Bramble Point at TwinEagles, North Naples Florida
Bramble Point trades two or three times a year, so an online estimate has little to work from. McGreevy and Comisar value your home from Bramble Point's own 13 MLS closings of the last five years, adjusted for plan, setting, club category and roof. Free and in writing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Bramble Point at TwinEagles home in North Naples is most likely worth something inside the band its recent sales set: 13 Southwest Florida MLS closings from $635,000 to $975,000 in the 60 months to September 24, 2026, at a $770,000 median. The club category, roof, plan, setting and condition decide where yours falls.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, Bramble Court and Carradale Court, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
This valuation guide sits beside our complete Bramble Point at TwinEagles neighborhood guide, which covers the recorded declaration, the association, the fee stack, the schools and the flood map in full. Here the question is narrower: what your home on Bramble Court or Carradale Court would sell for, and how we get to that number. Bramble Point is 41 Pulte-built single-family homes on two short courts just north of the clubhouse in TwinEagles, the gated club community on Immokalee Road. It trades two or three times in a typical year, so the answer comes from Bramble Point’s own sales, not from a TwinEagles average that mixes carriage-home condominiums with estates. Call Jesse McGreevy direct at (239) 898-6072 for a written valuation.
If you are comparing who should value and sell your home, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record: reviews, licence history and published production. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
A single number without its evidence is a guess with a decimal point. Bramble Point has 13 MLS closings in five years, and on two streets where one builder sold every house new in about eighteen months, the spread still runs $340,000 from the lowest sale to the highest (our arithmetic). You deserve to see each sale, with its date, living area, price per square foot, list price and days on market, and to see how we adjusted for your home. That is what the written valuation you request below contains, and it is what this page shows you in advance.
The last twelve months hold exactly one Bramble Point closing: $770,000 in May 2026, a Bramble Court home of 1,984 square feet of living area that sold after 41 days at 96.86 percent of its final list price. The 24-month window holds three closings and the 36-month window seven, so the 60-month window is the first with ten or more sales. That is why our headline is five years wide, and why every figure on this page names its own window.
These are career numbers across Lee and Collier County. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The market’s own record is what your value depends on, and every figure below names its source and its window.
You get a free Bramble Point at TwinEagles valuation in about 60 seconds by entering your address in the Home Valuation form at the top of this page, or by calling Jesse McGreevy at (239) 898-6072. Jesse follows up with the Bramble Point sales that fit your home, adjusted for its plan, setting, club category and roof, at no cost.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Your address and which court it is on, the floor plan (the Maple, the two-story Spinnaker or the larger third plan), the club category deeded to the home (Golf, Sports or Social), what sits behind your lanai (lake, preserve, fairway or a neighbor), the age of your tile roof and any reroof permit, the age of your air-conditioning system, any impact windows or doors you added, the condition of your pool and screen cage if you have them, and any elevation certificate you have ordered. Those facts move a Bramble Point value more than anything else, and none of them is visible to an online model.
Jesse reviews your home against the 13 Bramble Point MLS closings of the last 60 months, the 12 qualified resales in Collier County’s deed record over the same five years, and the TwinEagles homes listed today, then sends a written valuation with the comparable sales, the adjustments and a recommended range. If you want a walkthrough, Marc Comisar will see the home in person, which usually moves the number by the amount the photos cannot show: the finishes, the condition of the systems and the view from the lanai.
Bramble Point’s 13 MLS closings of the last five years took a median of only 24 days on market, and one Bramble Point home was listed on September 24, 2026, so the next well-evidenced listing sets the street’s price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse McGreevy direct at (239) 898-6072, or use the McGreevy and Comisar free home valuation form. If you are thinking about selling rather than only valuing, read how we sell homes in Bramble Point at TwinEagles. Buying instead? See our Bramble Point buyer guide, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
The key facts behind a Bramble Point at TwinEagles home value are few and recorded: 41 detached Pulte homes on Bramble Court and Carradale Court, built 2006 and 2007, a deeded club membership on every home, 13 MLS closings in 60 months at a $770,000 median, board approval of every sale, three estoppels and no CDD.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 roll; club, association and FEMA records as linked)
Our Bramble Point at TwinEagles valuation beats an online automated estimate because a model needs frequent, similar sales, and Bramble Point records two or three a year. A model also cannot see the deeded club category, the age of a tile roof, what sits behind the lanai, the board-approval step or the difference between the Maple and the Spinnaker.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; club documents; FEMA NFHL)
An automated valuation leans on recent nearby sales. Bramble Point recorded 12 qualified resales in Collier County’s deed file across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), on 11 different homes, and one MLS closing in the latest twelve months. With so little Bramble Point evidence, a model reaches for wider TwinEagles sales, where the twelve-month MLS median across all 50 closings was $1,031,250, or for the Covent Garden condominiums a few hundred yards away. Neither describes a detached Pulte home on a two-court street next to the clubhouse.
The Southwest Florida MLS carries every TwinEagles closing under one development name, and its subdivision field is inconsistent: some Bramble Point rows read “Bramble Pointe,” others simply “Twin Eagles.” So we assign every sale to its neighborhood by street, the way the master association maps streets to neighborhoods. Bramble Court and Carradale Court are Bramble Point, and nothing else is; Carradale Court is not a separate neighborhood. A model that skips that step can price your home against a carriage-home condominium or a Hedgestone estate home.
Pulte and the developer sold Bramble Point in 2007 as “detached villas,” and some listings still use the word. Buyers searching Naples for villas usually mean attached homes with shared walls, and a model fed that label can set your home against attached product that sells for less. Every Bramble Point home stands on its own lot with no shared walls, and the county codes all 41 as single-family homes. We write “single-family home in Bramble Point” in the listing, and we compare it with houses.
No public record attached to a sale says whether the home was deeded Golf, Sports or Social. At the fees the club posted in September 2026, a Golf buyer’s entry cost is $105,000 higher than a Social buyer’s (our arithmetic). On a street whose five-year median is $770,000, that gap is about 14 percent of the price, which is why we confirm the category on the club estoppel before we choose a single comparable.
Most Bramble Point homes still carry tile roofs from 2006 or 2007, now about twenty years old, and the recorded declaration requires any replacement to match the original tile and color. Insurers price roof age closely, so an original roof and a new permitted one can change a buyer’s first-year cost by thousands of dollars, and Florida law lets an insurer require an inspection before it writes a roof 15 years old or older (section 627.7011, Florida Statutes). No automated model reads a reroof permit.
