Buy a Home in Wicklow at TwinEagles, FL

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

Buying a home in Wicklow at TwinEagles means buying one of 59 single-family homes on Wicklow Lane, a single street in the Grand Arbors section of the gated TwinEagles club community on Immokalee Road in North Naples, Collier County, Florida 34120, on homesites marketed at 75 by 160 feet between lakes, preserve and the Eagle golf course. Every Wicklow home is deeded one club category, the buyer pays The TwinEagles Club an initiation fee at closing, the Wicklow association mows and irrigates every lot, a sale needs three estoppel certificates, and the flood answer turns on the address, the elevation certificate and four FEMA letters on the street. The Southwest Florida MLS shows 9 Wicklow closings in the 60 months to September 24, 2026, from $930,000 to $1,580,000, and none listed that day. This page is the step by step purchase path. For the full portrait of the street itself, its history, both builders, its covenants and its permit record, read our Wicklow at TwinEagles neighborhood guide; for the whole gate, our TwinEagles community guide; and for the wider city, our Naples guide.

If you are choosing an agent before you choose a house, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own on Wicklow Lane and are selling to move, start with how we sell homes in Wicklow and a free Wicklow home valuation. Weighing the rest of the gate as well? Our TwinEagles buyer guide applies the same record-first method to all 12 neighborhoods, and further down this page we set Wicklow beside its natural rival, the other Centex street of 2006, Hollybrook at TwinEagles.

Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and on a street of 59 homes where 9 have closed on the MLS in five years and none was listed on September 24, 2026, we would rather you be ready before the next Wicklow home lists than hear about it after it closes.

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

Buying a home in Wicklow at TwinEagles takes five things most Naples resales do not: the deeded club category, a TwinEagles initiation fee of $45,000 to $150,000 paid at closing, the club’s approval before closing, three estoppel certificates, and a flood file built from the address, its elevation certificate and any FEMA letter naming the lot.

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

Everything below comes from The TwinEagles Club’s own membership page, its 2024 Membership Agreement, its Initiation Fee Policy and its last public dues schedule, from the master association’s 2024 Approved Budget and 2024 Use Restrictions, from the Wicklow association’s state filings and its recorded neighborhood covenants as amended in 2012 and 2015 (Collier County Clerk, Official Records), from FEMA’s flood records, from Collier County’s recorded deeds, roll and permit files, and from the Southwest Florida MLS, pulled September 24, 2026. Where the public record is silent, and in a private club and a neighborhood association it is silent on several things a buyer wants to know, this page says so rather than guessing.

One Street, Fifty-Nine Homes

Wicklow is one street. The association’s 2006 Articles of Incorporation state that the developer intended Wicklow to “contain fifty-nine (59) single-family Dwelling Units” (Articles of Incorporation, Florida Division of Corporations), the recorded 2012 covenant amendment lists exactly 59 lots, 22 on the TwinEagles Phase Two plat and 37 on the Phase Two B plat, the 2026 Collier County roll counts the same 59 homes on Wicklow Lane, and the master association’s 2024 budget bills “Grand Arbors, Wicklow” as 59 units. Older marketing said 58 and, later, 57; the recorded documents settle it at 59.

Wicklow Lane sits northwest of the clubhouse, about 0.7 to 1.0 miles away by road, and about 2.5 to 2.8 miles inside the Immokalee Road gate. Hollybrook’s Heather Woods Court lies immediately south, Wisteria lies to the east, and the Eagle course, lakes and the master association’s preserve land wrap the remaining sides, which is why a Wicklow lanai usually faces water, fairway or woods rather than another house. No Wicklow lot was vacant on the 2026 roll, so every purchase here is a resale.

Two Builders, a Decade Apart

Wicklow is the one TwinEagles street where two builders built side by side a decade apart. Centex Homes, the original declarant, built 34 homes from 2006 to 2009 and marketed them as “traditional single-family” models; four more date from 2011 and 2012, their builder not identified in the public record; and Stock Signature Homes built 20 from 2014 to 2016 on the 75 by 160 foot sites the developer marketed. The county roll puts the building areas at 2,366 to 4,327 square feet, with a median of 3,240.

For a buyer that history matters more than it would on a one-builder street. A 2007 Centex home and a 2015 Stock home on the same lane are two different purchases: different plans, different code editions, and a roof and air-conditioning cycle roughly eight years apart. The comparable set for any Wicklow listing starts with homes of its own era.

What Wicklow Does Not Have

Wicklow has no pool, clubhouse or courts of its own; the amenities belong to the club, three or four minutes away by cart. It has no gate of its own: the single staffed gatehouse on Immokalee Road controls entry to all of TwinEagles. TwinEagles as a whole has no community development district, no beach club, marina or boat access, and Wicklow’s lakes carry no docks, no swimming and no boating under the covenants and master rules. And Wicklow has no builder inventory and no homesite to buy: Stock built the last homes by 2016.

What Wicklow does have that most TwinEagles streets do not is a neighborhood association that mows, fertilizes, edges, trims and irrigates every lot. Under the recorded covenants as amended in 2012, the Wicklow association shall “maintain, repair and replace all portions of the irrigation system serving a Lot; and maintain and replace the landscaping materials on the Lots, including mowing, fertilizing, edging, trimming,” and “the Association shall have full control” of the watering times (Collier County Clerk, Official Records).

The Club Category Comes Before the House

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

Older marketing from Wicklow’s second build-out said golf came with a new home: from 2010 the developer’s program “included a golf membership with every newly constructed home sale” (archived TwinEagles news page). That was the developer’s sales program on new construction, and it ended with the member turnover of 2018 and 2019; the master association’s own history describes The TwinEagles Club as “a private club as opposed to a bundled community” (TwinEagles HOA Community FAQs). Budget the initiation fee as a closing cost on every Wicklow resale.

Why Do Wicklow Buyers Work With McGreevy and Comisar?

Wicklow at TwinEagles buyers work with McGreevy and Comisar because the facts that decide a purchase here, the deeded club category, the Phase One balance, the Wicklow landscaping covenant, the elevation certificate and any FEMA letter, and the roof on a Centex-era home, live in club, association and county records, not in listing remarks.

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

We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we read every one of those records before we write an offer. On a street where the five MLS closings of the last twelve months all came in below final list, at 88.80 to 98.00 percent after 32 to 155 days, the record is where the negotiation starts.

The Record, Stated Plainly

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

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

What Buyers Say About Working With Us

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

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

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

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

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

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

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

What a Buyer’s Agent Owes You in Wicklow

Wicklow is governed by three bodies at once: The TwinEagles Club, which bills three categories on its own fiscal year and has not posted a dues schedule publicly since fiscal 2022; the TwinEagles master association, which billed each Wicklow home $4,392.76 in its 2024 budget and has not posted a newer figure; and Wicklow at TwinEagles Homeowners Association, Inc., which bills a quarterly assessment it does not publish. Add a flood picture that changes along the street, and an agent who has not read those documents cannot tell you what you will pay, what you may change about the house or the yard, or whether you can play golf the day you close.

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

What Should a Wicklow Buyer Know First?

A Wicklow at TwinEagles buyer should know ten recorded facts before touring: the home count and two build eras, the recent price band, the deeded club category and initiation fee, three layers of dues, the association lawn and irrigation service, the flood patchwork, the lease cap, the parking rules, the zoned schools and the absence of a CDD.

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

• 59 single-family homes on Wicklow Lane: 34 built 2006 to 2009 in the Centex era, 4 in 2011 and 2012, and 20 built 2014 to 2016 by Stock Signature Homes, with county building areas of 2,366 to 4,327 square feet and a median of 3,240.
• 9 MLS closings in the 60 months to September 24, 2026, from $930,000 to $1,580,000, five of them in the last twelve months (Southwest Florida MLS, pulled September 24, 2026). None was listed on September 24, 2026.
• The club category is deeded to the house. The buyer pays the initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social as posted in September 2026, plus a $3,500 transfer fee (club membership page).
• Three layers of dues. The master association billed each Wicklow home $4,392.76 in its 2024 budget, the highest line of any TwinEagles neighborhood with its own association (2024 Approved Budget); the Wicklow association bills a quarterly assessment whose amount is not public; club dues follow the deeded category.
• The Wicklow association mows, fertilizes, edges, trims and irrigates every lot and controls the sprinkler clocks; the house, roof, pool and driveway stay with the owner.
• Current club dues are not public. The last posted schedule, fiscal 2022, put Full Golf at about $18,328 a year before sales tax, including the Phase One capital assessment a buyer takes over (FY2022 Dues and Fees).
• A patchwork flood map. Four of five FEMA street points on Wicklow Lane read Zone X, one of them shaded, and the north-end point reads Zone AH; FEMA’s database lists two single-lot letters and two multi-lot letters on the street.
• Leasing is capped at three leases a calendar year, each at least 30 consecutive days, whole home only, with a copy of the lease to the Wicklow association before it begins.
• Pickups, boats, trailers and RVs stay in an enclosed garage under the master use restrictions, and there is no street parking from 1 to 6 a.m.
• Schools by address: Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26. No CDD: the 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage charge.

How Do We Track the Wicklow Market for a Buyer?

We track the Wicklow at TwinEagles market through two independent records rather than a portal: the Southwest Florida MLS, which shows 9 Wicklow closings in the 60 months to September 24, 2026, and Collier County’s recorded deeds, which show 9 qualified Wicklow resales recorded from October 2021 to December 2025.

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

What We Tracked

We tracked every Wicklow closing in both systems, allocated by street to Wicklow Lane, because the MLS subdivision field is inconsistent and many TwinEagles rows read only TwinEagles. The MLS count is 9 closings from September 25, 2021 to September 24, 2026, none of them a non-MLS sale entered after closing. Nine is fewer than the ten a stable median needs, and the 12, 24 and 36-month windows hold 5, 6 and 8, so this page lists every sale rather than quoting a median, and the only Wicklow window with ten or more closings is the full MLS history since 2007. The county count is 9 qualified, arm’s-length sales over $100,000 using the Florida Department of Revenue’s sale qualification codes 01 and 02 only, which leaves out $100 transfers, quitclaims and related-party deeds.

We also tracked the club’s three initiation fees and their history since 2021, the last public club dues schedule, the master assessment for Wicklow in 2023 and 2024, the Wicklow association’s articles, annual report and recorded covenant amendments, FEMA’s letters of map change on Wicklow Lane, the county-filed elevation certificates, 31 months of Collier County building permits on the street, the zoned schools for addresses at the south end, middle and north end of the lane, and the drive times from Wicklow Lane to the gate and the clubhouse.

