month. Standby generators must run on propane with a buried tank, sit as far back on the lot as possible and be screened by a dense hedge, and The Estates has its own design review guidelines.
FEMA maps TwinEagles as a patchwork of Zone X and shallow-ponding Zone AH on panels 12021C0217H and 12021C0219H, effective May 16, 2012. Across 94 street points, 55 read Zone X and 39 read Zone AH, and at least 21 FEMA letters dated 2012 to 2024 remove houses or portions of lots from the mapped hazard area. A street point is not a house pad.
It depends on the house pad and the loan. A federally backed mortgage requires flood insurance on a structure in Zone AH unless a FEMA letter removes that structure, and Citizens requires flood coverage on every wind-covered personal residential policy from January 1, 2027. Collier County’s Class 5 rating earns a 25 percent discount on eligible NFIP premiums.
Dundee has one FEMA letter, not 61: a Letter of Map Revision based on Fill dated December 24, 2015 that covers “a portion of Lots 1 through 61” in five surveyed parcels and moved those filled building areas to shaded Zone X. The published map still reads Zone AH across the street, so the letter belongs in every Dundee purchase file.
TwinEagles is in Collier County evacuation Zone E at every point checked on the state’s Know Your Zone layer, and the state’s surge model places it only in the Category 4 and Category 5 surge zones. The state has since published a newer zone layer, so confirm your address on the county’s evacuation lookup each season.
We found no TwinEagles-specific flood or damage report from Hurricane Ian in 2022, Milton in 2024 or Irma in 2017 in news, club, association or federal summaries, which is a search result, not proof of absence. For a specific home, the seller’s disclosure and insurance claims history are the record to ask for.
Apart from the earliest Estates homes, TwinEagles homes date from 2006 onward under the statewide Florida Building Code, and the current code maps place the community in the wind-borne debris region with a design wind speed of about 160 mph. What a specific home has is a question for its permits and a wind mitigation inspection.
No public source reports a TwinEagles-specific premium, so we do not publish one. The quote turns on the roof’s age, the opening protection on the wind mitigation form, the home’s value and build year, and its flood rating and any FEMA letter. Citizens’ approved 2026 multiperil rates fell 8.8 percent on average statewide.
Every TwinEagles address is zoned to Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26, on all 767 address records the district’s zone locator holds for the 19 streets, for both the 2026 and 2027 years. Confirm your address with the district before you rely on it.
The nearest emergency room is NCH’s 24-hour freestanding emergency department at 15420 Collier Boulevard, about 6 minutes from the gate off-peak. NCH North Naples Hospital, with the county’s only 24-hour pediatric emergency room, is about 16 minutes away, and Physicians Regional Pine Ridge about 17.
By OSRM off-peak routing from the TwinEagles gate, Vanderbilt Beach Park is about 22 minutes and 12.9 miles away; allow about 7 more minutes from the far end of the community and more from January to April. Collier County property owners qualify for the county’s resident beach parking permit.
No. TwinEagles has no beach club, marina or boat access. A Gulf beach club and an equestrian center appeared in the developer’s 1997 announcement and were never built, and the lakes inside the gate are stormwater lakes where swimming and boating are prohibited. Boat owners store boats off-site.
By OSRM off-peak routing from the gate, I-75 at Exit 111 is about 10 minutes and 6.6 miles away, Naples Airport about 25 minutes and Southwest Florida International Airport about 39 minutes. Fifth Avenue South is about 30 minutes. Season traffic on Immokalee Road adds time.
In season, yes. Collier County’s 2025 capacity report rates Immokalee Road from Collier Boulevard to Wilson Boulevard, the stretch TwinEagles fronts, at level of service F, 3,330 trips against a 3,300 service volume, with no funded widening. The Vanderbilt Beach Road Extension, open since June 12, 2026, gives owners a second route west.
NC Square, approved by Collier County on July 8, 2025 for up to 129 homes and 50,000 square feet of commercial space, sits across Immokalee Road facing TwinEagles’ golf and preserve land. GL Homes’ Valencia Trails occupies the roughly 550-acre tract the TwinEagles developer sold in January 2014, and Bear Creek Elementary opened nearby in August 2025.
Beyond 36 holes, The TwinEagles Club has two Har-Tru tennis courts, four tournament-sized pickleball courts, four lighted bocce courts, a 2,500-square-foot resort-style pool and spa, a fitness center with a group-fitness studio, one spa suite, a 24-bay range and the Himalayan putting course, and three dining outlets: the Grille Room and Terrace, the Midway Café and the Tiki.