Four of five Bramble Point street points read Zone X on FEMA’s effective map and one reads Zone AH. An automated flood lookup that reads a map point may call your home high-risk or low-risk on the strength of a street centerline, when only the house pad and an elevation certificate answer the question for a specific home. We never read one home’s zone from a street point, and neither should your buyer.
The Collier County Property Appraiser’s just value is a mass-appraisal figure set for taxation, not the price a buyer will pay, so we never quote it as what a home is worth. It also resets for your buyer: Florida resets a homestead property’s assessed value at a change of ownership (section 193.155, Florida Statutes). We use the county roll for home counts, year built and building area, never as a price.
An automated estimate is quick and free, and it will usually place a Bramble Point home in the right broad range, somewhere in the high six figures. What it cannot do is tell you where inside a $340,000 five-year band your specific home sits, which is the question that decides your list price, your days on market and your net.
We value a Bramble Point at TwinEagles home in ten steps: the MLS closings and recorded resales, the floor plan and living area, the setting behind the house, the deeded club category, the Phase One balance, the roof, the systems and openings, the flood paperwork, a time adjustment, and the live TwinEagles competition, including the Covent Garden condominiums next door.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 roll; club and association documents; FEMA NFHL)
We tracked every Bramble Point closing in the Southwest Florida MLS over 60 months and use that window as the headline, because it is the first that holds ten sales (the 12, 24 and 36-month windows hold 1, 3 and 7). We lay Collier County’s recorded, qualified resales beside them as an independent check: 12 in the same 60 months, at a $772,500 median, the mean of the two middle sales. The two records differ mainly in dates and coverage: the county file ends June 30, 2026 while the MLS runs to September 24, 2026, and one April 2022 MLS closing does not appear among the county’s qualified deeds. We read each record on its own denominator and never mix them.
Pulte built three plans, and the developer named two in 2007: the Maple, two bedrooms and two and a half baths at 1,964 square feet under air, and the Spinnaker, a two-story plan with two bedrooms, a den and three baths at 2,098 square feet. The third plan reached 2,389 square feet. The same sizes repeat in the MLS record: homes listed at 1,964 square feet closed three times, at 1,984 square feet twice, at 2,098 twice and at 2,389 twice. The 13 closings sold at a median of $365.42 per square foot of MLS living area, from $263.67 to $417.06. We compare your home with sales of its own plan first.
With one builder and three plans, two Bramble Point homes of the same size differ mainly in what sits behind them: a lake, a preserve, a fairway on the Eagle course or a neighbor’s lanai. The developer’s 2007 release described the neighborhood as “surrounded by lakes, nature preserves and the first fairway” of the course then called the Aerie, which was rebuilt as today’s Eagle course and reopened in 2012, so we confirm what a specific home faces on the current layout. No public dataset tags Bramble Point sales by view, so we apply no rule-of-thumb premium; we price the setting from the specific resales that had one.
The club states that “each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)” (club membership page). The category runs with the house, decides which initiation your buyer pays and decides whether a golfer can play the day they close. The Bramble declaration itself says owning a lot confers no interest in the club; the membership comes from the club’s own recorded covenants. We never price a Sports or Social home as if it were a future Golf home, and when the evidence allows we compare Golf homes with Golf homes.
In June 2020 members approved the $22.5 million Phase One Master Plan, funded partly by a capital assessment that runs 12 years from September 2020, and when a home sells “the buyer will be responsible for all remaining monthly payments” (Phase One Master Plan booklet). The fiscal 2022 schedule set it at $244 a month for Golf. Twelve years of payments from September 2020 run through August 2032, so 71 payments remain after the September 2026 payment; at the fiscal 2022 Golf rate that is $17,324 (our arithmetic, an illustration at the fiscal 2022 rate, not a balance). The actual figure for your home is on the club estoppel.
The recorded declaration forbids changing the roof tile color or substituting another roofing material or style, so every reroof in Bramble Point is a like-for-like tile job. Collier County’s monthly permit files show three Bramble Point owners pulled full reroof permits between December 2025 and June 2026, on homes built in 2006 and 2007, with declared values of $36,399 to $56,000 (Collier County monthly building permit reports). A permitted, finaled roof with a wind mitigation report is worth close to its cost to the next buyer; an original roof is usually priced as a credit.
Every original Bramble Point home was built after the first statewide Florida Building Code took effect on March 1, 2002, so none is a pre-code house, but air conditioning, water heaters and original windows are in their first or second replacement cycle. TwinEagles sits in the wind-borne debris region with a design wind speed of about 160 mph, and the Bramble declaration expressly allows code-compliant laminated glass and hurricane film in place of shutters. A home whose systems and openings have been replaced with closed permits answers the questions a buyer’s inspector asks first.
The effective FEMA map reads Zone X at four of five Bramble Point street points and Zone AH at the east end of Bramble Court, and the preliminary 2025 map keeps the same zone at every point. No FEMA letter of map change names a Bramble Point lot, and Collier County’s public index holds no elevation certificate for any Bramble Court or Carradale Court address. For a home near the AH street point, a new elevation certificate from a licensed surveyor is the document that lets a lender and insurer rate the house itself.
Bramble Point’s 2022 buyers bid at or near list: two of the four 2022 closings sold at list, and the median sale-to-list that year was 98.40 percent. The four 2024 closings ran a median of 93.04 percent after a median 128.5 days, and the three 2025 and 2026 closings ran 95.71 to 97.48 percent. A 2022 comparable used without a time adjustment can overprice a Bramble Point home today, and a slow 2024 comparable can underprice one. We adjust older sales for time using Bramble Point’s own record and the wider TwinEagles record, and we say so in writing when the evidence is thin.
On September 24, 2026 the MLS showed one active Bramble Point listing, a Carradale Court home of 2,098 square feet of living area with three bedrooms plus a den, asking $625,000 after 19 days, below every Bramble Point closing of the last five years. Five Covent Garden condominiums were listed the same day, from $350,000 to $635,000, and 15 homes across TwinEagles. An asking price is what one owner will try, not what the street is worth. We position your price against what closed, then against what is listed, including the Covent Garden units your buyer may tour the same afternoon.