Two Records, Side by Side

The two records overlap on seven sales and differ on the rest for ordinary reasons. The county file holds two qualified resales, a $999,000 deed of December 2021 and a $1,550,000 deed of February 2024, that are not among the MLS closings in the window, and the two September 2026 MLS closings are newer than the county file, whose newest recorded sale is June 30, 2026. The county’s price per square foot uses the roll’s building-area field, which counts more than air-conditioned space, while the MLS uses living area, so we never set one against the other. We label every figure with the record it came from.

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

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

What We Bring to a Wicklow Offer

A written comparison of your target home against the recent Wicklow closings of the same build era, read against list price, days on market and living area; the full one-time and annual club cost for the category deeded to that address; the elevation certificate and any FEMA letter for the house; the permit, roof and air-conditioning history; the landscape approvals, because the association maintains the yard; and a contract calendar built around the club’s seven-day rule and three estoppel clocks.

What Is the Wicklow Market Like for Buyers Right Now?

The Wicklow at TwinEagles market for buyers is thin and negotiable: nine MLS closings in the 60 months to September 24, 2026, from $930,000 to $1,580,000, five of them in the last twelve months, all five below final list, and no active listing on September 24, 2026.

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

Nine closings in five years is too few for a stable median, so here is every one. One of the nine closed at its full final list price and none above it; total volume was $11,840,000. The five closings of the last twelve months came in at 88.80 to 98.00 percent of final list after 32 to 155 days on market.

Every Wicklow MLS Closing in the Last 60 Months

Source: Southwest Florida MLS, residential closings in the TwinEagles development on Wicklow Lane, 60 months (September 25, 2021 to September 24, 2026), pulled September 24, 2026; sale to list and price per square foot are our arithmetic on the sold price, final list price and MLS living area. For a labelled comparison only, the middle of the nine per-foot figures is $495.87 and the middle days on market 58; with n of 9 those are yardsticks, not a market rate.

The Last Twelve Months

Five Wicklow homes closed in the twelve months to September 24, 2026, too few for a meaningful median, so here they are in order: $1,145,000 in November 2025 after 59 days at 91.60 percent of list, $1,150,000 later that November after 83 days at 88.80 percent, $1,500,000 in December 2025 after 32 days at 91.52 percent, $930,000 in September 2026 after 155 days at 98.00 percent, and $1,500,000 the next day after 152 days at 94.04 percent. Per square foot of MLS living area they ran from $356.59 to $499.00. Five sales are a data point, not a market rate.

Those five are 5 of the 50 TwinEagles closings the MLS counted in the same twelve months, 10 percent of the community’s sales from 59 of its 717 homes, about 8.2 percent. Wicklow traded a little above its share of the gate in that year, after four years in which it recorded only four MLS closings.

What Is for Sale Right Now

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

Wicklow Across All MLS History

The first Wicklow window that holds ten or more MLS closings is the whole record: 51 closings from November 21, 2007 to September 24, 2026, median $840,000, from $410,000 to $1,580,000, a median 86 days on market and a median 95.14 percent of final list price (Southwest Florida MLS, all MLS history, pulled September 24, 2026). That record includes the developers’ new-construction closings from both build-out eras, so it describes Wicklow’s long run rather than today’s price. Price a Wicklow home today from the nine closings above.

The County Deed Record Beside the MLS

Collier County’s recorded deeds tell the same story from a different system. The county file holds 9 qualified Wicklow resales recorded from October 2021 to December 2025, from $999,000 to $1,580,000; with an odd count, the middle sale is an observed price, $1,260,000, and the middle price per square foot of county building area is $393.96, on $11,959,000 of recorded volume. Shorter county windows hold 3 sales in 12 months, 4 in 24 and 7 in 36 (Collier County recorded deeds, windows ending September 24, 2026, newest recorded sale June 30, 2026). One more recorded transfer in February 2026 was not qualified by the county and is left out of every figure here.

Nine qualified resales on 59 homes in about 57 months is roughly 3.2 percent of the homes a year, about two a year. No qualified Wicklow home sale was recorded in 2022 or 2023 at all, which is why the jump from a 2021 resale median of $1,024,500 to a 2024 median of $1,550,000 happened between trades. That is the pace a Wicklow buyer has to plan around, and it is why an old comparable can mislead.

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

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

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

A Wicklow at TwinEagles home has cost $930,000 to $1,580,000 on the nine MLS closings of the last 60 months, for a pool home of roughly 2,400 to 3,200 square feet of living area on a 75-foot homesite facing a lake, preserve or the Eagle course, built by Centex from 2006 to 2009 or by Stock from 2014 to 2016.

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

The deeded club category sits on top of every price below and is not in any of them, because the initiation fee is paid to the club, not to the seller. A buyer comparing a $1,500,000 Social-deeded home with a $1,500,000 Golf-deeded one is really comparing $1,548,500 with $1,653,500 once the one-time club charges are added, by our arithmetic from the club’s posted fees and transfer fee.

The Homes on the County Roll

Source: Collier County 2026 preliminary roll, as measured for our Wicklow neighborhood guide; Southwest Florida MLS. The county’s building-area field counts garages and roofed outdoor areas as well as air-conditioned space, so it runs larger than MLS living area: the Centex Covington, for example, had 3,021 square feet of living space and 4,042 in total. The one home the roll dates 2025 sold as a finished home in December 2020 and has no new-home permit in the county’s 2024 to 2026 files, so its year built looks re-coded rather than rebuilt. The roll we use carries no lot area for Wicklow parcels, so the recorded plat and the survey are the authority for each lot.

Centex, the Four in Between, and Stock

Sources: Collier County 2026 preliminary roll; the Centex models as reported in the Naples Daily News archive; Stock’s Scottsdale II as described in the developer’s archived news page. Centex opened Wicklow with two furnished models, the four-bedroom Covington priced at $1,214,517 and the three-bedroom Verano at $1,123,206. Stock’s unfurnished Scottsdale II was priced at $899,990 and described with a study, a living room with a wet bar, an island kitchen, a breakfast nook and an outdoor living area with a pool and summer kitchen. Builders revise plans and options over a build-out, so the house you buy is described by its permit set and survey, not by a brochure.

The Lot and the View Are the Price Variables

The developer headed its Wicklow page “Wicklow, 75’ LOTS” and wrote that “home sites in Wicklow measure 75-feet by 160-feet and offer spectacular water and golf course views” (archived Wicklow page, 2019). The 75-foot homesite sits in the middle of the TwinEagles ladder, wider than Hollybrook’s 67 feet and narrower than Hedgestone’s 90, and it is the widest homesite in TwinEagles where a neighborhood association mows the lawn.

The Centex-era marketing placed Wicklow “overlooking lakes, preserves and the 12th and 13th holes” of the course then called the Aerie, which Steve Smyers rebuilt and reopened in 2012 as the Eagle, so today’s hole numbers behind a given lot may differ; walk the lot. Irregular lots on the lake bends and at the ends of the lane differ from the marketed 75 by 160 feet, and the recorded plat puts golf course, drainage and preserve easements on many of them. Which of those a home faces is the biggest variable in its price after size, era and condition, and for any lake or course lot we ask for the survey before you compare two homes.

What the Builders Charged, and What Resales Brought

Because two builders sold Wicklow new a decade apart, the county file is a clean record of what the Naples market did to one street across a full cycle. Qualified sales moved like this:

Source: Collier County recorded deeds, qualified sales over $100,000 coded improved. “New-home sale” means the first qualified sale of a parcel within a year of its county year built; that is our classification of the deed file, not a field in it, so a few 2009 to 2011 “new” sales may be builder or lender sales of unsold inventory. No qualified Wicklow home sale was recorded in 2014, 2022, 2023 or the first half of 2026. Small yearly counts: read the direction, not the decimals.

Centex’s recorded new-home sales of 2007 ran $715,000 to $1,042,100; resales fell to a low of $379,000 in 2010; Stock’s new homes of 2015 recorded at $799,800 to $990,300; resales first topped $1 million in 2021; and since 2024 they have run from $1,145,000 to $1,580,000. These are nominal prices before pools, upgrades, selling costs or inflation, context for an offer, not a forecast.

Centex or Stock: What the Resales Say

On the county’s qualified resales since 2021, the three Stock-built homes that sold brought $1,500,000, $1,550,000 and $1,575,000, and the six Centex-era homes brought $999,000 to $1,580,000. The highest Wicklow sale in the window, $1,580,000 in May 2024, was a 2008 Centex home, so the builder’s name is not the ceiling. Condition, updates, the view behind the lanai and the membership category move a Wicklow price more than the builder does, but a newer roof and newer systems on a Stock home is a real difference a buyer will price, and so is a Centex home whose roof, windows and air conditioning have already been replaced with permits.

Price per Square Foot, and Which Denominator

A Wicklow buyer will see two price-per-foot figures and should use only one at a time. On the MLS, the nine closings of the last 60 months ran from $356.59 to $534.08 per square foot of living area. On the county’s deeds, the nine qualified resales ran from $273.25 to $487.65 per square foot of the roll’s building area, with a middle figure of $393.96. Because the two denominators measure different things, the gap between them is a property of the measurement, not a second opinion on value; we price your offer on living area from the MLS and use the county figures only to check the direction.

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

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

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

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

Three Categories, Deeded to the House

The TwinEagles Club sells no membership apart from the houses. Each Wicklow home carries one category, and the category runs with the property rather than with the owner, so a buyer inherits the category recorded for that address: “Membership is mandatory for all 717 Homeowners.” The recorded Golf and Sports Declaration of Recreational Covenant provides that a Golf or Sports membership subject to it transfers with title, subject to the club’s reasonable approval of the purchaser and payment of the transfer fees, that the club must act within 30 days of a complete application, that membership fees are secured by a lien on the lot, and that seller and buyer are “jointly and severally liable to the Club for any dues … incurred prior to the date of sale.”

Wicklow was sold new in two eras, and that history matters here. A Stock-built Wicklow home first sold from 2014 to 2016 was sold under the developer’s program that paired golf with every new home; the Centex homes were sold years earlier, under the Bonita Bay Group’s membership plans. Categories can also change when an owner upgrades or a home changes hands. We have not found a public document that lists the category for each Wicklow address, so the only reliable answer for a given house is the club estoppel for that address. On a street that looks onto the Eagle course, it is one of the largest price variables on any Wicklow listing.