The TwinEagles clubhouse was renovated and expanded in a member-approved project completed in 2023, and its construction manager, Curran Young, lists the project at 71,376 square feet. The work was part of the $22.5 million Phase One program members approved in 2020 alongside the Talon renovation.
The Talon is a Jack Nicklaus and Jack Nicklaus II design that opened January 15, 1999 and was renovated by Nicklaus Design in 2021. The Eagle opened in 2007 as Gary Player’s Aerie, was rebuilt by Steve Smyers with Patrick Andrews, reopened in 2012 and had four holes renovated in 2019.
By the club’s 2024 scorecards, the Eagle: 7,607 yards, par 71, a 77.5 rating and a 150 slope from the back tees, against the Talon’s 7,420 yards, par 72, 75.9 rating and 145 slope. Both courses play from five main tee sets plus combination tees, down to about 4,067 yards.
TwinEagles golf is private. The Talon and the Eagle are open to members and their guests, the club sells no non-resident memberships, and under the fiscal 2022 rules unaccompanied guests were not permitted from January 15 to April 14. The club also hosts reciprocal players from other clubs in summer.
The club’s federal return for the fiscal year ending October 2024 reports $18.18 million in revenue, $39.18 million in net assets and about $23.3 million outstanding on the loan that financed the Phase One program. Neither the club nor the master association posts a reserve study publicly, so the estoppels are where current figures come from.
The club’s major special charge is the Phase One capital assessment, running 12 years from September 2020, and its bylaws require a member vote on any special capital assessment over $500,000. The master association funded its lake-bank restoration and entry landscaping without a special assessment. Pending assessments appear on the estoppels.
Resource Conservation Systems supplies non-potable irrigation water on a separate monthly bill, Collier County Utilities supplies water and sewer, Florida Power and Light supplies electric, and Waste Management collects trash and recycling under the master association’s contract. There is no community-wide bulk internet package, so owners choose a provider.
Waste Management collects trash and recycling on Tuesday and trash again on Friday, with bins out no earlier than 6 a.m. on pickup day. Homes have individual mailboxes except in Covent Garden, Dundee and Kinross, which use community mailbox units.
TwinEagles backs onto preserve land, and residents see white-tailed deer, wild turkey, alligators, bobcats and the occasional Florida black bear. The association relocated 42 deer between November 2025 and January 2026 under Florida Fish and Wildlife Conservation Commission permits, and the Use Restrictions require bear-proof containers in common areas.
Choose TwinEagles for a $150,000 Golf initiation against Mediterra’s $350,000, golf immediately available with a Golf-deeded home and no CDD; choose Mediterra for Tom Fazio golf, a private Gulf beach club and a larger racquets program. The decision table in the comparison section above sets the two side by side.
At Quail West the house membership is the floor and golf is an upgrade a member chooses, while at TwinEagles the category is fixed to the home by deed. Talis Park has one 18-hole course and a community development district. Neither Quail West nor Talis Park publishes its initiation fees on its club site.
A TwinEagles purchase runs on an ordinary Florida contract calendar plus three outside clocks that decide how early you can close: the club’s seven-day rule for the Membership Agreement, its 30-day window to act on an application and the ten business day association estoppel clock. We build all three into the contract dates.
Yes. The club accepts its Membership Agreement and supporting documents electronically, the master association’s buyer screening is an online application, and the title company orders the estoppels. We recommend seeing the lot’s exposure and the roof and openings in person or on a live video tour before going firm.
Yes. Since August 17, 2024, an agent who participates in a multiple listing service must have a written buyer agreement with you before touring a home, stating the agent’s compensation objectively. You do not need one to ask us questions, interview agents or visit an open house.
Yes. Broker fees and commissions are not set by law and are fully negotiable, and the written buyer agreement must say so conspicuously. A seller can still cover some or all of it or offer concessions, but that is now negotiated in the transaction rather than offered on the MLS.
Start with how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. In a market of about 50 sales a year, knowing the category, the club cost and the flood file before the right home lists counts for more than any tactic applied afterward.
These questions come from buyers who also have a home to sell, whether elsewhere in Florida, out of state or on another TwinEagles street. Each answer is a single paragraph, and our TwinEagles seller page covers the selling side in full.
It depends on your financing, your tolerance for carrying two homes and the initiation fee, which has to be funded at closing on top of the price. With about 3.6 months of supply, the right TwinEagles home may appear before your sale closes, so many buyers arrange financing that lets them buy first. We model both sequences with you before you list.