Bramble Point at TwinEagles home values reached a new band in 2022 and have held it: the four MLS closings of 2022 ran $680,000 to $875,000, and the three closings of the last 24 months ran $770,000 to $909,000. What changed is the negotiation, with no Bramble Point closing at or above final list price since April 2023.
Data updated: September 2026 (Southwest Florida MLS, Bramble Court and Carradale Court, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Window (Southwest Florida MLS, to Sept. 24, 2026) | Closings (n) | Median sold | Low to high | Volume | Median days on market | Median sale-to-list | At or above list |
|---|---|---|---|---|---|---|---|
12 months | 1 | $770,000 (one sale) | one sale | $770,000 | 41 | 96.86% | 0 of 1 |
24 months | 3 | $775,000 | $770,000 to $909,000 | $2,454,000 | 41 | 96.86% | 0 of 3 |
36 months | 7 | $770,000 | $635,000 to $909,000 | $5,336,500 | 53 | 95.71% | 0 of 7 |
60 months | 13 | $770,000 | $635,000 to $975,000 | $10,131,400 | 24 | 96.86% | 3 of 13 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Bramble Point by street, pulled September 24, 2026. None of the 13 was entered after closing, so every sale counts in days on market and sale-to-list. The 36-month closings sold at a median of $374.69 per square foot of living area, against $365.42 over 60 months. The windows overlap, so read them as a record of what closed, not as a trend line. The 12, 24 and 36-month windows hold fewer than ten sales; the 60-month window is the first that holds ten, and a median of one or three sales is shown for the record, not as a market.
Closed | Street | Sold | Final list | Living sq ft | Days on market | Sale-to-list | Sold per living sq ft |
|---|---|---|---|---|---|---|---|
May 2026 | Bramble Court | $770,000 | $795,000 | 1,984 | 41 | 96.86% | $388.10 |
April 2025 | Carradale Court | $909,000 | $949,700 | 2,426 | 53 | 95.71% | $374.69 |
January 2025 | Carradale Court | $775,000 | $795,000 | 1,964 | 10 | 97.48% | $394.60 |
September 2024 | Carradale Court | $635,000 | $699,000 | 1,964 | 133 | 90.84% | $323.32 |
June 2024 | Carradale Court | $760,000 | $798,000 | 2,589 | 124 | 95.24% | $293.55 |
April 2024 | Bramble Court | $687,500 | $699,000 | 2,100 | 23 | 98.35% | $327.38 |
March 2024 | Bramble Court | $800,000 | $925,000 | 2,098 | 141 | 86.49% | $381.32 |
June 2023 | Bramble Court | $680,000 | $695,000 | 1,964 | 24 | 97.84% | $346.23 |
April 2023 | Carradale Court | $975,000 | $975,000 | 2,389 | 8 | 100.00% | $408.12 |
October 2022 | Carradale Court | $859,900 | $859,900 | 2,389 | 6 | 100.00% | $359.94 |
May 2022 | Bramble Court | $875,000 | $875,000 | 2,098 | 10 | 100.00% | $417.06 |
April 2022 | Bramble Court | $725,000 | $749,000 | 1,984 | 15 | 96.80% | $365.42 |
April 2022 | Bramble Court | $680,000 | $719,000 | 2,579 | 35 | 94.58% | $263.67 |
Source: Southwest Florida MLS, pulled September 24, 2026; living area is the MLS field, which is not the county’s building area. Sale-to-list and per-foot figures are our arithmetic from the MLS sold price, final list price and living area. Streets are shown; house numbers are not.
Year (MLS closings) | Closings | Median sold | Median per living sq ft | Median sale-to-list | Median days on market | At or above list |
|---|---|---|---|---|---|---|
2022 | 4 | $792,450 (mean of $725,000 and $859,900) | $362.68 | 98.40% | 12.5 | 2 of 4 |
2023 | 2 | $680,000 and $975,000 (two sales) | $377.18 (mean of the two) | 98.92% (mean of the two) | 16 (mean of the two) | 1 of 2 |
2024 | 4 | $723,750 (mean of $687,500 and $760,000) | $325.35 | 93.04% | 128.5 | 0 of 4 |
2025 | 2 | $775,000 and $909,000 (two sales) | $384.65 (mean of the two) | 96.60% (mean of the two) | 31.5 (mean of the two) | 0 of 2 |
2026 through September 24 | 1 | $770,000 (one sale) | $388.10 | 96.86% | 41 | 0 of 1 |
Source: Southwest Florida MLS, pulled September 24, 2026; medians and per-foot figures are our arithmetic. Every year holds four sales or fewer, so read each as a record, not a rate. The pattern is the useful part: quick sales at or near list in 2022 and early 2023, a slow 2024 in which three homes sat past 120 days, and a 2025 and 2026 in which buyers paid more per foot than in 2024 again, but below list.
Collier County’s deed file records Pulte’s first sale on each of 40 Bramble Point lots, from September 2006 to March 2008, at $369,000 to $713,500 and a median of $593,400, as compiled on our Bramble Point neighborhood guide from the recorded deeds. Resales then fell to a low of $335,000 in 2012, recovered to a median of $494,500 on six resales in 2021, and jumped to $859,900 on three in 2022. The 12 qualified resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026) had a median of $772,500, about 30 percent above Pulte’s new-home median in nominal dollars across nearly two decades (our arithmetic). Those are prices before upgrades and inflation, and they describe the street, not your house.
The cleanest price evidence on a small street is the same house selling again. One Carradale Court home, matched on street, year built and county building area, appears twice in both the MLS and the county record of the last 60 months: it closed at $859,900 in October 2022 after six days at its full list price, and again at $760,000 in June 2024 after 124 days, 11.6 percent lower (our arithmetic on nominal prices). Improvements between the two sales are not recorded, and the MLS gave the house two different living areas, so we read the pair only for what it shows about the market: the 2022 peak cooled, and a buyer in 2024 negotiated.
Plan size alone does not set a Bramble Point price. Homes listed at 1,964 square feet of living area, the size the developer gave for the Maple, closed at $680,000 in June 2023, $635,000 in September 2024 and $775,000 in January 2025, a $140,000 spread on one plan in nineteen months. Homes of 2,098 square feet, the Spinnaker’s size, closed at $875,000 in May 2022 and $800,000 in March 2024. Homes of 2,389 square feet closed at $859,900 in October 2022 and $975,000 in April 2023 (our arithmetic from the same MLS pull). In our experience the difference inside one plan is usually the roof, the updates, the setting behind the house and the club category, which is exactly what the valuation adjusts for.
