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

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

Buying a home in Wisteria at TwinEagles means buying one of 46 single-family homes on Wisteria Drive, a one-street neighborhood of 65-foot homesites less than a mile from the clubhouse inside the gated TwinEagles club community on Immokalee Road in North Naples, Collier County, Florida 34120. The Southwest Florida MLS recorded 9 Wisteria closings in the 60 months to September 24, 2026, from $1,012,500 to $1,775,000, four of them in the latest 12 months, and no Wisteria home was listed that day. Every Wisteria home is deeded one club category, the buyer pays The TwinEagles Club an initiation fee at closing, and a sale needs three estoppel certificates because Wisteria has its own homeowners’ association on top of the master association. This page is the step by step purchase path. For the full portrait of the street itself, its builders, covenants, permits and storm record, read our Wisteria 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 Wisteria Drive and are selling to move, start with how we sell homes in Wisteria and a free Wisteria 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 Wisteria beside its natural rival, the all-Minto street next door, Lockford 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 46 homes that trades about twice a year, we would rather you be ready before the next Wisteria home lists than hear about it after it closes.

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

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

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; The TwinEagles Club membership page, read Sep 2026; TwinEagles HOA 2024 Approved Budget; FEMA National Flood Hazard Layer, queried 23 and 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 Wisteria association’s 2012 articles of incorporation, from three FEMA letters and the county’s elevation certificates, 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, Forty-Six Homes

Wisteria is one street. The Collier County roll lists 46 improved single-family parcels on Wisteria Drive plus one road tract owned by the neighborhood association, and no Wisteria lot is vacant: the last homesite sold in 2014 and the last builder closing recorded in 2016. The association’s 2012 articles say the neighborhood “will contain forty-six (46) single-family Dwelling Units,” and the master association’s 2024 budget bills a line titled “Grand Arbors, Wisteria” for exactly 46 units, so the roll, the articles and the budget agree. “Grand Arbors” there is the old marketing name for the northern half of TwinEagles, used as a budget grouping, not a second name for Wisteria.

Three Builders on One Street

Wisteria is the TwinEagles street where three builders worked side by side. The developer’s own lot map gave lots 1 to 23 and 42 to 46 to Minto, 28 homes in all; Stock Signature Homes bought nine lots first assigned to Arthur Rutenberg Homes in a single May 2014 deed and built about ten homes; and Arthur Rutenberg Homes built for individual owners who bought lots one at a time from 2012 to 2014 (archived developer page, 2013; archived developer page, 2019). In March 2016 the developer announced that “with the sale of Stock Signature Homes’ Jasmine II residence,” Wisteria was “now sold out” (Naples Daily News, March 5, 2016). The builder is usually the first question a Wisteria buyer asks, because it tells you the floor plan family, the original specification and often the ceiling height and garage size.

Two Associations Above the House

Every Wisteria owner belongs to two homeowners’ associations. The TwinEagles Homeowners Association, the master association, runs the gate, roads, lakes, preserves and architectural review for all 717 TwinEagles homes and homesites. The Wisteria at TwinEagles Homeowners Association, filed with the state on July 3, 2012, holds the neighborhood’s road tract and, in the words of its articles, maintains “certain portions of the Lots and Dwelling Units in accordance with the Neighborhood Covenants.” The master association’s Community FAQs list Wisteria among the seven neighborhoods whose own association handles neighborhood landscaping and bills a separate quarterly assessment (TwinEagles HOA Community FAQs).

What Wisteria Does Not Have

Wisteria has no pool, clubhouse, courts or gate of its own; the private amenity is whatever sits behind your lanai, and every shared amenity belongs to the club, about three to four minutes away by car. TwinEagles as a whole has no community development district, no beach club, marina or boat access, and no non-resident memberships; a Gulf beach club was in the 1997 announcement and never built. Wisteria has no builder inventory and no homesite to buy: every purchase is a resale of a home sold new from 2013 to 2016. And Wisteria has no age restriction; nothing in the master use restrictions or the rules limits who may live here.

The Club Category Comes Before the House

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

Older marketing from the developer years said a golf membership came with every newly built home, and the developer’s 2016 sell-out release repeated it. 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.” Budget the initiation fee as a closing cost on every Wisteria resale.

Why Do Wisteria Buyers Work With McGreevy and Comisar?

Wisteria at TwinEagles buyers work with McGreevy and Comisar because the facts that decide a purchase here, the deeded club category, the Phase One balance, the unpublished Wisteria assessment, which builder built the house, the FEMA letter on the lot and the 2026 price reset, live in club, association, county and federal records, not in listing remarks.

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

We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we read every one of those records before we write an offer. On a street where every 2024 MLS closing was $1,525,000 or more and every 2026 closing was $1,350,000 or less, the record is where the negotiation starts.

The Record, Stated Plainly

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

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

What Buyers Say About Working With Us

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

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

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

★★★★★ “Marc 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 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

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

What a Buyer’s Agent Owes You on Wisteria Drive

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

What we owe you is specific: the club estoppel ordered as soon as the contract is signed, so the deeded category, current dues and remaining Phase One balance are known before your deposit goes hard; the master and Wisteria estoppels on the same calendar; the Membership Agreement delivered to the club at least seven days before closing; the builder confirmed from the recorded deed and the county’s elevation certificate; the elevation certificate and any FEMA letter pulled for the exact lot; the permit history for the roof, air conditioning and openings; and a carrying-cost model built on the tax bill you will pay rather than the one the seller pays today.

What Should a Wisteria Buyer Know First?

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

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County roll and recorded deeds, newest recorded sale 30 Jun 2026; FEMA National Flood Hazard Layer, queried 23 and 24 Sep 2026)

• 46 single-family homes on Wisteria Drive, sold new from 2013 to 2016 by Minto, Stock Signature Homes and Arthur Rutenberg Homes, on homesites the developer marketed as 65 feet wide.
• 9 MLS closings in the 60 months to September 24, 2026, from $1,012,500 to $1,775,000, four of them in the latest 12 months ($1,012,500 to $1,350,000), and no active Wisteria listing that day.
• Every home is deeded Golf, Sports or Social, and the buyer pays the club $150,000, $60,000 or $45,000 at closing as posted in September 2026, plus a $3,500 transfer fee.
• Three recurring association and club bills: the master assessment of $3,734.79 per Wisteria home in the 2024 budget, a quarterly Wisteria assessment whose current amount is on the estoppel, and club dues for the deeded category.
• The Wisteria association handles neighborhood landscaping and owns the neighborhood road tract, under its recorded covenants and 2012 articles.
• Leases of at least 30 consecutive days, no more than three a calendar year, under the master use restrictions; the Wisteria covenants may be stricter and, if so, control.
• Flood: four of seven Wisteria Drive street points read Zone AH on FEMA’s effective map and three read Zone X, and 36 of the 46 lot numbers appear in one of three FEMA letters dated 2013, 2016 and 2017.
• No CDD: the 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment.
• A thin record: 9 MLS closings in 60 months, about two a year, so the next listing may be the only one for months.

How Do We Track the Wisteria Market for a Buyer?

We track the Wisteria at TwinEagles market from two independent records rather than a portal: the Southwest Florida MLS, which counted 9 Wisteria closings in the 60 months to September 24, 2026, and Collier County’s recorded deeds, which hold 10 qualified Wisteria resales in the same five years, through June 30, 2026.

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

What We Tracked

We tracked every Wisteria closing in both systems for five years and back to the first MLS closing on the street in March 2013, every TwinEagles active listing on September 24, 2026, the county’s building area and year built for all 46 homes, the 26 building permits issued on Wisteria Drive from January 2024 to July 2026, the seven FEMA street points, the three FEMA letters that name Wisteria lots, the 21 elevation certificates the county holds for Wisteria homes, and the zoned schools for Wisteria Drive addresses. We also tracked the builders, lot by lot, from recorded deeds and the certificates filed with the original building permits.

Two Records, One Street

The MLS assigns TwinEagles sales to a single development name and does not label neighborhoods consistently, so we assign every sale by street: a Wisteria Drive sale is a Wisteria sale. The county count uses the Florida Department of Revenue’s sale qualification codes 01 and 02 only, which leaves out family, trust and zero-dollar deeds. The two records differ by one sale: a February 2024 deed at $1,860,000 is on the county file but not among the MLS closings. The county file ends about three months before the MLS window does, so we treat the MLS as the lead record for the current year and the county file as the check on it.

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

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

What We Bring to a Wisteria Offer

We bring three things to a Wisteria offer that a general Naples search does not. First, the sale-to-list and days-on-market record for this street, which in 2026 split sharply between homes priced to the market and homes priced to 2024. Second, the full one-time and annual club cost for the category deeded to that address, which tells you what the house really costs before the estoppel arrives. Third, the flood position of the exact lot, including which FEMA letter names it and what that letter removed, which tells you whether flood insurance is a lender requirement, a lender’s option or a negotiating point.

What Is the Wisteria Market Like for Buyers Right Now?

The Wisteria at TwinEagles market for buyers has reset: four MLS closings in the 12 months to September 24, 2026, from $1,012,500 to $1,350,000, none at or above its final list price, against three 2024 closings from $1,525,000 to $1,775,000, and no Wisteria home for sale that day. A prepared buyer has room to negotiate.