What each category allowed on the last public privileges schedule (fiscal 2022 Dues and Fees):

Privileges are set each fiscal year, and the 2022 schedule is the newest one posted publicly, so we confirm the current privileges for the category on the home you are buying.

The Initiation Fee, Category by Category

The club’s Initiation Fee Policy sets the three fees in a fixed 10 to 4 to 3 ratio, requires at least 120 days’ notice of any increase, and says the fee “must be paid to the Club at the closing of the home sale” by “any person or entity who purchases a home in TwinEagles.” It charges nothing to a member moving to another TwinEagles home in the same or a lower category, charges the difference when a member moves up, and exempts gratuitous transfers to a spouse or surviving spouse, transfers under a divorce decree, bona fide estate-planning transfers to family members or trusts, and club foreclosures. For a Wicklow buyer the practical difference between a Golf home and a Social home is $105,000 in initiation alone, before a single year of dues, which on a $1,500,000 house is 7 percent of the price.

How the Initiation Fee Has Risen

The Golf fee has risen fivefold in about five years. The Wicklow resales of 2021 were recorded while the fee was new or not yet charged, and every Wicklow resale since has carried one unless an exemption applied, which is part of why a 2021 comparable misleads a buyer today. The fee you pay goes to the club, not to the seller, so it is not a figure the seller can discount, although it belongs in how you price the house; and when you later sell, your buyer will weigh whatever the fee is then.

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

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

Moving Up a Category, and the 614 Cap

Golf is capped at 614 memberships across the 717 TwinEagles homes, and the club states that “Resident Golf Memberships are immediately available with homes deeded Golf,” so the buyer of a Golf-deeded Wicklow home does not wait for a slot. Moving a Sports or Social home up to Golf is a different matter. The recorded covenant makes an upgrade to Golf “subject to availability,” 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 Wicklow home already deeded Golf.

Refunds, Equity and What Member-Owned Means

The TwinEagles Club is private and member-owned, a tax-exempt social club with a fiscal year that runs November 1 to October 31 (IRS filings via ProPublica). The developer signed a turnover agreement with the club on November 16, 2018, and members approved the transfer in January 2019, 97.5 percent in favor according to trade-press reports (The Golf Wire). None of the club’s public documents describes a refund of the initiation fee when a member sells; the policy says the fee “is to be used for Club Capital expenditures,” and the only refund the Membership Agreement names is of the transfer fee if the club does not approve the applicant. Budget the initiation fee as a cost rather than a deposit, and read the Membership Plan and bylaws in the membership package before you rely on any other answer.

For the fiscal year ending October 31, 2024, the club reported $18.18 million in revenue, including $10.21 million in member dues and $3.48 million in initiation fees, with $39.18 million in net assets, and about $23.3 million outstanding on the loan that financed the $22.5 million Phase One program (FY2024 Form 990 via ProPublica). Those are club-wide figures, not a per-member dues rate, and we do not divide them to invent one.

What Are the Steps to Buy a Home in Wicklow?

Buying a home in Wicklow at TwinEagles runs in eight steps: confirm the deeded club category, choose the era and the lot, file the elevation certificate and any FEMA letter, price the fee stack, write the offer on the right calendar, order all three estoppels on day one, clear club approval, then close and deliver your deed.

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

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

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

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

Step 2: Choose the Era and the Lot

Decide first between a 2006 to 2009 Centex home and a 2014 to 2016 Stock home, because that choice sets the plan family, the code edition and where the roof and systems sit in their life. Then decide what the lot should back to: a lake, the Eagle course or the preserve. The era decides the comparable set; the lot decides the view, the privacy and much of the price. On a lake lot, the covenants bar docks, fill and any change to the lake’s slope, so read the survey for the easements before you plan a pool extension or summer kitchen.

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

Before touring, read the address on FEMA’s Map Service Center, where the published map may show Zone X or Zone AH depending on where on the lane the house sits. Then check FEMA’s letters of map change layer for any letter naming the lot, and ask the seller for the elevation certificate, or check Collier County’s elevation certificates layer, which indexes 19 certificates on Wicklow Lane, most from the Stock build-out. Get a flood quote and your lender’s flood determination on that basis before you write.

Step 4: Price the Full Fee Stack

Put five documents side by side: the club’s membership page for the initiation fee, the club estoppel or the last public dues schedule for annual dues and the Phase One balance, the master association’s 2024 Approved Budget for the Wicklow assessment, the Wicklow estoppel and budget for the quarterly neighborhood figure, and the seller’s latest tax bill. Unlike Hedgestone, Lake Estates or The Estates, you do not add a landscaping contract: the Wicklow assessment covers the lawn crew. Whether irrigation water on Wicklow Lane is billed to you or through the association’s budget is not stated in the documents we read, so we ask.

Step 5: Write the Offer With the Right Calendar

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

Step 6: Get All Three Estoppels Ordered on Day One

Every Wicklow sale needs an estoppel from the club, one from the master association, ordered through FirstService Residential, and one from the Wicklow association, which is managed by Cardinal Management Group of Florida according to the association’s 2026 state annual report address and the club’s January 2024 neighborhood contact list. Wicklow Lane is one of the eight TwinEagles streets on the club’s list that need the neighborhood estoppel as well as the other two, per the estoppel requirements by street. The seller orders and pays for the estoppels; we make sure they are ordered the day the contract is signed, and we read each certificate next to the current budget and rules.

Step 7: Clear Club Approval, Screening and Inspections

Submit the club’s Membership Agreement with the transfer fee, and complete the master association’s online buyer screening through its application process. The Wicklow documents we read contain no separate buyer approval. In parallel, order a general inspection, a wind mitigation inspection on Florida form OIR-B1-1802 and a close look at the roof and air-conditioning ages, and bind flood coverage early if the lender requires it, because a new National Flood Insurance Program policy typically carries a 30-day waiting period unless it is bought in connection with a loan.

Step 8: Close, Then Deliver Your Deed to the Wicklow Association

With the club’s approval in hand and the Membership Agreement at the club at least seven days ahead, the closing statement carries the initiation and transfer fees as buyer charges, the prorated club dues, master assessment and Wicklow quarter, and the remaining Phase One capital assessment that transfers to you. After closing, send the Wicklow association a copy of your recorded deed: the Wicklow articles say a buyer from anyone other than the developer is not a member “unless or until” the buyer delivers “a true copy of a deed” to the association, and membership is what carries your vote on the street.

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

A Wicklow at TwinEagles owner pays club dues for the deeded category, the Phase One capital assessment, the master assessment, $4,392.76 in the 2024 budget, the Wicklow quarterly assessment for the lawn crew and irrigation system, and Collier County taxes. There is no CDD. Full Golf dues were last published at about $18,328 a year.

Data updated: September 2026 (The TwinEagles Club FY2022 Dues and Fees, the last public schedule; TwinEagles HOA 2024 Approved Budget; Wicklow recorded covenant amendments, 2012 and 2015; Collier County Tax Collector, 2025 bills)

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

Annual Club Dues, Fiscal 2022

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

The Phase One Capital Assessment You Take Over

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

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

The Master Association Assessment for Wicklow

Source: TwinEagles HOA Approved 2024 Budget, adopted November 8, 2023, which prints both years side by side; the percentage changes are our arithmetic. Wicklow’s 59 units together carried $259,172.84 in 2024, and every TwinEagles unit paid the same $660 reserve contribution. Across TwinEagles, 2024 assessments ran from $3,300.46 for a Covent Garden condominium to $5,586.19 for an Estates homesite; only the Estates enclaves, Hedgestone and Lake Estates carried a higher line than Wicklow, and none of those neighborhoods has its own association. The assessment is billed once a year, due January 1, and pays for the gate and security contract, private roads, lakes and lake banks, preserves, common landscaping, street lights on the boulevard, the trash contract and reserves; it does not pay for the club. The 2025 and 2026 budgets are not public, so the master estoppel is where the current figure comes from.

The Wicklow Quarterly Assessment and What It Covers

Seven TwinEagles neighborhoods add a quarterly neighborhood assessment on top of the master bill, and Wicklow is one of them (TwinEagles HOA, neighborhood associations). The Wicklow figure is set in the association’s annual budget, and its dollar amount is not published anywhere public; the Wicklow estoppel certificate for a specific home states the current quarterly figure, any balance and any special assessment, and that is the number we put in your model. What it pays for is set out in the recorded covenants: lawn and landscape care on every lot, the lot irrigation systems and their clocks, the street, the landscape and signage tracts and the drainage swales, insurance on association property and professional management.

What the Wicklow assessment does not cover matters as much. The association does not maintain the house, the roof, the paint, the pool, the driveway or the screen enclosure, and “except for the maintenance items specifically enumerated,” it is not responsible for any part of the lot or the home. If an owner adds landscaping with approval, the landscape company bills the owner directly for the added maintenance.

Irrigation, Asked Rather Than Assumed

Irrigation water in TwinEagles comes from Resource Conservation Systems, a private non-potable irrigation utility whose 2026 tariff sets base charges by lot class plus $1.56 per 1,000 gallons. Because the Wicklow association runs the lot irrigation systems and their clocks, the question for a buyer is whether the water on Wicklow Lane is billed to each owner or through the association’s budget. The documents we read do not say, so we ask the seller for the last two budgets and the utility account before you commit.

No Community Development District

TwinEagles has no community development district. The three 2025 Collier County tax bills we checked across TwinEagles each carry exactly one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s Official List of Special Districts names no TwinEagles district. There is no district bond line on a Wicklow tax bill.

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

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

These are our arithmetic on published figures from three different years, and they are a floor rather than a bill: the club figure predates two initiation increases and excludes the 7 percent sales tax on operating dues, the master figure is two budgets old, and the Wicklow quarterly assessment, cart and dining costs are not in them. The Wicklow assessment replaces the landscaping contract a Hedgestone or Lake Estates owner pays privately, so compare fee stacks whole, not line by line. The three estoppels replace every column with the current figure for the specific home.

Special Assessments

The Wicklow association can levy special assessments under its covenants; whether any is pending is a question the Wicklow estoppel must answer. The master association funded its multi-phase lake-bank restoration, scheduled into 2027 and 2028, without a special assessment (HOA lake-bank update, June 2026), and said its entry landscape project “is already fully funded” (landscape project notice, April 2025); owners behind repaired lake banks, including lakefront Wicklow lots, may be offered a separate, owner-paid proposal to connect their own downspouts. The club’s federal filing states that its bylaws require a member vote on any special capital assessment over $500,000 (Form 990 via ProPublica). That is a statement about the record, not a guarantee; the estoppels are where a pending or approved special assessment has to be disclosed.