Over 60 months the 13 Bramble Point closings reached a median 96.86 percent of final list price after a median 24 days, and five of the 13 went under contract in 15 days or fewer, most of them in 2022. The three that sat past 120 days, all in 2024, closed below their list price: at 95.24, 90.84 and 86.49 percent (our arithmetic from the same MLS pull). The lesson for a seller is about the first list price, not the house: the slowest Bramble Point sale of the window started at $925,000 and closed at $800,000 after 141 days.
One Bramble Point home was active on September 24, 2026, against one closing in the latest twelve months, so Bramble Point’s months of supply read about twelve that day against the twelve-month pace, and about 4.6 against the 60-month pace of 13 closings (our arithmetic). Across all of TwinEagles the same measure was about 3.6 months against the twelve-month pace. On a street of 41 homes those numbers swing with every listing, so we read them beside the listing itself: one Carradale Court home asking $625,000, below every closing of the last five years.
Across all of TwinEagles, the Southwest Florida MLS shows 50 closings in the twelve months to September 24, 2026 at a median of $1,031,250, a median 83 days on market and a median 94.63 percent of final list price, against a median of $993,750, 58.5 days and 94.52 percent over 24 months. Bramble Point had one of those 50 closings. Prices across the community have held while homes take longer to sell, and Bramble Point’s own record shows the same slower, harder negotiation since 2024.
Bramble Point vs Covent Garden is the comparison every entry-level TwinEagles buyer makes. Bramble Point’s 13 MLS closings over 60 months ran $635,000 to $975,000 at a $770,000 median for detached Pulte homes; Covent Garden’s 11 condominium closings of the last twelve months ran $350,000 to $667,500 at a $457,000 median. Bramble Point sells a house and land.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; TwinEagles HOA approved 2024 budget; FEMA NFHL)
Bramble Point and Covent Garden are the two least expensive ways into TwinEagles, both built by Pulte and both released in the 2005 Grand Arbors lottery, a short walk apart on the north side of the clubhouse. Bramble Point is 41 detached single-family homes on their own lots with a residents’ association; Covent Garden is 120 condominium carriage homes in 30 four-unit, two-level buildings, split across three condominium sections with a shared recreation association and pool. Both pay the same club initiation for the same deeded category, which is why the category on the estoppel matters so much at this end of the market. The full picture of the rival neighborhood is on our Covent Garden at TwinEagles guide.
Measure | Bramble Point at TwinEagles | Covent Garden at TwinEagles |
|---|---|---|
Homes | 41 single-family homes, on Bramble Court and Carradale Court | 120 condominium units in 30 four-unit, two-level buildings |
Ownership | Fee simple house and lot | Condominium unit plus a share of the common elements, in one of three condominium sections |
Builder and years (county roll) | Pulte, 2006 and 2007 (three homes re-dated 2022 to 2023) | Pulte, 2006 to 2017 |
Plans | Maple 1,964 and Spinnaker 2,098 sq ft under air, a third plan at 2,389 (developer, 2007) | First-floor Cheshire 1,654 and second-floor Tourmaline 2,297 sq ft (developer), with other sizes in the older buildings |
Neighborhood association | Bramble Pointe at TwinEagles Residents’ Association, quarterly, lawn and irrigation on every lot, managed by MAY Management Services | Three condominium associations plus a recreation association for the pool |
Private neighborhood amenity | None beyond the club | Pool and outdoor dining area |
Who insures the structure | The owner | The condominium association’s policy, plus the owner’s HO-6 |
2024 master association assessment | $3,610.23 | $3,300.46 |
MLS closings, 60 months | 13 | 32 (one entered after closing) |
MLS price range, 60 months | $635,000 to $975,000 | $350,000 to $699,000 |
MLS median, 60 months | $770,000 | $553,500 (mean of $527,000 and $580,000) |
Median sold per living sq ft, 60 months | $365.42 | $277.57 |
Median days on market, 60 months | 24 | 38 |
Median sale-to-list, 60 months | 96.86% | 96.95% |
MLS closings, last 12 months | 1, at $770,000 | 11, median $457,000, 121 days, 95.49% of list |
Qualified county resales, 60 months | 12, median $772,500, $365.83 per county sq ft | 29, median $527,000, $284.16 per county sq ft |
Active on September 24, 2026 | 1, asking $625,000 | 5, asking $350,000 to $635,000 |
Estoppels at sale | Club, master and Bramble association | Club, master and condominium association |
Buyer approval | Bramble board approves every sale and lease in writing | The condominium association’s approval, as its section’s documents provide |
Realtor signs | Only with the Bramble board’s written consent, to the master specification | Not permitted in Covent Garden |
Flood, effective map (street points) | 5 points: 4 Zone X, 1 Zone AH | 30 points: 15 Zone X, 1 shaded X, 14 Zone AH |
FEMA letters of map change | None names a Bramble Point lot | One |
Structural reserve and milestone questions | Not applicable to a single-family home | Ask the association for its building records |
Sources: Southwest Florida MLS, TwinEagles development, allocated by street, pulled September 24, 2026; Collier County recorded deeds, newest recorded sale June 30, 2026; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer; TwinEagles Quick Guide for Realtors. Street-point counts describe points on the map, never any single home. County per-square-foot figures use the roll’s building area and compare only with each other; MLS figures use living area.
The cleanest Bramble Point vs Covent Garden comparison is what the same money buys. In May 2026 a Bramble Point home of 1,984 square feet of living area closed at $770,000, $388.10 a foot. In the months before it, three Covent Garden Tourmaline units of 2,297 square feet, the second-floor plan of the 2012 to 2017 buildings, closed at $625,000 in October 2025 and at $667,500 and $630,000 in December 2025, $272.09 to $290.60 a foot (our arithmetic from the same MLS pull). The detached house brought $102,500 to $145,000 more for about 300 fewer square feet. That premium is the land, the absence of shared walls and a yard of your own, and it is the reason a Bramble Point home should never be priced per foot against Covent Garden.