Data updated: September 2026 (Southwest Florida MLS, closed sales 25 Sep 2021 to 24 Sep 2026 and active listings, pulled 24 Sep 2026)

The Last Twelve Months, Sale by Sale

Four sales is too few for a market rate, so every one is listed. The median of four is the midpoint of the two middle sales, both $1,050,000, so here the median is also a price two homes actually sold for.

Source: Southwest Florida MLS, closed residential sales on Wisteria Drive, 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026. Across the four, the median sale-to-list ratio was 91.10 percent, the midpoint of 87.57 and 94.63; the median time on market was 94 days, the midpoint of 13 and 175; the median price per MLS living square foot was $361.72; and total volume was $4,462,500. None of the four was a non-MLS sale entered after closing.

Every Wisteria MLS Closing in the Last 60 Months

No window short of all MLS history holds ten Wisteria closings: the latest 12, 24, 36 and 60 months hold 4, 6, 8 and 9. So this page lists the 60-month closings one by one rather than leaning on a median of nine.

Source: Southwest Florida MLS, closed residential sales on Wisteria Drive, 25 Sep 2021 to 24 Sep 2026, pulled 24 Sep 2026. Over the 60 months: 9 closings, total volume $12,352,500, one of the nine at or above its final list price, a median of 69 days on market, a median sale-to-list ratio of 94.67 percent and a median of $515.75 per MLS living square foot, each the middle of nine. Across all 32 Wisteria MLS closings since March 1, 2013, the first window with ten or more, the median sale price is $912,500, the midpoint of $905,000 and $920,000; that all-history figure includes the builders’ new-construction closings from 2013 to 2016, which is why it sits well below today’s resale prices.

Read the Direction, Not Just the Median

The two windows tell one story. Every 2024 Wisteria MLS closing was $1,525,000 or more, and the December 2024 sale at $1,775,000 closed in 14 days at 98.67 percent of list. Every 2026 closing was $1,350,000 or less. Inside 2026 the split is plain: the two homes listed at $1,199,000 and $1,200,000 sat 176 and 175 days and closed at $1,050,000, about 87.5 percent of list, while the two priced closer to the market closed in 3 and 13 days at about 94.6 percent. Four sales a year is too few to call a trend with confidence, and the 2026 homes are not the same houses as the 2024 homes, but a buyer should read the 2026 sales as the current market and the 2024 sales as history.

The Same Living Area, Two Years Apart

Four of the nine MLS closings list 2,905 square feet of living area: $1,500,000 in February 2023, $1,775,000 in December 2024, and $1,050,000 twice in the spring of 2026. We do not claim they are one floor plan, because Wisteria’s three builders sold plans of similar size, but the same MLS living area closing $725,000 apart in 16 months shows how much of a Wisteria price is condition, view and timing rather than square footage. It is also why we compare a target home with the recent sales one by one, not with a street median.

The County’s Recorded Resales

Collier County’s recorded deeds hold 10 qualified Wisteria resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), from $1,012,500 to $1,860,000, at a median of $1,495,000, the midpoint of $1,490,000 and $1,500,000, and a median of $519.82 per square foot of county building area, a different denominator from MLS living area. The county file holds four sales in its latest 12 months, $1,012,500 to $1,350,000, the same four homes the MLS shows. The highest county resale, $1,860,000 in February 2024, is the one sale not among the MLS closings.

What Is for Sale Right Now

On September 24, 2026 the MLS showed no active Wisteria listing; all 15 active TwinEagles listings that day were in other neighborhoods. Pending sales were not part of that pull. With about two Wisteria resales a year, the practical answer is a saved search and a pre-approval, so the next Wisteria Drive listing reaches you the day it appears rather than after its first weekend.

How Wisteria Fits the TwinEagles Market

Across all of TwinEagles the MLS counted 50 closings in the same 12 months at a median of $1,031,250, a median 83 days on market and a median 94.63 percent of final list price, with 15 homes active on September 24, 2026. Wisteria produced 4 of those 50 closings, 8 percent, from 46 of 717 homes, about 6 percent. Its 12-month median of $1,050,000 sits below the TwinEagles single-family median of $1,150,000 across 39 sales, which is a change: over 60 months on the county record, Wisteria’s median per square foot was the highest of any TwinEagles neighborhood below the Hedgestone, Lake Estates and The Estates group.

When in the Year Wisteria Homes Close

Eight of the nine Wisteria MLS closings of the last 60 months fell January to June, against 109 of 188 across all of TwinEagles. The only exception was the December 2024 sale. Wisteria listings have tended to come in season, so a buyer who wants the widest choice should be ready from January, and a buyer who sees a Wisteria home listed in summer may find less competition for it.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. With four Wisteria sales in the last 12 months, none at list price and no home for sale today, the buyer who arrives with a pre-approval, a written comparison of the recent sales and the club and association documents list ready is the buyer who gets the next one. 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 Wisteria home valuation or Call Jesse direct at (239) 898-6072.

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

A Wisteria at TwinEagles home has recently cost $1,012,500 to $1,350,000 on the MLS, about $361 to $511 per living square foot, for a single-family home of roughly 2,600 to 2,900 MLS living square feet, sold new from 2013 to 2016 by Minto, Stock Signature Homes or Arthur Rutenberg Homes, on a homesite marketed as 65 feet wide.

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

The Homes on the County Roll

County building area is not the same as MLS living area, and the builder brochures quoted air-conditioned area, so a plan sold as 2,840 square feet under air can show a different county figure. Five Wisteria homes carry a county year built of 2017, 2018 or 2022, but the deed file shows each first sold as a finished home in 2013 to 2015, and the elevation certificates for those lots date from 2013 to 2015; the later years reflect re-assessment coding, not original construction. The 21 Wisteria building permits on the county’s elevation-certificate index were all issued from 2012 to 2015.

Minto, Stock and Rutenberg Plans

Minto’s Wisteria homes were its Birkdale (2,840 square feet), Inverness (2,899), Saint Andrews (2,910) and Turnberry (2,842) plans on the 2013 model list, the same Minto family that later filled Lockford and Dundee. Stock Signature Homes built plans including the Orchid II (3,158 square feet) and the Jasmine II (2,884), and its Wisteria elevation certificates are dated 2015. Arthur Rutenberg Homes opened the street in 2012 and 2013 with the Anastasia (2,454 square feet) and Bardmoor II (2,621) models and later built custom homes for owners who bought single lots. The developer’s 2016 release described the mix as “one and two-story residences by Stock and Minto Florida ranging from 2,500 to 3,800 square feet.” Wisteria has no single architectural style and no published neighborhood style guide.

Which Builder Built Which Lot

Sources: Collier County recorded deeds; the county’s elevation certificates layer; archived developer pages. A Naples Daily News report on Minto’s TwinEagles program put its Wisteria sales at 27, one fewer than the lot map, so one Minto-range lot may have been built for a private buyer. The lot number for a specific home is on its survey and elevation certificate, and we match them before we tell you who built it.

Lots, Views and What Sits Behind the Lanai

Every builder release and the 2016 sell-out announcement use the same frontage: “46 one and two-story residences … on 65-foot home sites.” Depth and area vary along the curve of Wisteria Drive and at the lake and preserve edges, and the recorded plat and a survey give the exact figures. The developer sold Wisteria on “water, preserve, and golf course views,” and the February 2023 federal aerial image (USDA NAIP) shows the pattern: homes on the south side of the street’s first curve back onto a lake, homes on the east leg face a long lake beside a golf hole, the northern homes look toward golf and preserve, and a wooded preserve fills the middle of the loop on the west. In our experience the view is the most consistent price difference between otherwise similar Wisteria floor plans, so walk the rear line of any home before you price it.

Pools, Lanais and Garages

Pools, screen enclosures and summer kitchens vary by home and by the first buyer’s options. The same 2023 aerial shows a pool behind most Wisteria homes, but size, cage and equipment are a per-house question, and the county’s issued-permit files from January 2024 to July 2026 show no new pool or screen-enclosure permit on Wisteria Drive, so the pools and cages there today date from the original build or from work before 2024. Ask for the pool and cage permits and the last screen replacement date.

What the Build Era Means

A home sold new from 2013 to 2016 was built under the Florida Building Code editions of that era, and its original roof and air-conditioning equipment are now 10 to 13 years old unless replaced. That is not a problem house; it is a normal one entering its second decade. The questions are simple: when was each system replaced, is there a permit, and does the wind mitigation form credit the roof and openings.

What the Permit File Shows

Collier County’s issued-permit files from January 2024 through July 2026 show 26 permits on Wisteria Drive: 13 air-conditioning replacements, generator installs on two homes with their electrical and gas permits, four shutter, door and window permits, one reroof, one water-heater replacement, one radon-mitigation permit and one building permit, and none for a new home, a demolition or storm repair (Collier County issued building permits). Only one reroof permit in that window suggests many Wisteria roofs may still be the originals. Ask for the closed permit on any roof, window or air-conditioning work a seller describes, and check that any generator or shutter install closed with a final inspection.

How Wisteria Prices Have Moved Since 2012

On the county record, single Wisteria homesites sold for $162,500 to $185,000 from 2012 to 2014, the builders’ first sales of finished homes ran from $600,200 in April 2013 to $933,800 in August 2016 while the developer advertised Wisteria “From the $500’s,” qualified resales clustered between about $725,000 and $1,200,000 from 2017 to early 2021, and resales since 2023 have run from $1,012,500 to $1,860,000. There was no qualified Wisteria resale on the county file between March 2021 and February 2023. Years with one to four sales are single houses, not a market, so read them as dots on a line.