Which Documents Should a Wicklow Buyer Request Before Going Firm?

A Wicklow at TwinEagles buyer should hold twelve documents before going firm: three estoppels, the 2024 Membership Agreement, the Initiation Fee Policy, the Wicklow covenants with their 2012 and 2015 amendments, the Wicklow budget, the master Use Restrictions, the seller’s architectural approvals, the tax bill, the elevation certificate with any FEMA letter, and a wind mitigation report.

Data updated: September 2026 (The TwinEagles Club published documents; Florida Division of Corporations filings for the Wicklow association; TwinEagles HOA public documents; FEMA National Flood Hazard Layer; Collier County elevation certificates layer)

Many of those documents are public. The club posts its Membership Agreement, Initiation Fee Policy, last dues schedule and estoppel rules; the master association posts its 2024 budget, Use Restrictions, design review materials and the recorded club covenants; the state posts the Wicklow association’s articles, 2010 amendment and annual reports; the Wicklow covenant amendments are in the county’s official records; Collier County holds elevation certificates filed with building permits; and FEMA holds the letters of map change. The documents that come only through the transaction are the three estoppels, the Wicklow budget, the seller’s disclosures, the architectural approval letters and the club’s Membership Plan and bylaws.

The Checklist, In Order

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

Check a Wicklow at TwinEagles address in three steps: read the published map, where four of five FEMA street points on Wicklow Lane read Zone X and the north-end point reads Zone AH; look for a FEMA letter naming the lot, since four letters touch the street; and read the home’s elevation certificate against the 16.0-foot base flood elevation.

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

Flood is where Wicklow listing remarks most often go wrong in both directions: some say the street is “not in a flood zone,” others treat the whole lane as high-risk. Neither is what the record says. Wicklow Lane sits on a patchwork: shallow-ponding Zone AH polygons lie within 30 meters of four of the five points we queried, the houses were built up on fill above them, and FEMA has issued letters for some lots and not others. This page reports what the map shows at several points and what the letters say, and never states a zone for any one home.

What the Map Shows

Sources: FEMA National Flood Hazard Layer, the preliminary flood hazard layer and the USGS elevation point service, queried September 24, 2026. Each point is on the street in front of a home, not on a house pad, and the nearest base flood elevation line, at the north end, reads 15.5 feet. Never read one home’s zone from this table; an automated flood lookup for a Wicklow address may say X or AH depending on where the pad sits, and the elevation certificate and any letter are what settle it.

The Four FEMA Letters on Wicklow Lane

FEMA’s letters of map change layer lists four letters that touch Wicklow lots. Two are single-lot Letters of Map Amendment on Wicklow Lane, issued in November 2012 and May 2014. Two are multi-lot Letters of Map Revision based on Fill from 2015: one in April 2015 covering lots on “Wicklow Lane, Maidstone Court & Hedgestone Court” together, and one in October 2015 naming seven Wicklow lots along with lots in neighboring blocks. Between them the letters name at least nine Wicklow lots individually. Every one of them records the same outcome: “Structure removed, property partially inundated.” The house is out of the high-risk area; part of the lot is not.

A Letter of Map Amendment says the ground under the structure was always above the flood elevation; a Letter of Map Revision based on Fill says the land was raised with fill to or above it and requires the local government’s certification (FEMA, LOMA and LOMR-F process). Not every Wicklow lot is named in a letter, and a letter covers the structure it describes, so we check the specific lot rather than the street.

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

A letter that removes the structure takes the federal mandatory flood-insurance purchase requirement off that house, although a lender may still require coverage to protect its loan, which is why a seller with a letter should put it in the listing file (FEMA, LOMA and LOMR-F process). Three limits come with it. It covers the structure, not the whole lot, so a rear yard or lake edge can remain in the high-risk area, and a pool or addition near the water can still be regulated as floodplain work. It applies only to the lot it names, so a neighbor’s letter does nothing for your house. And it does not survive a new map automatically: FEMA shows each Wicklow letter as “not incorporated” into the map.

What the Elevation Certificates Show

Collier County’s index holds 19 elevation certificates on Wicklow Lane, almost all tied to the 2013 to 2015 building permits of the Stock build-out (elevation certificates layer). The four we read, signed between November 2014 and April 2015 for finished homes, all list Zone AH with a base flood elevation of 16.0 feet and the top of the bottom floor at 17.6 to 18.0 feet, 1.6 to 2.0 feet above it. The Centex-era homes of 2006 to 2009 are largely absent from the county’s file, so on a Centex home we ask the seller for a certificate, and if none exists, a surveyor can prepare one. The certificate, not the street, is the number a flood insurer rates.

New Maps in 2027, and the Letters

FEMA released preliminary replacement panels on March 20, 2025, and every Wicklow street point keeps the same zone on them. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect, per the county’s August 2026 release. Letters in “not incorporated” status are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). If you close after summer 2027, we check whether the letter for your lot was revalidated; if it was not, an owner’s surveyor can apply for a new determination.

Evacuation Zone E and the Surge Record

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, the middle and south end of Wicklow Lane fall in the Category 5 surge zone and the north end in Category 4, with no modeled surge from a Category 1 to 3 hurricane, and ground at the street reads 15.9 to 17.4 feet. Wicklow’s flood exposure is rain and ponding, not the Gulf. We found no Wicklow-specific damage record for Hurricanes Irma, Ian, Helene or Milton in county permit files, association documents or regional news, which is a search result, not proof of absence; the seller’s disclosure and claims history are the record for a specific home.

Your Flood Checklist Before You Go Firm

1. Read the zone for the exact address on FEMA’s current map, and expect X or AH depending on where the pad sits.
2. Check FEMA’s letters layer for a letter naming the lot, and put any letter into your lender’s file on day one.
3. Obtain the elevation certificate from the seller or the county, and read the first-floor elevation against 16.0 feet.
4. On a Centex-era home with no certificate on file, budget for a surveyor to prepare one.
5. Get a flood quote on the certificate’s figures before your inspection period ends, whether or not the lender requires one.
6. If the lender requires flood coverage, bind it early enough to clear any waiting period.

What Will It Cost to Insure a Wicklow Home?

Insuring a Wicklow at TwinEagles home is priced one house at a time, so this page publishes no premium. The two build eras drive most of the difference: the 2014 to 2016 Stock homes have newer code editions and younger roofs, while original 2006 to 2009 Centex roofs are now 17 to 20 years old.

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

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

What Drives a Wicklow Homeowners Premium

• Roof age and condition. Under Section 627.7011 of the Florida Statutes, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old. A Stock-era roof from 2014 to 2016 is inside that window; an original Centex roof from 2006 to 2009 is outside it, which is why the roof’s permit date is the first line we read on a Centex home.
• Wind mitigation features. Florida requires insurers to offer windstorm discounts for verified features documented on form OIR-B1-1802, which scores the roof covering, roof-deck and roof-to-wall attachment, roof shape, secondary water resistance and opening protection.
• Code era. Every Wicklow home was built after the first statewide Florida Building Code took effect on March 1, 2002, so none is a pre-code house; the Stock homes were permitted under later editions (Florida Building Commission effective dates). The current code maps place all of TwinEagles in the wind-borne debris region with a design wind speed of about 160 mph, read from the statewide contours published by UF GeoPlan, so new windows and doors need impact glass or approved shutters.
• Flood rating. Under FEMA’s Risk Rating 2.0, flood premiums use each building’s own risk features rather than the zone alone, so a first floor above 16.0 feet shows up in the price.
• The flood discount. Unincorporated Collier County holds Community Rating System Class 5, a 25 percent discount on eligible National Flood Insurance Program premiums, per FEMA’s eligible-communities list effective April 1, 2026, and under Risk Rating 2.0 it applies inside or outside the high-risk zone.

Citizens and the 2027 Flood Requirement

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

What the Permit File Shows

Collier County’s monthly issued-permit files for January 2024 through July 2026 show 34 permit records on Wicklow Lane, including two plan revisions, and no new-home or storm-repair permit (Collier County monthly building permit reports).

The first Wicklow reroof after Hurricane Milton was issued in June 2025, followed by two more in November 2025 and April 2026, all full replacements, two on 2006 Centex homes and one on a 2014 home; the file does not state their cause. For a buyer the point is plain: the Centex half of the street is in its roof, air-conditioning and water-heater cycle, and the Stock half is entering its first. On any Wicklow home we ask the roof and air-conditioning ages and look for permits closed out with final inspections. Repairs that needed no permit never appear in the file, so ask the seller in writing.

Shutters, Generators and What the Associations Approve

Hurricane shutters on a Wicklow home need the prior written consent of the Wicklow association and the reviewer, “which consent may not be unreasonably withheld,” and the reviewer must provide its hurricane shutter standards within five business days of a written request; nonconforming shutters are corrected at the owner’s cost. The master rules then govern when shutters may be closed: rear and side in season, the front only when Naples is inside a National Hurricane Center cone within five days, and removed within 14 days. A standby generator, solar panels or any change to the openings also needs the master association’s architectural approval, per its ARC application, revised February 16, 2024: for a generator, an annotated survey, the equipment description, permitted drawings and screening plants. The state’s My Safe Florida Home grants reach only homesteaded homes built before January 1, 2008 with an insured value of $700,000 or less, a test only the earliest Centex homes can meet on age, and only where value allows.

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

Property taxes on a Wicklow at TwinEagles home ran at 12.2558 mills of taxable value on 2025 bills, plus the $261.91 county garbage charge and no CDD. At a $1,500,000 purchase, the price of two recent Wicklow closings, that is about $18,384 a year with no exemption, and your bill resets after you buy.

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

The Millage, From the Bill Itself

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

The Illustration, Stated Carefully

At 12.2558 mills with no exemption, a $1,500,000 taxable value comes to about $18,384 a year before the garbage line, or about $18,646 with it, and a $1,150,000 taxable value, the price of a late 2025 Centex-era closing, comes to about $14,094, or about $14,356 with the garbage line. Those are illustrations of the mechanism, not quotes for any home: the Property Appraiser’s assessed value after your purchase, not your price, is what the millage is applied to, and the millage itself is set each year.