A buyer should choose Bramble Point for a detached house and garage on its own lot, a yard the association mows, one of the shortest drives to the clubhouse in TwinEagles and a street mostly in Zone X at the map points, and should be ready to own and insure the roof. A buyer should choose Covent Garden for the lowest price into the club, a neighborhood pool, an association that insures and maintains the building, and comfort with condominium reserves and rules.
Your buyer will likely tour Covent Garden, where five units were listed on September 24, 2026. That does not pull a Bramble Point price down to condominium levels, and it does not lift one. It frames it: a Bramble Point home priced inside its own recent band, with the roof documented and the category confirmed, wins that comparison on the house and the land. A Bramble Point home priced well above its band invites the buyer to take the condominium and keep the $100,000 difference.
The club category changes what your Bramble Point at TwinEagles buyer can pay because it comes out of the same budget as your price. The buyer pays the club $150,000 for a Golf-deeded home, $60,000 for Sports or $45,000 for Social at closing, plus a $3,500 transfer fee, and none of it reaches the seller.
Data updated: September 2026 (The TwinEagles Club membership page, Initiation Fee Policy and 2024 Membership Agreement, as linked)
Effective | Golf | Sports | Social | Source |
|---|---|---|---|---|
Before April 1, 2021 | none | none | none | Initiation Fee Policy |
April 1, 2021 | $30,000 | $12,000 | $9,000 | |
February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees |
Between 2022 and March 2024 | $100,000 | $40,000 | $30,000 | |
March 1, 2024 | $130,000 | $52,000 | $39,000 | Initiation Fee Policy |
Posted September 2026 (effective date not published) | $150,000 | $60,000 | $45,000 |
The policy sets the fees in a 10 to 4 to 3 ratio and requires at least 120 days’ notice of any increase, so a seller can see a change coming before it lands on a buyer. Read the table beside Bramble Point’s price series: the 2022 Bramble Point buyers who paid at list faced a $30,000 to $65,000 Golf initiation, while a 2026 Golf buyer pays $150,000 on top of the house. That rise sits in the same years as Bramble Point’s slower 2024 sales and its sale-to-list ratios below 100 percent.
On top of the house, a Bramble Point buyer’s one-time club cost is $153,500 for a Golf-deeded home, $63,500 for Sports and $48,500 for Social, counting the $3,500 transfer fee (our arithmetic). A Golf-deeded purchase at Bramble Point’s five-year median of $770,000 therefore means $923,500 before closing costs, the Phase One balance and the first year’s dues. The $150,000 Golf initiation is about 19 percent of that median, against about 7 percent of Hedgestone’s 60-month median of $2,205,000, so the club cost weighs more heavily in Bramble Point than on the upper rungs of TwinEagles, and a Golf-deeded Bramble Point buyer negotiates hard on the house.
Golf is capped at 614 memberships across the 717 homes, and the club describes “roughly 300 Golf Memberships per course and 9-minute tee times” (club membership page). Bramble Point is one of the closest TwinEagles neighborhoods to the clubhouse, which is exactly what a golfer wants, so a Golf-deeded Bramble Point home can be marketed to any golfer who plays immediately. A Sports or Social home is often the most affordable way into the club at all, and it is best marketed to a buyer who wants the gate, the clubhouse, the racquets and the lower entry cost. Pricing a Social home against Golf-deeded comparables, or marketing it to golfers, is one of the most common reasons a listing sits. No public document lists the category for each Bramble Point home; the club estoppel is the answer.
The club’s Initiation Fee Policy charges nothing to a member who moves to another TwinEagles home in the same or a lower category and occupies it; moving up a category costs the difference. It also exempts transfers to a spouse or surviving spouse, transfers under a divorce decree and bona fide estate-planning transfers to family members or trusts. Bramble Point is a natural downsizing street for TwinEagles owners leaving a larger home, and a neighbor who already holds your category, or a higher one, can buy your home without paying a new initiation. That buyer is often the strongest one you will meet.
The club is private and member-owned. None of the club’s public documents describes a refund of the initiation fee when a member sells; the only refund the 2024 Membership Agreement names is of the transfer fee if the club does not approve the applicant, and the policy says the fee “is to be used for Club Capital expenditures.” The club’s Membership Plan and bylaws are not posted publicly. For valuation purposes we treat the initiation you paid as a sunk cost: it does not add to your price, and your buyer pays their own.
The last dues schedule the club posted publicly (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, counting operating dues, capital dues, capital improvements and the Phase One assessment (our arithmetic from the FY2022 Dues and Fees schedule). Current dues are set each fiscal year and appear on the club’s estoppel for a specific home; the initiation has risen about 2.3 times since that schedule, so a buyer should expect current dues to differ. The club’s federal return for the fiscal year ending October 2024 reports about $23.3 million outstanding on the loan that financed the $22.5 million Phase One program, and its bylaws require a member vote on any special capital assessment over $500,000 (IRS Form 990 via ProPublica).
A Bramble Point at TwinEagles buyer prices in a stack of costs on top of your price: the club initiation and $3,500 transfer fee, annual club dues and the Phase One assessment, the master association assessment of $3,610.23 in 2024, the quarterly Bramble assessment, any capital contribution the Bramble board sets, and county taxes. Bramble Point has no CDD.
Data updated: September 2026 (club, HOA, Bramble association and county documents as linked; latest public amount shown for each layer, with its year)
Layer | Paid to | Latest public amount | Period | Source |
|---|---|---|---|---|
Club initiation fee | The TwinEagles Club | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | One time, buyer, at closing | |
Club transfer fee | The TwinEagles Club | $3,500 | One time, with the Membership Agreement | |
Club dues | The TwinEagles Club | Fiscal 2022: Full Golf about $18,328 a year before sales tax, counting the Phase One assessment; current dues not public | Annual, fiscal year from November 1 | |
Phase One capital assessment | The TwinEagles Club | Fiscal 2022: $244, $98 or $73 a month; buyer takes over the remaining payments | 12 years from September 2020 | |
Master association assessment | TwinEagles Homeowners Association | 2024: $3,610.23 per Bramble Point home ($2,950.23 operating, $660.00 reserve); 2025 and 2026 amounts not public | Annual, due January 1 | |
Bramble neighborhood assessment | Bramble Pointe at TwinEagles Residents’ Association | Not published; covers lawn care and the irrigation system on every lot and the neighborhood road tract | Quarterly | |
Bramble capital contribution | Bramble Pointe at TwinEagles Residents’ Association | Allowed by the 2025 amendment “as determined by the Association”; amount not published | One time, at closing | |
Irrigation water | Resource Conservation Systems | 2026 tariff sets a base charge by lot size plus a usage rate; how the Bramble bill is split is not public | Monthly | |
County property tax | Collier County Tax Collector | 12.2558 mills (2025); median total 2026 preliminary-roll bill on TwinEagles residential parcels $9,124 | Annual | |
Non-ad-valorem assessment | Collier County | $261.91 District 1 garbage (2025), the only such line | Annual, on the tax bill | Collier County Tax Collector 2025 bills |
Community development district | None | $0 |
The last dues schedule the club posted publicly is fiscal 2022, and the initiation has risen about 2.3 times since, so a buyer should expect current dues to differ. Current club dues, the Bramble budget and the 2025 and 2026 master budgets sit behind owner logins; the three estoppels for a specific home state the current figures. Bramble Point’s 2024 master assessment rose 7.0 percent from $3,373.01 in 2023 (our arithmetic), and it sits $309.77 above Covent Garden’s on the same budget.