What Does It Cost to Join The TwinEagles Club When You Buy on Wisteria Drive?

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

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

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

Three Categories, Deeded to the House

The TwinEagles Club sells no membership apart from the houses. Each Wisteria home carries one category, and the category runs with the property rather than with the owner, so a buyer inherits the category recorded for that address. The club applies this to all 717 homes and homesites: “Membership is mandatory for all 717 Homeowners.” Wisteria was built and sold after the September 2010 Golf and Sports Declaration of Recreational Covenant, which provides that a Golf or Sports membership subject to it transfers with title to the lot, subject to the club’s reasonable approval of the purchaser and payment of the transfer fees, and that the club must act within 30 days of a complete application. The developer’s 2016 line that “a golf membership is included with the purchase of every newly constructed residence” described new-home sales then, not the category attached to a particular Wisteria home today; the club’s estoppel names that category.

The Initiation Fee, Category by Category

The price column uses the 12-month Wisteria MLS median of four closings, $1,050,000, as an illustration; the shares are our arithmetic. The club’s Initiation Fee Policy sets the three fees in a fixed 10 to 4 to 3 ratio and requires at least 120 days’ notice of any increase. For a Wisteria buyer the practical difference between a Golf home and a Social home is $105,000 in initiation alone, before a single year of dues.

How the Initiation Fee Has Risen

The club first charged a resale initiation fee on April 1, 2021, at $30,000 for Golf, raised it to $65,000 on February 1, 2022, to $100,000 before March 2024 and to $130,000 on March 1, 2024, and posted $150,000 in September 2026 with no effective date (FY2022 Dues and Fees; Initiation Fee Policy; membership page). The Golf fee has risen fivefold in about five years. The fee goes to the club, not the seller, so it is not a figure the seller can discount, but it belongs in how you price the house, and a buyer who later sells faces a market in which the next buyer weighs whatever the fee is then.

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

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

Moving Up a Category, and the 614 Cap

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

Exemptions That Matter to Wisteria Buyers

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

Refunds and What Member-Owned Means

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

What Are the Steps to Buy a Home in Wisteria?

Buying a home in Wisteria at TwinEagles runs in eight steps: confirm the deeded club category, identify the builder and view, check the lot’s flood letter, price the fee stack, write the offer on the right calendar, order three estoppels on day one, clear club approval and screening, then close.

Data updated: September 2026 (The TwinEagles Club 2024 Membership Agreement and estoppel requirements by street; TwinEagles HOA 2024 Use Restrictions; Wisteria association articles, 2012; Florida Statutes, current text)

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

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

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

Step 2: Identify the Builder and the View

With 46 homes from three builders, the real choice is the plan and the lot: a Minto, Stock or Rutenberg floor plan, one story or two, and a lake, preserve or golf view behind the lanai. We confirm the builder from the recorded deed and the county’s elevation certificate, not from memory, and narrow the street to the handful of homes that fit, so you recognize the right one the day it lists.

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

Before touring, look up the address on FEMA’s Map Service Center and check FEMA’s letters of map change layer for a letter naming the lot. Ask the seller for the elevation certificate, or check Collier County’s elevation certificates layer, which holds 21 Wisteria certificates. Get a flood quote on that basis before you write.

Step 4: Price the Full Fee Stack

Put four documents side by side: the club’s membership page for the initiation fee, the club estoppel or the last public dues schedule for annual dues and the Phase One balance, the master association’s 2024 Approved Budget for the $3,734.79 Wisteria master assessment, and the seller’s latest tax bill. Add the Wisteria estoppel for the quarterly neighborhood assessment, which is published nowhere else.

Step 5: Write the Offer With the Right Calendar

Write the inspection period long enough to receive the three estoppels, the recorded Wisteria covenants, the elevation certificate, any FEMA letter, the wind mitigation report and the permit history. Write the closing date so the signed Membership Agreement and the $3,500 transfer fee reach the club at least seven days before it, and so the club’s approval can land inside its 30-day window. Price the offer against the Wisteria record, not the asking price alone.

Step 6: Have All Three Estoppels Ordered on Day One

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

Step 7: Clear Club Approval, Association Screening and Inspections

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

Step 8: Close With the Club Already Approved

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

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

A Wisteria at TwinEagles owner pays annual club dues for the deeded category, the Phase One capital assessment, the master association assessment of $3,734.79 in the 2024 budget, a quarterly Wisteria neighborhood assessment, metered irrigation water, and county taxes. There is no CDD, and two of the figures are not public.

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

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

Annual Club Dues, Fiscal 2022

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

The Phase One Capital Assessment You Take Over

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

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

The Master Association Assessment

The TwinEagles Homeowners Association bills once a year, due January 1. Its 2024 approved budget set the Wisteria figure at $3,734.79 per home, $3,074.79 of operating assessment and a $660 reserve share, up from $3,494.31 in 2023, about 6.9 percent by our arithmetic (Approved 2024 HOA Budget). It pays for the gate and security contract, the community’s private roads, lakes and lake banks, preserves, common landscaping, street lights, trash and recycling contracting 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 Wisteria Neighborhood Assessment

The Wisteria at TwinEagles Homeowners Association bills its owners quarterly, on top of the master assessment, for neighborhood landscaping, the neighborhood’s road tract and the association’s own operating costs. The amount is not published in any public record we can cite as current; it appears on the Wisteria estoppel for the specific home, which Section 720.30851 requires the association to issue, and that is the figure to plan on. Ask for the association’s current budget and reserve schedule with the estoppel, because the landscape contract is the kind of line that moves the assessment.

Irrigation Water Is a Separate Bill

TwinEagles irrigation water comes from Resource Conservation Systems, a private non-potable irrigation utility whose 2026 tariff sets base charges by lot class plus a usage rate. Which class a Wisteria lot falls into depends on its area, so the bill is a per-home question; ask the seller for a year of irrigation bills.

No Community Development District

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

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

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

Special Assessments

The club’s one major special charge is the Phase One capital assessment above, and its bylaws require a member vote on any special capital assessment over $500,000. The master association has funded its multi-year lake-bank restoration without an owner special assessment, according to its own notices (HOA lake-bank update, June 2026). The Wisteria association’s reserves and any special assessment are not published; ask for its budget, reserve schedule and recent board minutes with the estoppel, and a buyer of a lake lot should also ask whether the lake behind that home is on the master association’s restoration schedule.

Which Documents Should a Wisteria Buyer Request Before Going Firm?

A Wisteria at TwinEagles buyer should hold eleven documents before going firm: the club, master and Wisteria estoppels, the 2024 Membership Agreement, the Initiation Fee Policy, the master Use Restrictions, the recorded Wisteria neighborhood covenants, the seller’s latest tax bill, the elevation certificate, any FEMA letter for the lot and a wind mitigation report.

Data updated: September 2026 (The TwinEagles Club published documents; TwinEagles HOA public documents; Florida Division of Corporations; Collier County Clerk official records; FEMA National Flood Hazard Layer)

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

The Checklist, In Order

The Wisteria Association in One Paragraph

The Wisteria at TwinEagles Homeowners Association, Inc. was filed with the Florida Division of Corporations on July 3, 2012 as a not-for-profit corporation under Chapters 617 and 720 of the Florida Statutes, and its articles state that it “is NOT a condominium association.” It has filed an annual report every year from 2013 through April 14, 2026, and its five current officers and directors are Wisteria Drive owners. The articles give one vote per lot, a quorum of “thirty percent (30%) of the total number of votes of the Members,” an odd-numbered board of three to seven on staggered two-year terms, and a rule that the association must get “the approval of two-thirds (2/3) of all Members” before hiring lawyers to sue anyone, except to collect assessments, enforce use restrictions, act in an emergency or file a counterclaim. The club’s January 2024 neighborhood contact sheet names MAY Management Services as the manager (club neighborhood HOA contacts), and Wisteria holds one of the twelve neighborhood seats on the master association board.

The Covenants You Will Read in the Resale Package

The articles name a “Declaration of Neighborhood Covenants and Restrictions for Wisteria at TwinEagles” as the neighborhood’s governing instrument. It is recorded in the Collier County official records, but the association does not post it online, so this page does not quote it. It is the document that says exactly which portions of a lot the association maintains, whether a transfer carries a neighborhood capital charge, and whether any Wisteria rule is stricter than the master’s. The master association’s own rule decides conflicts: “If the Use Restrictions for any applicable Neighborhood Association are more restrictive, then the Use Restrictions for the Neighborhood Association will control.” We read it with every Wisteria client before the inspection period ends.

Two Documents That Tell You About the Club’s Health

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

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

Check a Wisteria at TwinEagles address in three steps: read its zone on FEMA panel 12021C0217H, effective May 16, 2012, where four of seven Wisteria Drive street points read shallow-ponding Zone AH and three read Zone X; find which of three FEMA letters names the lot, since 36 of 46 lot numbers appear in one; and pull its elevation certificate.

Data updated: September 2026 (FEMA National Flood Hazard Layer, zones, panels and letters of map change, queried 23 and 24 Sep 2026; FEMA preliminary flood hazard layer; Collier County elevation certificates layer; USGS 3D Elevation Program)

Seven Street Points Along Wisteria Drive

Sources: U.S. Census geocoder street points, interpolated along the street rather than on a house pad; FEMA National Flood Hazard Layer and preliminary layer; USGS 3D Elevation Program; Florida Division of Emergency Management storm-surge zones. FEMA base flood elevation lines within 300 meters of the AH points read 14.5 to 16.0 feet. A street point is not a house: the zone at a specific Wisteria home comes from its elevation certificate and any FEMA letter on the lot.