Why Your Bill Will Not Look Like the Seller’s

Florida’s Save Our Homes rule, Section 193.155 of the Florida Statutes, caps the annual rise in a homesteaded home’s assessed value at 3 percent or the change in the Consumer Price Index, whichever is lower. A Wicklow owner who bought a Centex home near the 2010 to 2012 low, or a Stock home new in 2015, and homesteaded it may be taxed on an assessed value far below today’s market. When you buy, that cap resets: the home is reassessed as of the next January 1, and your first full bill reflects it. The seller must give you a property tax disclosure summary warning you not to rely on the seller’s taxes, under Section 689.261.

Homestead, If You Will Live Here

If the Wicklow 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. Across TwinEagles, about 54 percent of homes carry a homestead exemption on the county roll; a seasonal owner does not qualify and is taxed on full value from the first year.

Which Rules Decide Whether a Wicklow Home Works for You?

The rules that most often decide a Wicklow at TwinEagles purchase are the Wicklow covenants’ and the master association’s: whole-home leases only, three a year, 30 days minimum; approval before any change to the association-maintained landscaping; pickups, boats and trailers garaged; approved paint colors; shutter consent; and master architectural review before any exterior change.

Data updated: September 2026 (Wicklow neighborhood covenants, Second Amendment April 2012 and Third Amendment May 2015; Wicklow Articles of Incorporation, 2006; TwinEagles HOA Approved Use Restrictions, 2024; TwinEagles ARC application, revised 16 Feb 2024)

Wicklow’s rules come from two recorded layers: the Declaration of Neighborhood Covenants and Restrictions for Wicklow at TwinEagles as amended in 2012 and 2015, with the association’s articles and bylaws, and the TwinEagles master declaration, its 2024 Use Restrictions and the Grand Arbors design review guidelines. The master use restrictions say so directly: “If the Use Restrictions for any applicable Neighborhood Association are more restrictive, then the Use Restrictions for the Neighborhood Association will control.” A Wicklow buyer therefore reads both sets.

Leasing

As amended in 2012, the Wicklow covenants say: “No portion of a Dwelling Unit (other than an entire Dwelling Unit) may be rented, and the lease or sale of any Dwelling Unit on a time-share basis is prohibited.” And: “No Dwelling Unit shall be leased for a term of less than thirty (30) consecutive days and no Dwelling Unit may be leased more than three (3) times in any calendar year. A copy of the lease must be provided to the Association prior to the commencement of the lease.” Every lease must let the association terminate it if the tenant breaks the neighborhood documents, the owner is “jointly and severally liable” with the tenant for damage the tenant causes, and if an owner falls behind on assessments the association may require the tenant to pay the rent directly to the association. The master association adds its approved lease form and tenant screening (Use Restrictions, 2024). That rules out nightly and weekly vacation rentals; a buyer who plans to rent in season should model a single winter lease of a month or more, and the association’s lawn and irrigation care is a real advantage for an absentee landlord. A tenant’s use of the club follows the category deeded to the home and the club’s renter rules.

Landscaping in Your Own Yard

Because the Wicklow association maintains every lot, “any change or addition to the landscape design and materials originally installed” needs approval, and an owner who adds approved landscaping pays “the increased costs in the maintenance of the additional landscaping,” billed directly by the landscape company. Owners “may request of the Association the times for watering their Lots, but the Association shall have full control of such timing.” No sod, soil, trees or shrubs may be removed, and no grading may change drainage, without the association’s written consent, and nothing may be built or planted on a drainage or utility easement without it. The Grand Arbors guidelines add Collier County’s canopy-tree rule: one canopy tree per 3,000 square feet of pervious lot area, 75 percent of them native. For a buyer who wants a new garden, a removed tree or a larger pool deck, the yard is a two-body conversation, and we start it before closing.

Pets, Fences and Wildlife

The master association’s use restrictions permit “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outdoors, licensed and inoculated, with no breeding and no nuisance animals, and the Wicklow covenants bar any use that becomes “an unreasonable annoyance or a nuisance” to neighbors. Fences need written approval under the Wicklow covenants and master design review, and on a street where the association mows every lot, a fence also affects the landscape crew and the drainage swales; ask the committee before you plan one. The master association documents deer, wild turkey, alligators, bobcats and Florida black bears inside TwinEagles, and it ran a state-permitted relocation of 42 deer from November 2025 to January 2026 (TwinEagles deer relocation); the Wicklow covenants require “wildlife proof” garbage cans, and small dogs near a lake bank need a leash and an eye on the water. An assistance animal is an accommodation under Section 760.27 of the Florida Statutes, not a pet.

Vehicles, Boats and Golf Carts

Under the Wicklow covenants, vehicles park only in driveways or designated areas, never on the lawn; no one may repair a vehicle outside a closed garage; and a vehicle that is inoperable, has a flat tire or lacks a current plate may not stay outside a garage for more than two consecutive days. The master use restrictions add no street parking from 1 to 6 a.m. and keep commercial vehicles, pickup trucks, boats, trailers and recreational vehicles in enclosed garages. Personal golf carts may use the community streets but not the golf courses and must be garaged; from Wicklow the clubhouse is an easy cart ride, and the speed limit inside TwinEagles is 25 mph. The Stock Scottsdale II was marketed with a three-car garage, which on this street is worth checking on any home you tour.

Paint, Exterior Changes and Rebuilding

“No Lot Owner shall make any improvement, addition, or alteration to the exterior of his or her Dwelling Unit, including, without limitation, the painting, staining, or varnishing of the exterior,” without the reviewer’s prior written approval, “which approval may be withheld for purely aesthetic reasons.” The covenants list the kinds of work that need approval: accessory structures, exterior lighting, pavers, fences, walls, pools, roofs, gutters, antennae, mailboxes, screen enclosures, shutters and landscaping. Paint comes from the master association’s Approved Color List, and repainting “in a color other than the color originally placed by Declarant” needs approval; the master association will consider an original builder color not on the list with documentation. After a casualty, the owner must rebuild “within a reasonable period of time” a home “of a similar size and type” as the one lost, or clear, grass and landscape the lot, so a Wicklow lot cannot become something very different from its neighbors after a storm.

Architectural Review, Step by Step

Every exterior change to a Wicklow home goes to the master association’s Architectural Review Committee: the master association’s own responsibility chart lists “Grand Arbors, Exterior home modifications, such as roof, lanai, paint color, landscape changes, generators, flags” as its job for all Grand Arbors residences, and Wicklow is a Grand Arbors neighborhood (TwinEagles HOA Newsletter, February 2024). The committee meets every two weeks. Its request form asks for the contractor’s name, a certificate of insurance with liability, auto and workers’ compensation coverage of $1 million each, the contractor’s license, drawings to scale and, where they apply, the county permit, a pool plan, a landscape plan and paint colors; “Incomplete requests will delay approval,” and work installed without approval may have to be removed (TwinEagles ARC application). Because the Wicklow association maintains the landscaping and irrigation, a landscape or drainage change touches it as well. For a buyer that means one thing before closing: ask for the seller’s approval letters for every exterior and landscape change, because an unapproved pool cage, generator or planting becomes your problem the day you close.

Lakefront Lots and Easements

The Wicklow articles define a lot as a homesite area plus, “if applicable a Golf Course Easement, an Access and Utility Easement, a Stormwater Management Easement and a Preserve Easement.” On a lakefront lot the covenants add four rules: no boathouse, dock, pier or ramp; no filling of the lake to enlarge a lot; no canal dug into a lot; and no change to the lake’s slope. The master use restrictions allow shore fishing, with a license, only from your own lot or association common area, and no swimming or boating. Ask for the survey: it shows which easements cross the lot you are buying and where a pool extension or summer kitchen can go.

Signs, Showings and the Gate

The master association’s realtor guide allows one 24 by 18 inch sign to the association’s specification, never facing the golf course; open houses in TwinEagles run Saturday and Sunday, 9 a.m. to 5 p.m. only, and the gate admits visitors only to addresses on the open-house list pulled from the MLS each week (Quick Guide for Realtors). Private showings need the buyer’s agent and an appointment. Residents apply for vehicle barcodes at the gatehouse, and guests and vendors are registered through the dwellingLIVE app or website. For a Wicklow buyer the market lives on the MLS and on an agent’s gate list.

Everyday Rules

Trash and recycling run Tuesdays, trash again Fridays, under the master association’s contract, in wildlife-proof cans. Wicklow homes have individual mailboxes, and a mailbox change needs approval under the covenants. Outside antennas and dishes are prohibited unless approved, except satellite dishes one meter or less in diameter that federal law protects. The association may also provide insect and pest control on the lots when its board judges it necessary, and if an owner fails to maintain the parts of the lot or house that remain the owner’s job, the covenants let the association, “upon thirty (30) days’ written notice,” do the work and charge the owner.

An All-Ages Neighborhood

Wicklow is not age-restricted. Neither the recorded Wicklow covenants nor the master association’s 2024 use restrictions contain 55-and-over language; the covenants limit each home to single-family use and define a family as “any number of persons related by blood, marriage or adoption or not more than two (2) persons” who are not related “living as a single housekeeping unit,” a household rule rather than an age rule. The Census block group that contains TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, and Valencia Trails, the GL Homes 55-and-over community across Immokalee Road, is a separate development; neither changes who may buy on Wicklow Lane.

What Does The TwinEagles Club Give a Wicklow Owner?

A Wicklow at TwinEagles owner joins a private club with the Nicklaus Talon and the Smyers Eagle, a clubhouse expanded in a project completed in 2023, two tennis courts, four pickleball courts, four bocce courts, a 2,500-square-foot pool and spa, fitness and three dining outlets, about 0.7 to 1.0 miles and three or four minutes from Wicklow Lane.

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

Two Championship Courses

Sources: Talon scorecard 2024; Eagle scorecard 2024; Nicklaus Design. The Talon hosted the PGA TOUR Champions event now known as the Chubb Classic in 2002 to 2006 and 2012 to 2018, per Nicklaus Design. Both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club certification). Wicklow’s course-side lots look onto the Eagle, which opened behind the street in 2007.

Tee Times and the Summer Rotation

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

Clubhouse, Pool, Racquets and Dining

The clubhouse was renovated and expanded in a member-approved project completed in 2023, and its construction manager lists the project at 71,376 square feet (Curran Young project page). Dining runs through the Grille Room and Terrace, the Midway Cafe and the Tiki by the pool (club dining page). The club describes a 2,500-square-foot resort-style pool and spa, a fitness center with group classes and a spa suite, two Har-Tru tennis courts, four pickleball courts, four lit bocce courts and the Himalayan, an 18-hole putting course beside the Midway Cafe (club life page). Wicklow itself has no pool or courts, so the club is the amenity, and from most of the lane it is closer than from almost anywhere else in TwinEagles.