Bramble Point has its own association, so a Bramble Point sale needs three estoppel certificates: the club’s, the master association’s through FirstService Residential, and the Bramble association’s through MAY Management Services, which manages it per the association’s own property management page. Bramble Court and Carradale Court are on the club’s list of the eight TwinEagles streets that need the neighborhood estoppel as well as the other two (club estoppel requirements by street). For the master and Bramble association certificates, Florida law requires the certificate within 10 business days of a written request and caps the fee (section 720.30851 is the homeowners’ association text), adjusted for inflation every five years by the Department of Business and Professional Regulation; its current estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, puts the cap at $299 for a current account, plus $119 for expedited delivery within three business days and up to $179 more if the account is delinquent. The club’s own estoppel fee was $250 on its fiscal 2022 schedule; confirm the current fee when you order. Order all three before you list, because the club estoppel is also the document that confirms your category, current dues and remaining Phase One balance, and the Bramble estoppel is the only place the quarterly amount and any capital contribution appear.
Your buyer’s property tax will not be your tax bill. Florida resets the assessed value at a change of ownership, so a long-held homesteaded Bramble Point home can carry a bill far below what a new owner will pay. At the 2025 rate of 12.2558 mills, taxable value equal to Bramble Point’s $770,000 five-year median would produce about $9,437 a year before any exemption the buyer qualifies for (our arithmetic, an illustration, not a tax estimate). Each $100,000 of taxable value costs about $1,226 a year at that rate. We put the buyer’s likely tax next to your price so it does not surprise them after the inspection.
The valuation is a price; what you keep is the net. A Bramble Point seller’s main costs are the brokerage commission, which is negotiable and set by your listing agreement, Florida documentary stamp tax on the deed at 70 cents per $100 of consideration (section 201.02, Florida Statutes), customarily paid by the seller in Collier County, the three estoppel fees, prorations of dues, assessments and taxes, including the Bramble quarter in progress, and any mortgage payoff. 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. Documentary stamps come to $5,390 on a $770,000 sale (our arithmetic). Any unpaid Bramble assessment must be cleared too: the declaration makes a buyer jointly liable for it and lets the association deny approval of a sale while an owner is delinquent. We put a net sheet beside every valuation we write.
A Bramble Point at TwinEagles seller owes the buyer the Florida homeowners’ association disclosure summary before the contract is signed, the complete set of Bramble governing documents before closing, and a board-approved transfer. Every Bramble Point home sits under two homeowners’ associations, the master and Bramble’s own, and every sale adds the club’s approval and three estoppels.
Data updated: September 2026 (Florida Statutes as linked; recorded Bramble Pointe declaration and 2025 amendment; TwinEagles recreational covenant and club documents as linked)
The statute requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it, per section 720.401. The contract must carry the statutory voidability warning in conspicuous type. If the summary is not provided first, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. It is a pre-contract duty, not a closing item. The Bramble declaration itself names Chapter 720, Florida Statutes, as the act whose definitions it adopts, and Bramble Point is not a condominium, so the condominium fork that applies to Covent Garden next door does not reach a Bramble Point seller. This is general information, not legal advice; confirm the package with your closing agent or attorney.
Section 12.2 of the recorded Bramble Pointe declaration adds a duty of its own: before a sale or lease, “it is the responsibility of the Owner to provide the tenant or purchaser the complete set of Governing Documents and any other documents required by law,” and if the buyer has not received them, “the closing shall be delayed until such time as the documents are provided” (Bramble Pointe governing documents). The association posts the declaration, the 2025 amendment and its rules on its documents page, so this costs a seller nothing but attention. We put the set in the buyer’s hands with the contract. We found no restatement of the section 720.401 summary in the recorded text we read, so we make no claim that the declaration repeats it.
The declaration says “no Owner may effectively lease, or convey title to a Parcel or any interest therein by sale or gift without the prior written approval of the Board of Directors of the Association.” The owner gives written notice at least 20 days before the transfer with the contract and the buyer’s name and address, and the board has 20 days after a complete application to decide, and never more than 60 days after the notice, or the sale is deemed approved. The board may refuse only by a majority of the whole board and only for the causes the declaration lists; a refusal without good cause obliges the association to supply an approved alternate buyer or buy the home itself on the same terms. The 2006 text allows a processing fee of up to $100 per application; confirm today’s figure on the association’s paperwork. Built into the contract timeline, this is routine. Left to the last week, it moves a closing date.
The club’s recorded 2010 Golf and Sports Declaration of Recreational Covenant and its current documents split the club side of a sale clearly (Golf and Sports covenant). The membership transfers with the title, subject to the club’s approval of the purchaser, and the club must act within 30 days of a complete application; seller and buyer are “jointly and severally liable to the Club for any dues … incurred prior to the date of sale.” The buyer signs the club’s Membership Agreement, which “must be received by the Club SEVEN (7) DAYS PRIOR to the closing,” pays the $3,500 transfer fee with it, pays the initiation for the deeded category, takes over the Phase One balance and passes the master association’s screening. The seller owes the disclosure summary, the Bramble documents, clean accounts with all three bodies and the three estoppels.