What a Zone AH Point Means for a Buyer

Zone AH is FEMA’s shallow-flooding designation, usually ponding one to three feet deep, with a base flood elevation. A lender making a federally backed loan on a house inside a Special Flood Hazard Area must require flood insurance, so whether a Wisteria house pad sits in or out of Zone AH matters to the loan. On Wisteria Drive that question is usually answered by a FEMA letter, not by the map image.

The Three FEMA Letters That Name Wisteria Lots

Each letter is a Letter of Map Revision based on Fill, each names the flooding source as “PONDING/OVERLAND FLOW,” and each records lowest adjacent grades of 16.4 to 17.4 feet NAVD88 for the Wisteria entries. Ten lot numbers, 29, 32 and 34 through 41, appear in none of the three. The 2013 letter was one filing that also named Lockford’s Lots 1 through 41 and part of Hollybrook’s street.

What a Letter Means for Flood Insurance

Each letter states that, for what it removed, “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan.” For a lot where only a portion of the property was removed, the rest can still sit in Zone AH, and whether the house pad is in or out depends on where it sits. For a lot named in none of the letters, the elevation certificate and the map decide. Ask the seller for the letter and the home’s elevation certificate before you order an insurance quote.

What the Elevation Certificates Show

Collier County keeps FEMA elevation certificates for 21 Wisteria homes, filed with their original building permits from 2012 to 2015 (county elevation-certificate layer). The certificates we could read list Zone AH with a base flood elevation of 15.5 or 16.0 feet NAVD88, first-floor elevations of 17.2 to 19.3 feet and lowest adjacent grades of 16.3 to 18.3 feet. On the four Rutenberg-built homes where both numbers are legible on one certificate, the first floor sits 1.6 to 2.1 feet above the listed base flood elevation. A certificate filed with a 2013 permit describes the house as built; ask the seller whether a newer one exists.

New Maps in 2027

FEMA released preliminary replacement panels on March 20, 2025, and at every Wisteria street point the preliminary map shows the same zone as today. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect, per the county’s August 2026 release. FEMA lists the three Wisteria letters as not incorporated into the map image, and letters in that status are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). Keep the letter itself with the house records, and if you close after summer 2027, ask whether the lot’s letter was revalidated.

Evacuation Zone E and the Surge Record

Wisteria Drive sits in Florida evacuation Zone E, and on the state’s storm-surge model the AH points fall in the Category 4 zone and the two ends of the street in the Category 5 zone: no modeled surge from a Category 1 to 3 hurricane. Confirm your zone on the county evacuation lookup each season.

Your Flood Checklist Before You Go Firm

1. Read the zone for the exact address on FEMA’s current map, not in the listing remarks.
2. Find the lot number on the survey or elevation certificate, and check which FEMA letter names it.
3. Obtain the elevation certificate from the seller or the county, or order one.
4. Get a flood quote on the certificate’s figures before your inspection period ends.
5. Read the seller’s flood disclosure next to the map, not instead of it.
6. If the lender requires flood coverage, bind it early enough to clear any waiting period.

How Has Wisteria Fared in Hurricanes?

Wisteria at TwinEagles homes, sold new from 2013 to 2016, have been through Hurricane Irma in 2017, Hurricane Ian in 2022 and Hurricane Milton in 2024. We found no report of structural hurricane damage in Wisteria or elsewhere in TwinEagles, and Collier County’s permit files for 2024 to 2026 show no storm-repair permit on Wisteria Drive.

Data updated: September 2026 (National Weather Service Miami storm summaries; Collier County issued building permits, January 2024 to July 2026)

Irma, 2017

Irma made landfall on Marco Island as a major hurricane on September 10, 2017 (National Weather Service, Irma). For inland North Naples it was a wind and rain event rather than a surge event, and FEMA’s claims data are not published at a level that attributes claims to a single neighborhood.

Ian and Milton

Ian in 2022 and Milton in 2024 were storm-surge disasters on Collier’s coast, about 11 miles or more west of TwinEagles (National Weather Service, Ian; National Weather Service, Milton). No source we found documents Ian or Milton damage at TwinEagles, where the Wisteria street points sit at 15.4 to 16.5 feet of ground elevation.

What That Record Does and Does Not Prove

A permit search is a record search, not proof of absence. The seller’s disclosure, the insurance claims history and, under Section 689.302 of the Florida Statutes, the flood disclosure a Florida seller must give at or before contract are the record for a specific Wisteria home.

What Will It Cost to Insure a Wisteria Home?

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

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

What Drives a Wisteria Homeowners Premium

• Roof age and condition. Under Section 627.7011 of the Florida Statutes, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old, and for an older roof an inspection showing at least five years of useful life remaining bars refusal on roof age alone. An original Wisteria roof is 10 to 13 years old, inside that window, but the county shows only one Wisteria reroof permit since January 2024, so the roof’s age is still worth confirming.
• Wind mitigation features. Florida requires insurers to offer windstorm discounts for verified features documented on form OIR-B1-1802, and an updated version of the form took effect April 1, 2026. The form scores the roof covering, roof-deck and roof-to-wall attachment, roof shape, secondary water resistance and opening protection; the shutter, door and window permits on Wisteria Drive since January 2024 show owners buying exactly those credits.
• Code era. Every Wisteria home was permitted from 2012 to 2015 under the Florida Building Code, in the wind-borne debris region with a design wind speed of about 160 mph, read from the statewide contours published by UF GeoPlan; the edition that applied to a given permit date is on the Florida Building Commission’s effective-date schedule.
• Flood rating. Under FEMA’s Risk Rating 2.0, flood premiums use each building’s own risk features rather than the zone alone, and statutory limits keep most annual increases to 18 percent or less.

The Community Rating System Discount

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

Citizens and the 2027 Flood Requirement

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

Wind Credits, Four-Point Inspections and State Grants

A current wind mitigation inspection is the cheapest document a Wisteria owner can order that directly moves a premium, and some carriers ask for a four-point inspection on a home in its second decade as well. The state’s My Safe Florida Home program funds hardening grants only for homesteaded homes built before January 1, 2008 with an insured value of $700,000 or less, so it does not reach a Wisteria home.

Shutters, Generators and What the Association Approves

Adding or upgrading storm shutters, impact windows or a standby generator requires Architectural Review Committee approval, per the master association’s ARC application, revised February 16, 2024, as well as any county permit. Two Wisteria owners pulled generator permits from 2024 to 2026, so the approval route is well worn. North Collier Fire Control and Rescue District’s Station 10, at 13240 Immokalee Road, is the station the district says serves TwinEagles (North Collier Fire).

How Much Will Property Taxes Be After You Buy on Wisteria Drive?

Property taxes on a Wisteria at TwinEagles home ran at 12.2558 mills of taxable value on 2025 TwinEagles bills, plus the $261.91 county garbage charge and no CDD. As an illustration, a Wisteria home taxed at $1,050,000 with no exemption would carry about $12,869 before the garbage line, because your bill resets toward market value after you buy.

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

The Millage, From the Bill Itself

The 2025 ad valorem rate on the TwinEagles bills we checked was 12.2558 mills, or $12.2558 per $1,000 of taxable value, of which 3.75 mills is the North Collier Fire Control and Rescue District, per the Collier County Tax Collector. At that rate, each $100,000 of taxable value costs about $1,225.58 a year. The county garbage charge, $261.91 on the 2025 bills, rides on the same bill as the only non-ad-valorem line.

Why the Seller’s Bill Is Not Your Number

A long-held Wisteria homestead is protected by Florida’s Save Our Homes rule, Section 193.155 of the Florida Statutes, which caps the annual rise in a homesteaded home’s assessed value at 3 percent or the change in the Consumer Price Index, whichever is lower. When you buy, that cap resets: the home is reassessed as of the next January 1, and your first full bill reflects it. Never budget from the seller’s bill.

An Illustration, Stated Carefully

As an illustration only, a Wisteria home taxed at the 12-month MLS median of $1,050,000, with no exemption, would carry about $12,869 in ad valorem tax at 12.2558 mills, about $13,130 with the garbage line, by our arithmetic. The Property Appraiser’s assessed value will not equal your price, and the 2026 millage may differ from 2025, so treat this as a sizing figure, not a forecast.

Homestead, Portability and What to File

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

Which Rules Decide Whether a Wisteria Home Works for You?

The Wisteria at TwinEagles rules that most often decide a purchase are leasing (30 consecutive days minimum, no more than three leases a calendar year), architectural review for every exterior change, vehicles garaged, the shutter calendar, contractor hours, the lake rules and the Wisteria covenants, which control wherever they are stricter than the master rules.

Data updated: September 2026 (TwinEagles HOA Approved Use Restrictions, 2024; HOA Rules and Regulations, consolidated November 2021; HOA Quick Guide for Realtors; Wisteria association articles, 2012)

Two layers of rules apply to every Wisteria home: the master association’s recorded 2024 Use Restrictions and Rules and Regulations, and the recorded Wisteria neighborhood covenants. Where the neighborhood’s rule is stricter, it controls, so read both before you rely on either.