Distances From Wicklow Lane

Routed on OpenStreetMap data (OSRM), off-peak, to the clubhouse at 11725 TwinEagles Boulevard and to the junction of TwinEagles Boulevard and Immokalee Road; approximate. Inside the gate the speed limit is 25 mph, so every trip out of TwinEagles starts with about ten minutes on community streets.

Wicklow vs Hollybrook at TwinEagles: Which Should You Buy?

Wicklow vs Hollybrook is the choice every buyer of a Centex-era home in TwinEagles faces. Wicklow at TwinEagles offers 59 larger single-family homes on 75-foot lots, a third of them 2014 to 2016 Stock homes, at a higher price; Hollybrook offers 51 villa-sized homes on 67-foot lots next door, closer to the clubhouse, for less.

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

Wicklow and Hollybrook were two of the five Grand Arbors neighborhoods the Bonita Bay Group released by lot lottery in 2005, Centex started both in the same years, and both associations were filed on August 22, 2006. Both have their own association that maintains the lot landscaping and irrigation on top of the master association, both need three estoppels at a sale, and both pay the same club initiation fee for the same deeded category. The full portrait of the rival is in our Hollybrook at TwinEagles neighborhood guide.

The Wicklow vs Hollybrook Decision Table

Sources: Southwest Florida MLS, windows ending September 24, 2026; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA Approved 2024 Budget; FEMA National Flood Hazard Layer and letters of map change layer; archived developer pages for Wicklow and Hollybrook; the Hollybrook association figures as reported in our Hollybrook guide. Wicklow has fewer than ten MLS closings in 60 months, so its middle figures are shown for comparison only, with n beside them. County per-square-foot figures use the roll’s building area and compare only with each other; MLS figures use living area.

Who Should Choose Wicklow, and Who Should Choose Hollybrook

Choose Wicklow if you want more house, a wider 75-foot lot, a three-car garage option and the chance of a 2014 to 2016 Stock home with a younger roof and systems, and you can carry a higher price and the highest master assessment of any TwinEagles neighborhood with its own association. Choose Hollybrook if you want the same Grand Arbors setting, the same club and the same schools, a villa-sized pool home that is easier to keep, a published neighborhood budget and a slightly shorter ride to the clubhouse, for roughly $300,000 less at the county-deed middle.

What the Numbers Say for a Buyer

On the county’s measure Wicklow trades about 19 percent higher per square foot than Hollybrook over 60 months, $393.96 against $332.34, and its middle resale sits $317,500 higher, $1,260,000 against $942,500, so the gap is not only size: buyers pay for the wider lot, the Stock homes and the view. The negotiation picture is similar on both streets. Every Wicklow closing of the last twelve months came in below final list, at 88.80 to 98.00 percent, and Hollybrook’s six came in at a median 93.57 percent of list, the mean of its two middle closings. The difference is supply: on September 24, 2026 Hollybrook had two homes listed and Wicklow none, so on Wicklow the next listing is the market.

What the Choice Costs Each Month

The master assessments differ by $657.04 a year on the 2024 budget, $4,392.76 against $3,735.72, and club dues depend on the deeded category, not the street. The neighborhood layer is where the comparison needs documents: both associations bill quarterly and neither amount is published, so we read the Wicklow and Hollybrook estoppels and budgets before we compare. And on a higher Wicklow price, the tax bill after the reset is higher by roughly $12.26 a year for every $1,000 of difference in assessed value. We model both on the specific homes before you decide.

How Do We Find You the Right Home in Wicklow?

We find the right Wicklow at TwinEagles home by matching your golf, era and lot preferences to the 59 homes first, then watching a street with nine MLS closings in five years so you hear early. The search covers the deeded category, the builder era, the view, the roof and air-conditioning ages, the flood file and the approvals.

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

Matching Your Needs to 59 Homes

A price filter on a portal returns every TwinEagles home between two numbers and never shows the club category. We start the other way round. Tell us whether golf is daily, occasional or not at all, which decides whether you need a Golf-deeded home; whether you want a Centex-era home you may update or a Stock-era home with a younger roof; whether the lanai should face a lake, the Eagle course or the preserve; whether you need four bedrooms, a study or a three-car garage; and how much one-time club cost you want to carry on top of the price. On a street of 59 homes from two builders, that narrows the field to a handful of houses you would actually buy.

Watching a Street That Rarely Lists

Nine MLS closings in 60 months, five in the last twelve and none listed on September 24, 2026 mean the next Wicklow listing may be the only one for months. We track new listings, price changes and relists daily, and tell you when a home that fits reaches the market, with the history of any home that has sold before and what it brought last time. A pre-approval and a saved search let you act in the first days, which on this street has mattered: the $1,580,000 closing of May 2024 went at full list price after 8 days, and the October 2021 closing after 12.

Pre-Market and Off-Market Conversations

Wicklow homes change hands rarely, about two qualified resales a year across 59 homes on the county file, and some owners prefer a quiet sale. In a gated club community the gate list is the front door, and part of positioning a buyer is being known as a financed, prepared buyer who already understands the club category, the initiation fee, the association’s yard service and the flood file. When an owner in our network is considering a sale, we can introduce a qualified buyer before a public launch, always within the seller’s instructions.

Set Up Custom Listing Alerts for Wicklow

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

Touring: Category, Era, Lot and Systems

On every Wicklow tour we check six things a listing does not tell you: the deeded category and what it costs to enter; whether the home is Centex or Stock, and what that means for the plan and the code edition; what the lot backs to, and which easements cross it; the roof, the air conditioning and the water heater, with their permit dates; the elevation certificate and whether a FEMA letter names the lot; and whether the pool cage, generator, shutters, paint and any landscape change carry approval and closed permits. Private showings need an appointment at the gate, and clubhouse tours are by appointment, so we book both.

How Do We Negotiate for You in Wicklow?

We negotiate a Wicklow at TwinEagles purchase on the record: nine MLS closings in 60 months, one at list and none above it, the five of the last twelve months at 88.80 to 98.00 percent of final list after 32 to 155 days, and a club, association, flood and permit file the seller should have ready.

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

Price: The Wicklow Record and the Listing’s History

We price your offer against the Wicklow closings of the same era and a similar size, read per square foot of living area, and against the home’s own listing history including any price changes, terminations and relists. The five closings of the last twelve months ran $930,000 to $1,500,000 against final asks of $949,000 to $1,639,000, and the $1,580,000 of May 2024 has not been matched since. A Wicklow home priced at the 2024 peak is where negotiation room lives; a home priced in line with the 2025 and 2026 closings is one you may need to move on quickly.

The Club Cost Is Part of the Price Conversation

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

Condition and Insurance as Leverage

On a Centex-era Wicklow home the roof is the first question: an original roof from 2006 to 2009 is 17 to 20 years old and outside the 15-year protection in Florida’s roof-age statute, and three Wicklow owners replaced theirs from June 2025 to April 2026 at $53,633 to $86,500 on the county’s permit file. Thirteen air-conditioning replacements on 13 different Wicklow homes in the same file show owners working through systems. A wind report, the elevation certificate and a flood quote obtained during the inspection period turn condition into numbers, and numbers are what move a seller. On a Stock-era home the roof is younger, and the conversation moves to the view, the category and the price per foot.

The Contract Calendar

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

Protecting Your Escrow Deposit

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

Appraisal Versus Assessed Value

An appraisal and the county’s assessed value are different numbers built for different purposes, and in a club community the initiation fee is in neither. With only nine Wicklow MLS closings in 60 months, spread across two builders and a decade of construction, an appraiser may reach for Hollybrook, Wisteria or Lockford sales as well. If an appraisal comes in below contract, we go back to the closed sales of the same era, not to the tax roll, to decide whether to renegotiate, bridge the gap or walk.

What Are Buyer Closing Costs in Wicklow?

A Wicklow at TwinEagles buyer pays ordinary Florida closing costs plus the club’s charges: the initiation fee for the deeded category, $45,000 to $150,000 as posted in September 2026, the $3,500 transfer fee, prorated dues and assessments, and the remaining Phase One assessment. The Wicklow covenants’ $500 working-fund charge applies to builder sales, not resales.

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

The Club Charges at Closing

By our arithmetic, the one-time club charges come to $153,500 on a Golf-deeded home, $63,500 on a Sports-deeded home and $48,500 on a Social-deeded one, before title, lender and inspection costs. The initiation fee is the largest check a Wicklow buyer writes after the price, so it belongs in the proof of funds and, if you are financing, in the conversation with your lender about cash to close.

The Wicklow Working Fund Applies to Builder Sales

The Wicklow covenants charge a $500 “Working Fund Contribution” to each owner “who purchases a Dwelling Unit from Declarant or a Builder.” It applied to the new-home sales of the Centex and Stock years, and a resale buyer does not pay it under that clause. We still read the Wicklow estoppel for any transfer or capital contribution the association has adopted since, because an estoppel must disclose one.

The Association Estoppel Fees Are the Seller’s

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

Title Insurance and the Florida Promulgated Rate

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

Taxes on a Financed Purchase

Two Florida taxes attach to a financed purchase. Documentary stamp tax on the promissory note runs at $0.35 per $100 of the note amount under Section 201.08, and the non-recurring intangible tax on a new mortgage runs at 2 mills under Section 199.133. As an illustration only, a loan of 80 percent of a $1,500,000 purchase, $1,200,000, would carry about $4,200 in note stamps and $2,400 in intangible tax. Neither applies to a cash purchase. Deed recording is charged separately by the Collier County Clerk.

Prorations

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

Inspections, Survey and Wind Mitigation

Budget for a general inspection, a wind mitigation inspection on form OIR-B1-1802 if the seller’s report is missing or out of date, a roof, air-conditioning and water-heater review sized to the home’s era, an elevation certificate if none exists for the house, and a survey on any lot backing a lake, the course or the preserve, where knowing exactly where your line and your easements sit before you plan a pool extension or summer kitchen is cheaper than finding out at architectural review.

What the Seller Customarily Pays

Florida documentary stamp tax on the deed is $0.70 per $100 of consideration under Section 201.02, $10,500 on a $1,500,000 sale by our arithmetic, and is paid by the seller by custom in Collier County, along with the three estoppels. Beyond that, seller costs in Collier County are customary rather than statutory and negotiable in every contract. If you are also selling, our page on selling a Wicklow home runs the seller side in full.