Since October 1, 2025, Florida requires a residential seller to disclose known flooding, flood insurance claims and federal flood assistance received on the home, under section 689.302 as explained in the Florida Senate staff analysis of HB 1049 (2024). A Bramble Point seller with a clean claims history and a new elevation certificate should lead with both, because no Bramble Point home has a certificate in the county’s public index today.
Florida sellers must also disclose known facts that materially affect value and are not readily observable, the rule the Florida Supreme Court set in Johnson v. Davis. On a street of 2006 and 2007 homes, that usually means known roof, water-intrusion, pool or air-conditioning problems and any open or unpermitted work. Three Bramble Court homes carry a county year built of 2022 or 2023; if yours is one, the permit history and certificate of occupancy belong in the file before a buyer asks.
The Bramble declaration bars realtor signs without the board’s written consent, and the master association limits a sign to one 24-by-18-inch sign in the front yard, never facing the golf course. TwinEagles admits open-house visitors only on Saturdays and Sundays, from 9 a.m. to 5 p.m., only to addresses on the weekly open-house list drawn from the MLS, with private showings by appointment through a buyer’s agent (TwinEagles Quick Guide for Realtors). A Bramble Point listing has to reach buyers before they reach the gate, which is why the valuation, the photographs of what sits behind the house and the document file matter more here than a yard sign ever could.
The flood map changes a Bramble Point at TwinEagles price less than in most of TwinEagles, because four of five street points read Zone X on both the effective and the preliminary FEMA maps. The fifth, at the east end of Bramble Court, reads Zone AH, and no FEMA letter or county elevation certificate covers any Bramble Point home.
Data updated: September 2026 (FEMA National Flood Hazard Layer and preliminary layer, queried 23 and 24 Sep 2026; Collier County elevation certificate index; Collier County flood map notice, August 2026)
Street point | Effective zone (2012 panel) | Preliminary zone (2025 panel) | Nearby base flood elevation lines (ft NAVD88) | Ground at the street (ft NAVD88) |
|---|---|---|---|---|
Bramble Court, west end | X, minimal | X | 14.5 to 16.0 | 16.5 |
Bramble Court, middle | X, minimal | X | 15.5 to 16.0 | 16.5 |
Bramble Court, east end | AH | AH | 14.0 to 16.0 | 15.5 |
Carradale Court, north | X, minimal | X | 14.0 to 16.0 | 16.1 |
Carradale Court, south | X, minimal | X | 14.0 to 16.0 | 15.6 |
Sources: FEMA National Flood Hazard Layer (effective panel 12021C0217H, May 16, 2012), FEMA preliminary flood hazard layer (panel 0217J, preliminary March 20, 2025) and the USGS 3D Elevation Program point service, as compiled on our Bramble Point neighborhood guide. Each point sits on the street centerline in front of an address, not on a house pad, and the map also shows AH land within 30 meters of the west Bramble Court point. Never read one home’s zone from this table.
Zone AH marks areas where FEMA expects shallow ponding of one to three feet in a 1 percent annual chance flood. A home whose structure sits in a high-risk area with a federally backed mortgage generally needs flood insurance, unless an elevation certificate and a FEMA letter show the structure above the base flood elevation. A Bramble Point home whose pad sits in Zone X is usually insured for flood by choice, at a lower-cost policy. Only the house, not the street point, decides which is yours.
At least 21 LOMA and LOMR-F determinations dated 2012 to 2024 name TwinEagles lots, most removing a house from the high-risk area, but none names a Bramble Point lot, and Collier County’s online index of elevation certificates returns none for any Bramble Court or Carradale Court address (Collier County elevation certificates layer). That is an opportunity for a seller: a new certificate from a licensed surveyor lets a buyer’s insurer rate the house itself, and on a home near the AH street point it can change the buyer’s monthly cost. The county publishes a list of surveyors who prepare elevation certificates.
Collier County opened the 90-day appeal period on its proposed new flood maps on August 19, 2026 and targets summer 2027 for them to take effect (Collier County, August 2026). Every Bramble Point street point keeps its current zone on the preliminary panel, so the new maps do not change the picture at the street. Unincorporated Collier County is a Class 5 Community Rating System community, worth a 25 percent discount on National Flood Insurance Program premiums (FEMA CRS eligible communities, April 2026), and under Risk Rating 2.0 the discount applies whether or not the structure is in the high-risk area (FEMA, NFIP pricing).
Insurance on a Bramble Point home is priced house by house on roof age, openings protection and elevation, not on the neighborhood name. A home with a new tile roof, a permit, a final inspection and a wind mitigation report on the state form quotes very differently from one with its original 2006 or 2007 roof, and Florida’s mitigation credit law requires insurers to offer discounts for documented wind-resistant features (section 627.0629, Florida Statutes; Office of Insurance Regulation wind mitigation resources). Citizens Property Insurance requires flood coverage on primary residential policies that carry Citizens wind coverage from January 1, 2027 (Citizens, flood requirement), so a buyer who expects to use Citizens will price flood insurance into the offer whatever the zone.
The state’s storm-surge model puts the east end of Bramble Court and the south end of Carradale Court in the Category 4 surge zone and the other points in Category 5, meaning no modeled surge from a Category 1 to 3 hurricane, and all of Bramble Point sits in Collier County evacuation Zone E (Florida Division of Emergency Management, Know Your Zone). No public record we reached names storm damage specific to Bramble Point from Irma, Ian or Milton, and the county permit files for 2024 to 2026 show no storm-repair permit on either court. Your buyer will still ask; answer in writing.
What adds or subtracts value in Bramble Point at TwinEagles is condition and setting, because the homes share one builder, three plans and one roof palette: the club category, a documented tile roof, air conditioning, impact glass, updated kitchens and baths, the pool and cage, what sits behind the house, and closed permits for exterior work.
Data updated: September 2026 (Collier County monthly permit files, January 2024 to July 2026; recorded Bramble Pointe declaration; club documents)
Adds or subtracts the most. At Bramble Point prices the $105,000 gap between a Golf and a Social initiation changes who can buy, and a Golf-deeded home near the clubhouse draws the golfer who wants to be close to the first tee. We put the category at the top of the listing, never in the remarks.
Adds value. The declaration requires a like-for-like tile replacement, and the three recent reroof permits on the street declared $36,399 to $56,000. A finaled permit and a wind mitigation report turn a newer roof into a number the buyer’s insurer can credit; an original roof invites a credit request or a lower offer.