Leasing

Under the recorded Use Restrictions, no owner may lease a lot “more than three (3) times in any calendar year,” every lease must run at least thirty consecutive days on the board’s approved lease form, and the board must receive notice, a copy of the lease and any fee before the tenant moves in. The same document prohibits timesharing and fractional use and states that “The leasing of a Lot shall not be considered a business.” Tenants go through the master association’s screening service like buyers. A seasonal lease of one to three months to a snowbird family works; a weekly vacation rental does not.

Architectural Review

Exterior changes need approval from the master association’s Architectural Review Committee, which covers exterior paint, doors, lighting, storm screens, tree removal or planting, hardscape, landscaping, generators and solar panels, and meets twice a month (architectural review). Work that changes neighborhood landscaping also needs the Wisteria association’s sign-off under its covenants. A county permit does not replace association approval, and association approval does not replace a permit. Florida law limits how far an association can restrict solar collectors, so the committee reviews placement and screening rather than whether solar is allowed at all (Section 163.04).

Setbacks and Design Guidelines

The master association lists a set of “Design Review Guidelines: Grand Arbors” for the non-Estates neighborhoods alongside the Estates guidelines, but the Grand Arbors guidelines are not posted publicly, so setback distances for Wisteria are not published on this page. The committee confirms them for any pool, addition or lanai extension, and a survey shows where your line sits before you ask.

Pets

The master use restrictions allow “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outside, licensed and inoculated, with no breeding and no livestock, and a nuisance pet can be removed at the board’s request. TwinEagles is a lake and preserve community, so keep pets leashed near lake banks and preserve edges. Fences, dog runs and buried pet fences go through architectural review, and the Wisteria landscaping arrangement may affect where a buried line can run.

Vehicles, Boats and Golf Carts

Pickup trucks, commercial vehicles, recreational vehicles, boats and trailers may be kept only inside an enclosed garage, and there is no street parking from 1 a.m. to 6 a.m. Personal golf carts may use TwinEagles streets but not the golf courses and must be garaged. The community speed limit is 25 miles an hour.

Hurricane Shutters and Holiday Decorations

Rear and side shutters may go up during hurricane season, but front shutters only once a National Hurricane Center forecast cone reaches Naples within five days, and they come down within 14 days, under the master Rules and Regulations. For a seasonal Wisteria owner who leaves in spring, that rule decides whether the house can be closed for the summer behind rear and side shutters alone. Holiday decorations are allowed from November 1 to February 1.

Contractors and Noise

Contractors may work Monday to Friday from 7 a.m. to 6 p.m. and Saturday from 7 a.m. to 4 p.m., with no work on Sundays or holidays. A buyer planning a renovation after closing should build that calendar, and the committee’s review time, into the schedule.

Lakes and Fishing

No swimming or boating in the lakes; shore fishing is allowed only from your own lot or association common area, not from the golf course, and with a license. The lakes are owned and maintained by the master association.

Showings, Signs and the Gate

Open houses run Saturday and Sunday, 9 a.m. to 5 p.m. only, and the gate admits visitors only to addresses on the open-house list pulled from the MLS each week; private showings need an appointment and ID, per the Quick Guide for Realtors. For a buyer, the Wisteria market lives on the MLS and on an agent’s gate list, not on yard signs.

An All-Ages Street

Wisteria is not age-restricted. Neither the TwinEagles Use Restrictions nor the master Rules and Regulations contain housing-for-older-persons language, the club’s membership forms list children under 23 as family members, and anyone may buy and live in a Wisteria home.

What Does The TwinEagles Club Give a Wisteria Owner?

A Wisteria at TwinEagles owner joins a private club under a mile away: two 18-hole courses, the Nicklaus Talon and the Smyers Eagle, a clubhouse renovated and expanded in a project completed in 2023, tennis, pickleball and bocce courts, a 2,500-square-foot pool, fitness and three dining outlets, used according to the category deeded to the home.

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

Two Courses, and What the Scorecards Say

Sources: Talon scorecard 2024; Eagle scorecard 2024; Nicklaus Design; club golf page. Both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club certification).

Tee Times and the Summer Rotation

With the Golf roster capped at 614, the club describes “roughly 300 Golf Memberships per course and 9-minute tee times” (club membership page), and it keeps one course open all summer by alternating maintenance closures (club reciprocals page). Full Golf members use reciprocal golf at area clubs from May 1 to October 31. Under the fiscal 2022 schedule, the last public one, Sports members had four in-season rounds and unlimited off-season golf with green and cart fees, and Social members could play four in-season rounds as a Golf member’s guest.

Clubhouse, Pool, Fitness and Dining

The clubhouse at 11725 TwinEagles Boulevard 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 and a fitness center with group classes, plus two Har-Tru tennis courts, four pickleball courts, four lighted bocce courts and the Himalayan, an 18-hole putting course (club life page). From Wisteria Drive the clubhouse is 0.7 to 0.9 miles, about three to four minutes, on OpenStreetMap routing, and a short golf-cart ride.

What the Club Is Not

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

Wisteria vs Lockford at TwinEagles: Which Should You Buy?

Wisteria vs Lockford is the decision most TwinEagles buyers weighing a newer Minto-era single-family home face, because the two streets are neighbors and near twins: one street each, about 40 to 46 homes of roughly 2,900 square feet, each with its own association. Wisteria has 65-foot lots and three builders; Lockford has 60-to-62-foot lots and one, Minto.

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; TwinEagles HOA 2024 Approved Budget; FEMA National Flood Hazard Layer)

The Wisteria vs Lockford Decision Table

Sources: Southwest Florida MLS, pulled September 24, 2026, assigned by street; Collier County recorded deeds (county building area, not MLS living area); TwinEagles HOA approved 2024 budget; FEMA letters of map revision and National Flood Hazard Layer; Florida Division of Corporations; the Wisteria and Lockford neighborhood guides. Lockford’s six MLS closings in 60 months, listed because six is too few for a meaningful median: $1,500,000 (April 2024), $1,590,000 (June 2024), $1,400,000 (March 2025), $1,380,000 (August 2025), $1,070,000 (January 2026) and $1,225,000 (April 2026).

Who Should Choose Wisteria, and Who Should Choose Lockford

Choose Wisteria if you want a slightly wider homesite, a choice of Minto, Stock and Rutenberg floor plans without leaving the street, a street with more resale history, and a lake, preserve or golf view picked lot by lot. Choose Lockford if you want one builder’s consistent Minto product, Eagle course frontage behind most homes, a slightly lower master assessment, and a FEMA letter that names Lots 1 through 41. Both pay the same club initiation fee for the same deeded category, and both need three estoppels.

The Numbers Behind the Choice

On Collier County recorded deeds over 60 months, Wisteria’s median resale runs $105,000 above Lockford’s and its median per county square foot about $52 higher, with near-identical home sizes, by our arithmetic. The five-foot-wider lots, the Stock and Rutenberg plans mixed in with Minto’s, and the fact that Wisteria sold out first all play a part. Both streets softened in 2026 the same way: Lockford’s two 2026 sales, $1,070,000 and $1,225,000, and Wisteria’s four, $1,012,500 to $1,350,000, overlap almost completely. The MLS lists 2,905 square feet of living area on four Wisteria closings and three Lockford closings in the five years; on both streets that size closed at $1,050,000 to $1,070,000 in 2026, well below the $1,400,000 to $1,775,000 it reached from 2023 to 2025.

What the Choice Costs Each Year

The 2024 master assessment is $89.30 a year higher on a Wisteria home, by our arithmetic, and both streets add a quarterly neighborhood assessment that neither association publishes, so get both estoppels before you decide on cost. Club dues follow the deeded category, not the street, so a Golf home costs the same to belong on either. Read the Lockford at TwinEagles neighborhood guide for the Minto floor plans and the Grand Arbors design guidelines in full, then call Marc at (239) 287-5873 to walk both streets in one visit.

How Does Wisteria Compare With Other TwinEagles Neighborhoods?

Wisteria at TwinEagles sits in the upper middle of the TwinEagles price ladder on the county record: just below Dundee by median resale, above Lockford, Wicklow, Hollybrook, Kinross and Fenhurst, and well below Hedgestone, Lake Estates and The Estates. The benchmark below compares similar single-family neighborhoods on one yardstick, recorded county deeds over the same 60 months.

Data updated: September 2026 (Collier County recorded deeds, qualified sales, 60 months ending September 24, 2026, newest recorded sale June 30, 2026; TwinEagles HOA 2024 Approved Budget)

Benchmark: Recorded Resales, 60 Months

Sources: Collier County recorded deeds, qualified sales (county building area, not MLS living area); TwinEagles HOA approved 2024 budget; HOA Community FAQs. Where a neighborhood has fewer than 10 sales in the window, its median is shown for comparison only.

Wisteria and Dundee

Dundee is Minto’s last and largest TwinEagles neighborhood, 61 homes finished from 2016 to 2019 with its own association and community mailboxes. Its homes are about two years newer by county median year built and slightly larger, and its 60-month county median of $1,537,000 sits about $42,000 above Wisteria’s on twice as many sales. Buyers who want the newest Minto construction look at Dundee; buyers who want individual mailboxes and a mix of builders look at Wisteria.

Wisteria, Hollybrook and Wicklow

Hollybrook and Wicklow are the older neighbors whose first homes were built by Centex from 2006. Both trade below Wisteria per county square foot, partly because half or more of their homes date from 2009 or earlier on the county roll. A buyer who wants a 2013-to-2016 home rather than a 2006-to-2008 one is buying a decade younger roof, air conditioning and code era, and usually pays for it.