How Does Buyer Representation Work After the NAR Settlement?

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

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

The Written Buyer Agreement Before a Tour

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

What Does Not Require an Agreement

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

Offers of Compensation Are No Longer on the MLS

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

What This Means for You in Wicklow

In Wicklow, representation earns its keep in the diligence: a club category that decides a six-figure closing cost, dues that are not public for the current year, a capital assessment you take over, three estoppels and a Wicklow assessment that is published nowhere, a flood answer that changes along the street and lives in the elevation certificate and FEMA’s letters, approvals behind every pool cage, generator and landscape bed, a roof cycle on the Centex half of the street, a leasing cap and a tax reset. Read any buyer agreement against that list, and read more about our team and our credentials before you decide.

What Schools, Healthcare and Beaches Serve a Wicklow Address?

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

Data updated: September 2026 (Collier County Public Schools zone locator, 2026-27 lookup year, queried 24 Sep 2026; CCPS 2026 Accountability Brief; OSRM off-peak routing from the TwinEagles gate)

The Three Zoned Public Schools

The district’s own zone locator returned the same three schools for addresses at the south end, middle and north end of Wicklow Lane, and a sweep of every district address record on the street returned the same three for both 2025-26 and 2026-27:

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 as the first new Collier elementary school since 2008 (school site); from Wicklow Lane, add about ten minutes inside the gate. With four-bedroom Centex plans and three-bedroom-plus-study Stock plans on the street, Wicklow is one of the TwinEagles neighborhoods where families with school-age children do look. Attendance zones can change for later years, so confirm your address with the district before you rely on it. Private options include Community School of Naples, about 18 minutes from the gate, and Seacrest Country Day School, about 24.

Healthcare and the Fire District

NCH Emergency Department Northeast, a freestanding emergency department at 15420 Collier Boulevard, is about 6 minutes and 3.3 miles from the gate (NCH Northeast); NCH North Naples Hospital is about 16 minutes and Physicians Regional Pine Ridge about 17 (Physicians Regional emergency services). North Collier Fire Control and Rescue District Station 10 at 13240 Immokalee Road names TwinEagles among the communities it serves (North Collier Fire).

Beaches, Shopping and Everyday Drives

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

What Is Zoned Around Wicklow, and What Is Being Built Nearby?

Collier County’s zoning layer returns base zoning A-MHO inside the Rural Fringe Mixed Use Overlay, Receiving Lands, at the middle of Wicklow Lane, like every point in TwinEagles (Collier County GIS services). Collier County approved a TwinEagles planned unit development in 1997, but the county’s current zoning map shows the community as rural agricultural inside the Rural Fringe receiving area, and it is not on the county’s current PUD list (Collier County PUD master list); the Wicklow covenants limit each lot to a single-family home, and any rebuild must be “of a similar size and type.” Inside the gate, the neighbors are Hollybrook to the south, Wisteria to the east, Hedgestone and Maidstone Court farther south, and the Eagle course, lakes and preserve tracts on the remaining sides. Beyond the gate, Collier County’s 2025 Annual Update and Inventory Report rates Immokalee Road from Collier Boulevard to Wilson Boulevard over capacity with no funded widening; the Vanderbilt Beach Road Extension, Phase One, opened in June 2026 as a second east-west path (county release); and across Immokalee Road, NC Square was approved July 8, 2025 for up to 129 homes and 50,000 square feet of commercial space (Ordinance 2025-30). Wicklow’s position about 2.5 miles inside the gate keeps that traffic away from the street.

Is Wicklow the Right Place for You to Buy?

Wicklow at TwinEagles is the right place to buy if you want a larger pool home on a 75-foot lot near the clubhouse, with water, preserve or the Eagle course behind it and an association that mows and irrigates your yard, and accept a club initiation, three layers of dues, a patchwork flood map and ten minutes to the gate.

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

The Case For

• More house for the address: county building areas median 3,240 square feet, with four-bedroom Centex plans and three-bedroom-plus-study Stock plans.
• The yard is handled: the association mows, fertilizes, edges, trims and runs the irrigation on every lot, which makes the house easy to leave for the summer.
• Near the clubhouse, about 0.7 to 1.0 miles by road and three or four minutes by cart.
• A view behind most homes: lakes, preserve and the Eagle course.
• Two eras to choose from on one street, 2006 to 2009 Centex and 2014 to 2016 Stock, all built under the statewide Florida Building Code.
• No CDD, A-graded public schools by address, and no age restriction.

The Case Against

• Two association bills: $4,392.76 to the master association in 2024, the highest line of any TwinEagles neighborhood with its own association, plus an unpublished quarterly Wicklow assessment.
• A mandatory club initiation fee at closing, $150,000 for a Golf-deeded home, on top of the price.
• Less control over your own yard: plant changes need approval, and the association sets the watering schedule.
• About 2.5 to 2.8 miles inside the gate before you reach Immokalee Road, which runs over capacity in season.
• A patchwork flood map: the north end of the street reads Zone AH, and several lots rely on FEMA letters.
• Aging Centex systems: roofs, air conditioners and water heaters on the 2006 to 2009 homes are due or recently done.
• Thin comparables: nine MLS closings in five years, so one sale can move the picture.

Get Your Personalized Wicklow Buyer Consultation

A personalized Wicklow buyer consultation with McGreevy and Comisar is a conversation, not a sales pitch. We will match your golf to a deeded category and your preferences to a builder era and a lot, walk the one-time and annual club and association costs, read the flood file with you, and tell you honestly whether Wicklow or Hollybrook fits how you live.

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

Jesse McGreevy

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

Marc Comisar

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

How to Reach Us

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

Why Does a Wicklow Specialist Matter?

A Wicklow at TwinEagles specialist matters because the facts that decide a purchase here, the deeded club category, the Phase One balance, the Wicklow landscaping covenant and unpublished assessment, the flood patchwork and FEMA letters, the two builder eras and a thin sales record, live in documents a general Naples search never surfaces.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; The TwinEagles Club documents; Wicklow articles and recorded covenant amendments; TwinEagles HOA 2024 budget; FEMA National Flood Hazard Layer)

Ten Facts a General Naples Agent Will Not Have

1. Wicklow is 59 single-family homes on one street, Wicklow Lane, built by Centex from 2006 to 2009 and by Stock Signature Homes from 2014 to 2016, and no lot is vacant.
2. Every Wicklow home is deeded one club category, and the buyer pays the matching initiation fee at closing: $150,000, $60,000 or $45,000 as posted in September 2026.
3. Golf is capped at 614 memberships across 717 homes, and no public club document says how a Sports or Social home moves up once the cap is full.
4. The club’s transfer fee is $3,500, and the signed Membership Agreement must reach the club seven days before closing.
5. The Phase One capital assessment runs 12 years from September 2020, and the buyer takes over the remaining payments.
6. The 2024 master assessment for a Wicklow home was $4,392.76, and the Wicklow association adds a quarterly assessment whose amount is not public.
7. A Wicklow sale needs three estoppels, and the Wicklow covenants’ $500 working-fund charge applied to builder sales, not resales.
8. The Wicklow association mows, fertilizes, edges, trims and irrigates every lot and controls the clocks, so any change to your own landscaping needs approval.
9. Four of five FEMA street points on Wicklow Lane read Zone X and the north end reads Zone AH, and four FEMA letters name at least nine Wicklow lots.
10. The five Wicklow MLS closings of the last twelve months all came in below final list, at 88.80 to 98.00 percent.

Read the Full Wicklow Neighborhood Guide

This page is the purchase path. For the neighborhood itself, its origins in the 2005 Grand Arbors lottery, the Centex and Stock years, the full covenants and architectural rules, the permit file, the zoning around it and the hurricane record, read our Wicklow at TwinEagles neighborhood guide, and for the whole gate our TwinEagles community guide, linked at the top of this page.

Selling Your Current Home to Buy Here?

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

Your Local Real Estate Experts

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

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

The Record on This Point, Stated Plainly

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

Contact McGreevy and Comisar

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

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

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

Frequently Asked Questions, Buyer Edition

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

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

What is Wicklow at TwinEagles?

A neighborhood of 59 single-family homes on Wicklow Lane in the Grand Arbors section of TwinEagles, the gated two-course golf club community on Immokalee Road in North Naples, 34120, built by Centex from 2006 to 2009 and by Stock Signature Homes from 2014 to 2016 on homesites marketed at 75 by 160 feet, with its own homeowners association under the TwinEagles master association.

Where is Wicklow inside TwinEagles?

Northwest of the clubhouse, about 0.7 to 1.0 miles away by road, with Hollybrook’s Heather Woods Court immediately south, Wisteria to the east, and the Eagle course, lakes and preserve land on the other sides. It is about 2.5 to 2.8 miles from the Immokalee Road gate.

How many homes are in Wicklow?

Fifty-nine. The association’s 2006 articles planned 59 homes, the recorded 2012 covenant amendment lists 59 lots on two plats, the 2026 Collier County roll counts 59 homes, and the master association bills 59 units. Older marketing said 58 or 57.

Are there any vacant lots in Wicklow?

No. All 59 lots are built, the last qualified vacant-lot sales on Wicklow Lane were recorded in 2008, and Stock built the final homes by 2016, so every purchase is a resale.

How much does a Wicklow home cost?

The 9 MLS closings of the 60 months to September 24, 2026 ran $930,000 to $1,580,000, and the five of the last twelve months ran $930,000 to $1,500,000. Nine is too few for a stable median, so this page lists every one; no Wicklow home was listed on September 24, 2026.

Are Wicklow prices going up or down?

Mixed, on very few sales. Qualified county resales had a median of $1,550,000 on three sales in 2024 and $1,325,000 on four in 2025, and the $1,580,000 of May 2024 has not been matched since. That is context on thin data, not a forecast.

How much have Wicklow prices risen since the builders sold the homes?

Centex’s recorded new-home sales of 2007 had a median of $908,350 and Stock’s of 2015 a median of $869,500; qualified resales since 2024 have run $1,145,000 to $1,580,000. Those are nominal prices before pools, upgrades or inflation, and resales fell as low as $379,000 in 2010 in between.

How big are Wicklow homes?

County building areas run 2,366 to 4,327 square feet, median 3,240, a figure that counts garages and roofed outdoor areas; MLS living area on the 60-month closings ran 2,404 to 3,211 square feet. Centex’s Covington had 3,021 square feet of living space, the Verano 2,404, and Stock’s Scottsdale II 2,719.