You can, but with only 15 active listings a sale contingency weakens an offer against a buyer without one. If you need one, pair it with a firm timeline and strong proof of funds that covers the club initiation, and expect a seller to ask for a kick-out clause. The club’s seven-day rule still applies to your closing date.
Yes. The club’s Initiation Fee Policy charges nothing to a member moving to another TwinEagles home unless the member moves up a category, when the difference in fees is due, or does not occupy the new home. A move from a Covent Garden condominium to a single-family home is the most common version, and your master and neighborhood assessments change with the new street.
None of the club’s public documents describes a refund of the initiation fee when a member sells, and the buyer of your home pays the club its own initiation fee at closing. If you are staying inside TwinEagles, the move rule in the Initiation Fee Policy is what protects you, so plan the two closings together.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, subject to statutory limits and deadlines. It is administered by the Collier County Property Appraiser, so confirm your specific numbers there before you rely on them in a TwinEagles budget.
Start with a valuation of your TwinEagles home built from the recorded sales in your own neighborhood, your deeded category and your estoppel figures, then call Jesse McGreevy at (239) 898-6072. A community-wide median says little about a specific Covent Garden or Hedgestone home.
Prepare your club estoppel figures, including the deeded category and the remaining Phase One balance, your elevation certificate and any FEMA letter for your lot, a current wind mitigation report, your latest tax bill, your roof permit date and your neighborhood association’s details. Assembled before listing, that file removes the most common source of renegotiation during a buyer’s inspection period.
Your buyer does. The club’s membership page states that the buyer pays the initiation fee at closing, and the 2024 Membership Agreement puts the $3,500 transfer fee with the buyer’s agreement. As a seller you remain responsible, jointly with your buyer, for club dues incurred before the sale under the recorded covenant.
If your out-of-state sale funds the purchase and the initiation fee, align the two closings so your TwinEagles closing follows your sale by a comfortable margin, and build the club’s seven-day rule and the estoppel clock into both calendars. We coordinate with your listing agent in the other state and can refer one if you need one.
That depends entirely on how your TwinEagles contract was written. A sale contingency with clear deadlines protects the deposit if you act inside them; without one, your deposit is at risk once your other contingencies expire. Decide this before you write the offer, not after, and remember the club approval is a separate condition.
Sources below were retrieved and checked in September 2026, with the Southwest Florida MLS pulled 24 September 2026, FEMA’s flood layers queried 23 and 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 master association and neighborhood associations
Collier County and the State of Florida
Florida Statutes
Federal flood, insurance and weather records
Golf, healthcare, schools and everyday destinations
News and trade reports (reported)
Buyer representation
Mediterra and the comparison clubs
Our own pages
These are the primary documents behind this buyer page, each linked to the authority that publishes it. The documents that matter most and are not public, the club, master and neighborhood estoppels, the seller’s disclosures and the club’s Membership Plan and bylaws, arrive through the transaction, as set out in the documents section above.
Document | Authority | Link |
|---|---|---|
Membership Agreement, 2024 | The TwinEagles Club | |
Initiation Fee Policy, revised October 20, 2023 | The TwinEagles Club | |
Phase One Master Plan | The TwinEagles Club | |
Dues and Fees, fiscal 2022, the last public schedule | The TwinEagles Club | |
Estoppel requirements by street | The TwinEagles Club | |
Talon and Eagle scorecards, 2024 | The TwinEagles Club | |
Approved 2024 Budget, assessment by neighborhood | TwinEagles Homeowners Association | |
Approved Use Restrictions, 2024 | TwinEagles Homeowners Association | |
Golf and Sports Declaration of Recreational Covenant | Recorded covenant, posted by the TwinEagles Homeowners Association | |
Community FAQs and history | TwinEagles Homeowners Association | |
Quick Guide for Realtors | TwinEagles Homeowners Association | |
Buyer and tenant evaluation instructions | TwinEagles Homeowners Association | |
Form 990, fiscal 2024 | Internal Revenue Service filing, via ProPublica | |
Official List of Special Districts | Florida Commerce | |
2026 flood protection newsletter | Collier County | |
Community Rating System eligible communities, April 1, 2026 | Federal Emergency Management Agency | |
2025 Annual Update and Inventory Report | Collier County | |
Florida Statutes, including Chapters 718 and 720 | Florida Senate |
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.