Where Wisteria Sits in TwinEagles

Wisteria is the middle of the TwinEagles market in size and age, but not in price per foot: over 60 months on the county record, its median per county square foot was the highest of any TwinEagles neighborhood below the Hedgestone, Lake Estates and The Estates group. The 2026 MLS closings, at about $361 per living square foot on three of four sales, show how much of that premium the current market has given back.

How Do We Find You the Right Home on Wisteria Drive?

We find you the right home in Wisteria at TwinEagles by matching your golf, plan and view to the 46 homes and their deeded categories, confirming each builder from the record, watching the MLS for the next listing, reaching owners through our network when a quiet sale is possible, and touring with the category, roof, permit and flood questions in hand.

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

Matching Your Needs to 46 Homes

With 46 homes from three builders, the match is about the deeded category, the builder and plan, one story or two, the view behind the lanai and the age of the roof and air conditioning. We narrow the street to the handful of homes that fit, so you recognize the right one the day it lists.

Watching a Street That Sells About Twice a Year

Nine MLS closings in 60 months means the next Wisteria listing may be the only one for months, and in 2026 the homes priced to the market closed in 3 and 13 days. A saved search and a pre-approval let you act in the first days.

Pre-Market and Off-Market Conversations

Some Wisteria owners prefer a quiet sale. 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. Inside TwinEagles that also includes owners elsewhere in the gate who plan to move to Wisteria, because the club’s policy charges a moving member no new initiation fee in the same or a lower category.

Set Up Custom Listing Alerts for Wisteria

Set up a saved search with alerts for Wisteria Drive 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, or start from our buyer resources for Naples.

Touring: Category, Builder, View, Roof and Flood

On every tour we check the deeded category, the builder and plan, the view and what sits behind the rear property line, the roof’s age and permit, the air-conditioning age, the pool and cage, the window and door protection, and which FEMA letter, if any, names the lot.

How Do We Negotiate for You on Wisteria Drive?

We negotiate a Wisteria at TwinEagles purchase on the record: four MLS closings in the last 12 months at a median 91.10 percent of final list and none at or above it, the listing’s own history, the roof and air-conditioning age, the deeded category, and the club, association and flood file.

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

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

We price your offer against the Wisteria closings of the last five years, read per MLS living square foot and by builder, view and condition, and against the home’s own listing history, including any price changes. In 2026 the two homes listed near $1,200,000 closed at $1,050,000 after about six months; a home priced ahead of the street’s record is where the negotiation room lives, and a home priced inside it may need a clean, quick offer.

The Club Cost Is Part of the Price Conversation

The initiation fee goes to the club, not the seller, but a buyer weighing a Golf-deeded Wisteria home against a Social-deeded one is weighing $105,000 of initiation before any dues. That difference belongs in how you value the house, and when a seller’s price assumes a Golf buyer for a Social-deeded home, we say so. The same goes for the remaining Phase One capital assessment you take over, about $2,928 a year at the fiscal 2022 Golf rate until about 2032.

Condition and Insurance as Leverage

A Wisteria home sold new from 2013 to 2016 is old enough for its original air conditioning to be at the end of its life, which is why 13 of the 26 Wisteria Drive permits since January 2024 were air-conditioning replacements, and old enough that a fresh wind mitigation form matters. A wind report, an elevation certificate and a flood quote obtained during the inspection period turn condition into numbers.

The Contract Calendar

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

Protecting Your Escrow Deposit

Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline, deliver every notice in writing and on time, and make sure that the deeded category, current dues, the Phase One balance, the Wisteria assessment, the flood letter and the wind report arrive before your deposit goes hard.

Appraisal Versus the County’s Numbers

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

What Are Buyer Closing Costs on Wisteria Drive?

A Wisteria 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, the remaining Phase One payments and any transfer charge the Wisteria covenants set. The estoppel fees are the seller’s by Collier County practice.

Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; FY2022 Dues and Fees; 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 Wisteria home, $63,500 on a Sports-deeded home and $48,500 on a Social-deeded one, before title, lender and inspection costs. The master association screens buyers through its online process, and any capital contribution the Wisteria covenants set on a transfer will appear on the Wisteria estoppel. The initiation fee is the largest check a Wisteria buyer writes after the price, so it belongs in the proof of funds and, if you are financing, in the conversation with your lender about cash to close.

The Association Estoppel Fees Are the Seller’s

The master and Wisteria 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 Wisteria buyer’s budget.

Title Insurance and the Florida Promulgated Rate

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

Taxes on a Financed Purchase

Two Florida taxes attach to a financed purchase. Documentary stamp tax on the promissory note runs at $0.35 per $100 of the note amount under Section 201.08, and the non-recurring intangible tax on a new mortgage runs at 2 mills under Section 199.133. As an illustration only, a loan of 80 percent of the $1,050,000 12-month median, $840,000, would carry about $2,940 in note stamps and $1,680 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 Wisteria assessment is prorated on its quarterly billing, and club dues are prorated on the club’s November 1 fiscal year. Under the 2010 covenant, seller and buyer are “jointly and severally liable to the Club for any dues” incurred before the sale, which is one more reason the club estoppel must be in the file.

Inspections, Survey and Wind Mitigation

Budget for a general inspection, a wind mitigation inspection on form OIR-B1-1802 if the seller’s report is missing or out of date, a four-point inspection if the insurer asks for one, an elevation certificate if none exists, and a survey on a lot backing a lake, preserve or golf hole, where knowing where your line sits before you plan a pool extension or summer kitchen is cheaper than finding out at architectural review.

What the Seller Customarily Pays

Florida documentary stamp tax on the deed is $0.70 per $100 of consideration under Section 201.02, about $7,350 on a $1,050,000 price by our arithmetic, and is paid by the seller by custom, along with the three estoppels. Beyond that, seller costs in Collier County are customary rather than statutory and negotiable in every contract. If you are also selling, our page on selling a Wisteria home runs the seller side in full.

How Does Buyer Representation Work After the NAR Settlement?

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

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

The Written Buyer Agreement Before a Tour

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

What Does Not Require an Agreement

You do not need a written agreement to talk to an agent about their services, to interview several agents, to ask about Wisteria or to visit an open house and speak to the host. You also do not need one to ask us which builder built a Wisteria home or which FEMA letter names a lot. The line is the tour.

Offers of Compensation Are No Longer on the MLS

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

What This Means for You on Wisteria Drive

On Wisteria Drive, representation earns its keep in the diligence: a club category that decides a six-figure closing cost, dues that are not public for the current year, a capital assessment you take over, a neighborhood assessment published nowhere, three builders’ plans on one street, a flood answer that changes from lot to lot 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 Wisteria Address?

Every Wisteria at TwinEagles address checked is zoned to Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26. NCH’s 24-hour freestanding emergency department on Collier Boulevard is about 6 minutes from the TwinEagles gate off-peak, Vanderbilt Beach about 22 minutes, and Wisteria Drive adds about 10 to 11 minutes to the gate.

Data updated: September 2026 (Collier County Public Schools zone locator, 2026-27 zones, queried 24 Sep 2026; CCPS 2026 Accountability Brief; OSRM off-peak routing, 23 and 24 Sep 2026)

The Three Zoned Public Schools

The district’s zone locator returned the same three schools for every Wisteria Drive address checked, for the 2026 and 2027 school years:

Grades are the Florida Department of Education grades as reproduced in the district’s 2026 Accountability Brief. Bear Creek Elementary opened in August 2025 as the first new Collier elementary school since 2008 (school site). Attendance zones can change as new schools open, so confirm your address with the district before you rely on it.

Healthcare

Sources: NCH Northeast, NCH emergency services, Physicians Regional emergency services.

Distances Inside the Gate

Source: OpenStreetMap routing (OSRM), off-peak, September 24, 2026; approximate. From the gate, residents drive north on TwinEagles Boulevard past The Estates and the clubhouse to reach Wisteria Drive.

Beaches, Shopping and Everyday Drives

Drive times below are OSRM off-peak estimates from the TwinEagles gate at TwinEagles Boulevard and Immokalee Road, with no traffic modeled; add about 10 minutes from Wisteria 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). Collier County supplies water and sewer, the master association contracts trash and recycling, and Wisteria homes have their own mailboxes rather than a community mailbox station.

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

Around Wisteria at TwinEagles, little inside the gate can change: every Wisteria lot is built, and the street is surrounded by TwinEagles golf, lakes, preserve and homes. Outside, the county rates Immokalee Road from Collier Boulevard to Wilson Boulevard at level of service F, and NC Square, approved for up to 129 homes, sits across the road.

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

Inside the Gate

Wisteria, like all of TwinEagles, is zoned A-MHO, rural agricultural, inside the county’s Rural Fringe Mixed Use receiving-lands overlay on the current zoning map (Collier County GIS services). Collier County approved a TwinEagles planned unit development in 1997, but the community is not on the county’s current PUD master list. Inside the gate, the recorded plats, the master declaration and the club’s golf land set what can be built, and every Wisteria lot already holds a home.

Immokalee Road in Front of the Gate

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

Across the Road

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

The Lake Banks Behind the Homes

The master association owns and maintains the lakes and has run a multi-year lake-bank restoration program since 2024, with contracts and change orders posted through 2026. A buyer of a Wisteria lake lot should ask the association whether the lake behind that home is on the restoration schedule, because work on the bank behind a house is a short-term inconvenience and a long-term improvement.