How big are Wicklow lots?

The developer marketed them at 75 by 160 feet, about 12,000 square feet, the widest homesite in TwinEagles where a neighborhood association mows the lawn. Lots on lake bends and at the ends of the lane differ, and the survey is the authority for a specific lot.

Who built the homes in Wicklow?

Centex Homes, the original declarant, built 34 homes from 2006 to 2009, including its Covington and Verano models; Stock Signature Homes built 20 from 2014 to 2016, including its Scottsdale II; four homes date from 2011 and 2012, their builder not identified in the public record.

Does a Wicklow home come with a golf membership?

Every Wicklow home carries a mandatory club membership deeded to the house, but not necessarily Golf, and never a free one on a resale. The buyer pays the initiation fee at closing for the deeded category; the developer’s “included” golf described its own new-home sales from 2010, not a resale today.

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

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

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

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

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

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

Is the initiation fee refundable when I sell?

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

What are the annual club dues?

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

What is the Phase One capital assessment?

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

What are the HOA fees in Wicklow?

Two association layers. The master association billed each Wicklow home $4,392.76 in its 2024 budget, including a $660 reserve share, and the Wicklow association bills a quarterly assessment whose amount is not public; the Wicklow estoppel states the current figure.

What does the Wicklow assessment pay for?

Mowing, fertilizing, edging and trimming the landscaping on every lot, the irrigation system serving each lot and its clocks, the street, the landscape and signage tracts and the drainage swales, and the association’s insurance and management. It does not maintain the house, roof, pool, driveway or screen enclosure.

Who manages the Wicklow association?

Cardinal Management Group of Florida, a RealManage company, according to the association’s 2026 state annual report address and the club’s January 2024 neighborhood contact list. The master association is managed separately by FirstService Residential.

How many estoppels does a Wicklow purchase need?

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

Is there a transfer or working-fund fee to the Wicklow association?

The recorded covenants charge a $500 working-fund contribution only to buyers purchasing from the developer or a builder, so it does not apply to a resale under that clause. The Wicklow estoppel must disclose any transfer or capital charge the association has adopted since.

Does the club have to approve my purchase?

Yes. Membership “is contingent upon approval by the Club,” the signed Membership Agreement must reach the club seven days before closing, and the application authorizes credit and background checks. The master association screens buyers separately; the Wicklow documents we read contain no separate buyer approval.

Is there a CDD in Wicklow?

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

What are property taxes on a Wicklow home?

The 2025 rate was 12.2558 mills plus the $261.91 garbage line. As an illustration at a $1,500,000 purchase with no exemption, that is about $18,384 a year before the garbage line, and your assessment resets after you buy.

Is Wicklow in a flood zone?

Partly. Four of five FEMA street points on Wicklow Lane read Zone X, one of them shaded, and the north-end point reads Zone AH on both the effective and preliminary maps. The four elevation certificates we read list Zone AH with a 16.0-foot base flood elevation and first floors 1.6 to 2.0 feet above it.

How many FEMA letters cover Wicklow?

Four touch the street: single-lot Letters of Map Amendment from November 2012 and May 2014, and multi-lot Letters of Map Revision based on Fill from April and October 2015. Between them they name at least nine Wicklow lots, each with the outcome “Structure removed, property partially inundated.”

Do I need flood insurance on a Wicklow home?

A lender requires it when the house itself is in the high-risk area and no FEMA letter removes it, and a lender may require it anyway. Citizens requires it on wind-covered policies from January 1, 2027, and every policy in unincorporated Collier gets the 25 percent Community Rating System discount.

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

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

What hurricane evacuation zone is Wicklow in?

Collier County evacuation Zone E, with the middle and south end of Wicklow Lane in the Category 5 storm-surge zone and the north end in Category 4, and no modeled surge from a Category 1 to 3 hurricane. Confirm the address on the county lookup each season.

Has Wicklow had hurricane damage?

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

How old are the roofs in Wicklow?

On the Centex homes of 2006 to 2009, 17 to 20 years unless replaced, and three full reroofs were permitted on the street from June 2025 to April 2026. On the Stock homes of 2014 to 2016, about 10 to 12 years. The permit date on the specific house is the answer.

What schools serve Wicklow?

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

Can I rent out a Wicklow home?

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

What are the pet rules in Wicklow?

A reasonable number of dogs, cats or other usual household pets under the master use restrictions, leashed or confined outdoors, licensed and inoculated, with no breeding and no nuisance animals. The Wicklow covenants’ nuisance clause lets the board act on a problem pet.

Can I put up a fence in Wicklow?

Only with written approval under the Wicklow covenants and master design review. Because the association mows every lot and maintains the drainage swales, a fence also affects the landscape crew, so ask before you plan one.

Can I change the landscaping on a Wicklow lot?

Only with approval. Because the association maintains every lot, any change to the original landscape design needs approval, and if you add approved plantings, the landscape company bills you directly for the extra maintenance. The association controls the watering schedule.

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

Pickups, commercial vehicles, boats, trailers and RVs only inside an enclosed garage, and no street parking from 1 to 6 a.m. Golf carts may use the community streets but not the golf courses, and must be garaged.

Can I add a pool, generator or hurricane shutters?

Yes, with approval. Pools, screen enclosures and generators need the master Architectural Review Committee’s approval and a county permit, and shutters need the Wicklow association’s and the reviewer’s written consent, which may not be unreasonably withheld. One Wicklow home added a standby generator in 2025.

Can I repaint a Wicklow home?

With approval, in a color from the master association’s Approved Color List. The Wicklow covenants add that repainting in a color other than the one the developer originally placed needs approval, and an original builder color not on the list may be considered with documentation.

Is Wicklow age-restricted?

No. Neither the Wicklow covenants nor the master use restrictions contain 55-and-over language, and the covenants’ household definition is about who lives together, not age.

How far is Wicklow from the beach?

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

How long do Wicklow homes take to sell?

The nine MLS closings of the last 60 months took from 8 to 155 days on market, and the five of the last twelve months took 32, 59, 83, 152 and 155 days. Across all of TwinEagles the median was 83 days in the last twelve months.

How much room is there to negotiate in Wicklow?

All five MLS closings of the last twelve months came in below final list, at 88.80 to 98.00 percent, and only one of the nine closings of the last 60 months, in May 2024, reached list. None closed above it.

Should I buy in Wicklow or Hollybrook?

Choose Wicklow for larger homes on 75-foot lots and the option of a 2014 to 2016 Stock home; choose Hollybrook for villa-sized homes next door, slightly closer to the clubhouse, at a lower price. Wicklow’s 60-month county middle sale is $1,260,000 against Hollybrook’s median of $942,500.

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

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

How long does it take to buy a Wicklow home?

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

Who is the best buyer’s agent for Wicklow?

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

Sources and Authoritative References

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

The TwinEagles Club

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

The Wicklow association and the Wicklow record

• Florida Division of Corporations, Wicklow at TwinEagles Homeowners Association, Inc., filings and annual reports
• Wicklow at TwinEagles Homeowners Association, Articles of Incorporation, filed August 22, 2006
• Wicklow at TwinEagles Homeowners Association, Articles of Amendment, adopted October 1, 2010
• Wicklow at TwinEagles Homeowners Association, 2026 annual report, filed April 17, 2026
• Collier County Clerk, Official Records: Wicklow neighborhood covenants, Second Amendment (April 2012) and Third Amendment (May 2015)
• Cardinal Management Group of Florida, a RealManage company, office page
• Archived developer page, Wicklow, “75’ LOTS,” 2019
• Archived developer news page: Stock Scottsdale II in Wicklow, 75 by 160 foot home sites, golf membership program
• Naples Daily News archive, Centex Covington and Verano models open in Wicklow
• Naples Daily News, Ronto’s development approach and sold-out neighborhoods, November 10, 2018
• Archived developer page, Hollybrook, 2019

The master association and the TwinEagles record

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, Community FAQs and history, 2026 posting
• TwinEagles HOA, 2024 Approved Budget
• TwinEagles HOA, Approved Use Restrictions, 2024
• TwinEagles HOA, neighborhood associations
• TwinEagles HOA, architectural review
• TwinEagles HOA, ARC application with Grand Arbors guideline excerpts, revised February 16, 2024
• TwinEagles HOA Newsletter, February 2024 (responsibility chart)
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, buyer and tenant evaluation instructions
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, lake-bank remediation update, June 2026
• TwinEagles HOA, entry landscape project notice, April 2025
• TwinEagles HOA, deer relocation initiative

Market data, Collier County and the State of Florida

• Southwest Florida MLS, Matrix (TwinEagles closed and active listings allocated by street to Wicklow Lane and Heather Woods Court, 60 months and all MLS history, pulled September 24, 2026)
• Collier County Clerk of Courts, Official Records search
• Collier County Tax Collector, property tax search
• Florida Commerce, Official List of Special Districts
• Florida Department of Revenue, sale qualification codes
• Florida Department of Revenue, property tax exemptions
• Collier County, monthly building permit report, July 2026
• Collier County, monthly building permit report, June 2025 (a Wicklow reroof)
• Collier County, monthly building permit report, November 2025 (a Wicklow reroof)
• Collier County, monthly building permit report, August 2024 (a Wicklow alteration permit)
• Collier County, elevation certificates layer
• Collier County GIS services (zoning and overlays)
• Collier County, PUD master list, June 11, 2026
• Collier County, proposed flood insurance rate map, August 2026
• Collier County, 2026 flood protection newsletter
• Collier County, 2025 Annual Update and Inventory Report
• Collier County, Vanderbilt Beach Road Extension Phase One
• Collier County, NC Square ordinance 2025-30
• Collier County Parks, Vanderbilt Beach Park
• Collier County Public Schools, zone locator
• Collier County Public Schools, 2026 Accountability Brief
• Collier County Public Schools, district A announcement, 2026
• Bear Creek Elementary School
• North Collier Fire Control and Rescue District, fire stations
• Florida Division of Emergency Management, Know Your Zone layer
• Florida Division of Emergency Management, storm surge zones
• Collier County, evacuation zone lookup
• Florida Building Commission, code effective dates
• UF GeoPlan, Florida Building Code wind speed data
• Florida Office of Insurance Regulation, form OIR-B1-1802
• Resource Conservation Systems, 2026 tariff
• USGS Elevation Point Query Service

Florida Statutes

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

Federal flood and insurance records

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

Golf, healthcare and everyday destinations

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

Buyer representation

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

Our own pages

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

Downloadable Documents

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

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

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