Is Wisteria the Right Place for You to Buy?

Wisteria at TwinEagles is the right place to buy if you want a 2013-to-2016 builder home on a 65-foot lot with a deeded TwinEagles membership, a choice of three builders’ plans on one quiet street under a mile from the clubhouse, and neighborhood landscaping handled for you, and you accept two associations, three estoppels, mixed flood mapping and few sales.

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

The Case For

• A newer house for the money: every Wisteria home sold new from 2013 to 2016, and the four 2026 MLS closings ran $1,012,500 to $1,350,000.
• Homesites marketed at 65 feet, wider than Lockford’s 60 to 62 feet.
• Minto, Stock and Rutenberg plans on one street, so a buyer can choose a floor plan without leaving the neighborhood.
• Under a mile to the clubhouse, pool, courts and fitness center.
• Neighborhood landscaping handled by the Wisteria association on its quarterly assessment.
• 36 of the 46 lot numbers named in a FEMA letter that removed the house, all of the property or part of it from the mapped high-risk area.
• No CDD, no age restriction, individual mailboxes and A-rated zoned schools.

The Case Against

• Two associations and three estoppels, and the Wisteria budget is not public.
• The initiation fee: $150,000 for Golf, $60,000 for Sports or $45,000 for Social, paid by the buyer at closing.
• Mixed flood mapping: four of seven street points are Zone AH on the current and preliminary maps, and ten lot numbers appear in no FEMA letter.
• A 2026 price reset: all four 2026 MLS closings were below every 2024 closing.
• Thin comparables: about two resales a year, so one sale moves the picture.
• Original equipment: air conditioning and roofs are 10 to 13 years old unless replaced.
• About 2.5 to 2.7 miles inside a gate on a congested stretch of Immokalee Road.

Get Your Personalized Wisteria Buyer Consultation

A personalized Wisteria at TwinEagles buyer consultation with McGreevy and Comisar is a conversation, not a sales pitch. We match your golf to a deeded category and your preferences to a builder, plan and view, walk the club and association costs, read the lot’s FEMA letter with you, and tell you honestly whether Wisteria or Lockford fits.

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

Jesse McGreevy

Jesse McGreevy started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the technology, marketing, data and systems side of the partnership, which is why this page is built on the club’s own documents, the master and Wisteria associations’ filings and budget, Collier County’s deeds, roll, permits and elevation certificates, 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 Wisteria buyer that means the builder and plan, the air-conditioning, roof and opening questions on a home in its second decade, the lake, preserve or golf view behind the lanai, and the calendar that gets the club approval, the Membership Agreement, three estoppels and the flood file lined up with your closing. Reach him at (239) 287-5873.

How to Reach Us

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

Why Does a Wisteria Specialist Matter?

A Wisteria at TwinEagles specialist matters because the facts that decide a purchase here, the deeded club category, the Phase One balance, the unpublished Wisteria assessment, which of three builders built the house, which FEMA letter names the lot, the second-decade replacement cycle and a thin, falling 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; Wisteria association articles; TwinEagles HOA 2024 budget; FEMA National Flood Hazard Layer)

Ten Facts a General Naples Agent Will Not Have

1. Wisteria is 46 single-family homes on one street, Wisteria Drive, sold new from 2013 to 2016, and no lot is vacant.
2. Minto built lots 1 to 23 and 42 to 46, Stock Signature Homes about ten homes, and Arthur Rutenberg Homes four confirmed lots for individual owners.
3. Every Wisteria 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.
4. 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.
5. The club’s transfer fee is $3,500, and the signed Membership Agreement must reach the club seven days before closing.
6. The Phase One capital assessment runs 144 months from September 2020, and the buyer takes over the remaining payments.
7. The 2024 master assessment for a Wisteria home was $3,734.79, and the Wisteria association adds a quarterly assessment it does not publish.
8. A Wisteria sale needs three estoppels, because Wisteria Drive is one of eight streets with a neighborhood association.
9. Three FEMA letters, dated 2013, 2016 and 2017, name 36 of the 46 lot numbers; ten name none.
10. Every 2026 Wisteria MLS closing was $1,350,000 or less, below every 2024 closing.

Read the Full Wisteria Neighborhood Guide

This page is the purchase path. For the street itself, its origins, the three builders lot by lot, the association’s articles, the permit file, the storm record and every price since 2012, read our Wisteria 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 Wisteria, including a move from elsewhere inside the gate, see how we sell Wisteria homes and request a free Wisteria 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 Wisteria at TwinEagles buyer page. They co-founded Domain Realty, lead the agent partners of Domain Realty Group across Lee and Collier County, and have spent two decades selling Southwest Florida property, including North Naples. 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

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

A neighborhood of 46 single-family homes on Wisteria Drive inside TwinEagles, the gated golf club community on Immokalee Road in North Naples, ZIP 34120, sold new from 2013 to 2016 by Minto, Stock Signature Homes and Arthur Rutenberg Homes, with its own homeowners’ association under the TwinEagles master association.

Where is Wisteria Drive?

Wisteria Drive runs off TwinEagles Boulevard in the northern half of TwinEagles, about 2.5 to 2.7 driving miles inside the Immokalee Road gate and 0.7 to 0.9 miles from the clubhouse. It is not Wisteria Way in East Naples, and it is not the Wisteria Pointe carriage homes at Copperleaf in Estero.

How many homes are in Wisteria?

Forty-six. The county roll, the master association’s 2024 budget and the Wisteria association’s own 2012 articles all give 46 single-family homes, and no lot is vacant.

Who built the homes in Wisteria?

Minto built lots 1 to 23 and 42 to 46, 28 homes on the developer’s lot map; Stock Signature Homes built about ten, including nine lots bought in one May 2014 deed; and Arthur Rutenberg Homes built homes for owners who bought single lots from 2012 to 2014. We confirm the builder of a specific home from the recorded deed and the county’s elevation certificate.

How big are Wisteria homes?

County building area runs from 2,594 to 4,372 square feet, with a median of 2,892.5. Builder plans in Wisteria ranged from Rutenberg’s 2,454-square-foot Anastasia to Stock’s 3,158-square-foot Orchid II, and the recent MLS closings list 2,618 to 2,905 square feet of living area.

How old are Wisteria homes?

Every Wisteria home sold new from 2013 to 2016, and the 21 building permits on the county’s elevation-certificate index date from 2012 to 2015. The county roll shows later years on five homes, which reflect re-assessment coding rather than original construction.

Are Wisteria homes one-story or two-story?

Both. The developer’s 2016 release describes “46 one and two-story residences,” so check the specific home and its floor plan.

How wide are Wisteria lots?

Sixty-five feet at the street, in the developer’s own description, with depth and area varying along the curve of the street and at the lake and preserve edges. The survey gives the exact figures for a specific lot.

What do Wisteria homes sell for?

The Southwest Florida MLS shows 9 Wisteria closings in the 60 months to September 24, 2026, from $1,012,500 to $1,775,000, and the four in the latest 12 months ran $1,012,500 to $1,350,000. On Collier County recorded deeds, 10 qualified resales in the same five years had a median of $1,495,000.

Are Wisteria prices going up or down?

Down from the 2024 peak. Every 2024 Wisteria MLS closing was $1,525,000 or more and every 2026 closing was $1,350,000 or less, while TwinEagles as a whole held a 12-month median of $1,031,250 on 50 closings but with longer marketing times and deeper discounts.

How many Wisteria homes are for sale?

None on September 24, 2026, when all 15 active TwinEagles listings were in other neighborhoods. Set up a saved search for Wisteria Drive so the next listing reaches you the day it appears.

How often do Wisteria homes come up for sale?

About twice a year: 9 MLS closings in 60 months across 46 homes, and eight of those nine closed between January and June.

How much room is there to negotiate in Wisteria?

The four Wisteria MLS closings of the last 12 months sold at a median 91.10 percent of final list price and none at or above it; the two homes listed near $1,200,000 closed at $1,050,000 after about six months, while the two priced near the market closed in 3 and 13 days.

Does a Wisteria home include a golf membership?

It carries a deeded membership category, Golf, Sports or Social, not a free golf membership. The buyer pays the club’s initiation fee for that category at closing, $150,000 for Golf as posted in September 2026, and the club estoppel names the category for the specific home.

What does it cost to join The TwinEagles Club?

As posted on the club’s membership page in September 2026, the initiation fee is $150,000 for Golf, $60,000 for Sports and $45,000 for Social, plus the $3,500 transfer fee in the 2024 Membership Agreement: $153,500, $63,500 or $48,500 in one-time club costs.

Can I upgrade a Sports membership to Golf?

Only subject to availability under the 2010 recreational covenant, and Golf is capped at 614 memberships across 717 homes. No public club document says how upgrades work once the cap is full, so if golf is the reason you are buying, buy a home already deeded Golf.

How much are TwinEagles club dues?

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

What is the Phase One capital assessment?

A 12-year club assessment from September 2020 that funded the $22.5 million Phase One program. It was $244 a month for Golf on the fiscal 2022 schedule, and the buyer takes over the remaining payments; 71 payments remain after September 2026, which is $17,324 at that rate as an illustration.

What are the HOA fees in Wisteria?

Two assessments. The TwinEagles master assessment was $3,734.79 per Wisteria home in the approved 2024 budget, including a $660 reserve share, and the Wisteria association adds its own quarterly assessment, which it does not publish; the Wisteria estoppel states it.

What does the Wisteria association pay for?

Neighborhood landscaping, the neighborhood’s road tract and its own operating costs, under its recorded covenants and 2012 articles, which say it maintains “certain portions of the Lots and Dwelling Units.” The covenants in the resale package say exactly which portions.

Who manages the Wisteria association?

The club’s January 2024 neighborhood contact list names MAY Management Services. The master association is managed by FirstService Residential at 11330 TwinEagles Boulevard.

Why does a Wisteria sale need three estoppels?

Because Wisteria has its own association. Wisteria Drive is one of eight streets on the club’s estoppel sheet that need a club, a master and a neighborhood estoppel, and by Collier County practice the seller orders and pays for all three.

Is Wisteria gated?

Yes. TwinEagles has one guarded gatehouse on Immokalee Road, and Wisteria Drive is about 2.5 to 2.7 miles inside it.

Is Wisteria in a flood zone?

Partly. Four of seven street points on Wisteria Drive read FEMA Zone AH and three read Zone X on both the current and preliminary maps, and 36 of the 46 lot numbers appear in FEMA letters that removed the house, all of the property or part of it from the mapped high-risk area. The zone of a specific home comes from its letter and elevation certificate.

Do I need flood insurance in Wisteria?

A federally backed lender requires it only if the house is in the special flood hazard area after any FEMA letter, and the letters say a lender may still require it. Citizens requires flood coverage on every wind-covered personal residential policy from January 1, 2027.

What is the evacuation zone for Wisteria?

Zone E. The state’s storm-surge model puts the Wisteria street points only in the Category 4 and Category 5 zones; confirm on the county lookup each season.

What schools serve Wisteria?

Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26, for every Wisteria Drive address checked on the district’s zone locator. Confirm the address with the district before you rely on it.

Is Wisteria a 55+ community?

No. Neither the TwinEagles Use Restrictions nor the master Rules and Regulations contain age-restriction language, and anyone may buy and live in a Wisteria home.

Can I rent out a Wisteria home?

Yes, up to three leases a calendar year with a 30-day minimum on the association’s approved lease form, and tenants are screened. Weekly vacation rentals are not allowed, and the Wisteria covenants control if they are stricter.

Can I have pets in Wisteria?

Yes, a reasonable number of usual household pets, leashed or confined outside, licensed and inoculated, under the recorded Use Restrictions; breeding and livestock are prohibited.

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

Only inside an enclosed garage. The Use Restrictions bar commercial vehicles, pickup trucks, boats, trailers and recreational vehicles from open parking, and bar street parking from 1 a.m. to 6 a.m.

Can I install a generator, shutters or solar panels?

Yes, with architectural approval and county permits. Two Wisteria owners pulled generator permits from 2024 to 2026, and Florida law limits how far an association can restrict solar collectors.

Is there a CDD in Wisteria?

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

What are property taxes on a Wisteria home?

The 2025 rate was 12.2558 mills, about $1,225.58 per $100,000 of taxable value, plus the $261.91 garbage line. A new owner’s taxable value resets toward market value, so as an illustration a $1,050,000 home with no exemption would carry about $12,869 in ad valorem tax.

What closing costs does a Wisteria buyer pay?

Ordinary Florida buyer costs, including the owner’s title policy by Collier County custom and note stamps and intangible tax on a loan, plus the club initiation and $3,500 transfer fee, prorated dues and assessments, and the remaining Phase One payments. The estoppel fees are the seller’s.

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

Yes, if the agent participates in an MLS: since August 17, 2024 a written buyer agreement must be signed before a tour, stating the agent’s compensation objectively. You do not need one to talk to us or to ask about Wisteria.

Who pays the buyer’s agent on a Wisteria purchase?

You agree your agent’s compensation in the written buyer agreement, and a seller may cover some or all of it or offer concessions, negotiated in the transaction rather than through the MLS.

Has Wisteria had hurricane damage?

We found no report of structural hurricane damage in Wisteria from Irma, Ian or Milton, and the county’s 2024 to 2026 permit files show no storm-repair permit on Wisteria Drive. The seller’s disclosure and claims history are the record for a specific home.

How old are the roofs and air conditioning in Wisteria?

Original equipment dates from the 2013 to 2016 build, so it is 10 to 13 years old unless replaced. Thirteen of the 26 Wisteria Drive permits since January 2024 were air-conditioning replacements, and only one was a reroof.

How far is Wisteria from the beach and the airport?

From the TwinEagles gate, Vanderbilt Beach is about 12.9 miles and 22 minutes, Naples Airport about 16.7 miles and Southwest Florida International Airport about 29.1 miles, off-peak; add about 10 minutes from Wisteria Drive.

Wisteria or Lockford: which is the better buy?

Wisteria for a 65-foot lot, three builders’ plans and more resale history; Lockford for one builder’s Minto product on 60-to-62-foot lots with Eagle course frontage behind most homes. On 60 months of county deeds Wisteria’s median resale ran $105,000 higher; the decision table above sets them side by side.

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

An agent who has read the club, association, county and FEMA records for Wisteria and will put the deeded category, the fee stack, the builder and the flood letter on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873.

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 23 and 24 September 2026 and Collier County’s recorded deed record carrying sales recorded through 30 June 2026. No listing portal or competing brokerage is cited.

Wisteria records

• Florida Division of Corporations, Wisteria at TwinEagles Homeowners Association, Inc.
• Wisteria at TwinEagles HOA, articles of incorporation, July 3, 2012
• FEMA Letter of Map Revision based on Fill, July 9, 2013
• FEMA Letter of Map Revision based on Fill, April 7, 2016
• FEMA Letter of Map Revision based on Fill, August 30, 2017
• Collier County, elevation certificate for a Minto-built Wisteria home, 2013
• Collier County, elevation certificate for a Stock-built Wisteria home, 2015
• Collier County, elevation certificate for a Rutenberg-built Wisteria home, 2013
• Developer page, Wisteria, December 2013, Wayback Machine
• Developer page, Wisteria, December 2019, Wayback Machine
• Naples Daily News, Wisteria neighborhood at TwinEagles sold out, March 5, 2016
• Developer news archive, 2015 to 2017 releases, Wayback Machine
• Collier County Clerk of Courts, Official Records search (Wisteria neighborhood covenants)

The TwinEagles Club

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

TwinEagles Homeowners Association

• TwinEagles HOA, Approved 2024 Budget, November 8, 2023
• TwinEagles HOA, Approved Use Restrictions, 2024
• TwinEagles HOA, Rules and Regulations
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, amendment to the Amended and Restated Declaration, 2018
• TwinEagles HOA, Community FAQs and history, 2026
• TwinEagles HOA, estoppel requests
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, buyer and tenant screening instructions
• TwinEagles HOA, ARC application, revised February 16, 2024
• TwinEagles HOA, architectural review
• TwinEagles HOA, lake bank remediation update, June 2026
• TwinEagles HOA, neighborhood associations
• TwinEagles HOA, contact and FirstService Residential office
• TwinEagles Homeowners Association, home page

Market data and county records

• Southwest Florida MLS, Matrix (Wisteria Drive and Lockford Lane closed and active listings, pulled September 24, 2026)
• Florida Department of Revenue, sale qualification codes
• Collier County Tax Collector, property tax bills
• Florida Department of Revenue, property tax exemptions
• Collier County, issued building permits, July 2026
• Collier County, issued building permits, January 2025
• Collier County, issued building permits, February 2024
• Collier County GIS services
• Collier County, PUD master list, June 11, 2026
• Collier County, 2025 Annual Update and Inventory Report
• Collier County Ordinance 2025-30, NC Square
• Collier County, Vanderbilt Beach Road Extension Phase One, June 2026
• Florida Commerce, Official List of Special Districts
• Resource Conservation Systems, irrigation tariff effective March 1, 2026
• U.S. Census Bureau geocoder
• OpenStreetMap routing (OSRM)

Flood, storms and insurance

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

Florida statutes, state agencies and buyer representation

• Florida Statutes 720.30851, estoppel certificates
• Department of Business and Professional Regulation, estoppel certificate fee schedule
• Florida Statutes 193.155, Save Our Homes
• Florida Statutes 201.02, documentary stamp tax on deeds
• Florida Statutes 201.08, documentary stamp tax on notes
• Florida Statutes 199.133, intangible tax on mortgages
• Florida Statutes 627.782, title insurance rates
• Florida Statutes 627.7011, roof age and homeowner policies
• Florida Statutes 215.5586, My Safe Florida Home
• Florida Statutes 689.302, flood disclosure to a purchaser
• Florida Statutes 163.04, energy devices
• National Association of REALTORS, written buyer agreements
• National Association of REALTORS, consumer guide to written buyer agreements
• National Association of REALTORS, settlement frequently asked questions

Schools, healthcare and places

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

History and news

• Business Observer, GL Homes buys the 550-acre TwinEagles parcel, 2014
• Developer turnover announcement, 2019, Wayback Machine

McGreevy and Comisar

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

Downloadable Documents

Every row below links the authority that publishes the document, so a Wisteria at TwinEagles 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 the office that holds each.

Four documents that matter to a Wisteria buyer are not public and cannot be linked: the club estoppel for the specific home, from the club’s membership office; the master association estoppel, through FirstService Residential; the Wisteria association estoppel with its current budget, from its manager; and the club’s Membership Plan and bylaws, from the club.

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.