Adds value when recent. On twenty-year-old homes, buyers’ inspectors check the age of the air handler, condenser and water heater first, and a replacement with a closed permit removes an inspection item before it becomes a negotiation.
Adds value. Impact protection lowers wind premiums under Florida’s mitigation credit law and removes the shutter routine for a seasonal owner, and the Bramble declaration expressly allows code-compliant laminated glass and hurricane film.
Adds value in proportion. Bramble Point buyers compare homes of nearly the same size and plan, so fresh paint within the approved colors, updated counters and baths and new flooring separate a home from the last sale. A full renovation rarely returns its cost here; a clean, current interior does.
Adds or subtracts. A pool in good order and a sound cage are selling points on a compact lot; a tired cage or an old pool finish shows up in the offer. Rear-yard work needs master association approval, and the declaration’s access easement lets a neighbor’s contractor cross your yard to build a pool, provided the yard is restored.
Changes the buyer pool. A lake, preserve or fairway view commands a premium over a view of a neighbor’s lanai, and on a two-court street with one builder, the setting often explains more of the spread between two same-plan sales than anything inside the house. We photograph the back of the lot first.
Protects value. Exterior changes, from roof and paint color to windows, cages, landscaping and generators, need the master association’s written approval before work starts, and a buyer’s attorney will ask for it. An open permit or a missing approval becomes a closing problem; a closed one becomes a line in the listing.
Whether to sell, hold or lease a Bramble Point at TwinEagles home depends on your basis, your carrying costs and the band Bramble Point has traded in since 2022. The Bramble documents allow leases of at least 30 days, no more than two a year, and club dues, the Phase One assessment and both association assessments continue whichever you choose.
Data updated: September 2026 (recorded Bramble Pointe declaration and 2025 rules; HOA Use Restrictions 2024; club documents; Southwest Florida MLS; Collier County recorded deeds)
Bramble Point’s supply is thin: one closing in the latest twelve months and one active listing on September 24, 2026. The last three closings, $775,000, $909,000 and $770,000, set a clear band for a prepared home, and the street’s 60-month median of 24 days on market shows how quickly a well-priced Bramble Point home meets its buyer. A home priced above the band waits, as the three 2024 sales that sat past 120 days showed.
The Carradale Court home that sold at $859,900 in 2022 (matched on street, year built and building area) resold in 2024 for 11.6 percent less, so the last few years have rewarded patience less than the 2021 to 2022 jump did. But a homesteaded owner with a low assessed value pays far less tax than a new buyer would. If you sell and establish a new Florida homestead, you may be able to transfer accumulated Save Our Homes benefit using the Department of Revenue’s Form DR-501T, which is worth planning before you decide. Every month held also carries club dues, the Phase One assessment, both association assessments, insurance and tax.
Section 12.4 of the Bramble declaration allows only whole homes to be leased and sets a minimum term of 30 days, and the association’s current rules and its 2024 lease application cap leases at two per calendar year, with board approval of each tenant, 20 days’ notice and application, screening and transfer fees (Bramble lease application). The master use restrictions allow three leases a year but say a stricter neighborhood rule controls (TwinEagles Use Restrictions). A seasonal lease to one household is the realistic model, and the association’s lawn service makes a Bramble Point home easy to leave between seasons. We publish no Bramble Point rent figures, because no public record holds them, so weigh leasing against your own carrying costs, and remember that a tenant in place narrows the buyer pool when you do sell.
TwinEagles is a seasonal market: 109 of the 188 TwinEagles MLS closings of the last 60 months fell in January through June, and 11 of Bramble Point’s 13 did (our arithmetic from the MLS pull). Readiness still matters more than the month. Because the Bramble board, the club and the master association each have their own clock, a Bramble Point home that goes to market in late fall with the three estoppels, the governing documents, any elevation certificate and the roof and system permits already in the file meets the season’s buyers on day one and can close before they head north.
A free in-person comparative market analysis on Bramble Point at TwinEagles, from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, starts with a walkthrough by Marc Comisar and a written report from Jesse McGreevy, built on Bramble Point’s own MLS closings and adjusted for plan, setting, club category, roof and systems. Call Jesse at (239) 898-6072.
A photo cannot show what sits behind the lanai, the condition of a cage, the quality of a renovation or the age of a roof and air-conditioning system. A walkthrough can, and on a street where every home shares a builder and one of three plans, those are the differences that turn a range into a price. Beside the price you receive the cost picture your buyer will underwrite and a net sheet.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request it through the free home valuation form. If you own elsewhere inside the gate, our TwinEagles home valuation page applies the same method to all twelve neighborhoods.
If you plan to buy again, in Bramble Point, elsewhere in TwinEagles or anywhere in Naples, read our Bramble Point buyer guide or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. Many Bramble Point sellers are moving within the gate or downsizing into it, and we run both sides of that math in one conversation.
McGreevy and Comisar are a top-reviewed listing team on Google, and Bramble Point at TwinEagles owners can read what past clients say before choosing a valuation team. The quotes below are genuine five-star client reviews in each reviewer’s own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
These are the valuation questions Bramble Point at TwinEagles owners ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds, the Bramble association’s, the club’s and the master association’s documents and FEMA, each in a single paragraph. Nothing here is an appraisal, and nothing here is tax or legal advice; your written valuation applies it to your address.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; club, HOA and Bramble association documents as linked)
Most likely somewhere inside the band Bramble Point’s 13 MLS closings of the last 60 months set, $635,000 to $975,000 at a $770,000 median, with the club category, the roof, the plan, the setting behind the house and the condition deciding where. Request a written valuation for your address, or call Jesse McGreevy at (239) 898-6072.
From Bramble Point’s own MLS closings and Collier County’s qualified resales, grouped by plan and living area, then adjusted for the setting, the club category, the Phase One balance, the roof, the systems, the flood paperwork and time, and checked against the Bramble Point and Covent Garden homes listed today.
$770,000 in May 2026 on Bramble Court, $909,000 in April 2025 and $775,000 in January 2025 on Carradale Court, and $635,000 in September 2024 on Carradale Court, all Southwest Florida MLS closings.
$770,000 across the 13 MLS closings of the 60 months to September 24, 2026, the first window with ten or more sales. Collier County’s 12 qualified resales in the same five years had a median of $772,500, the mean of the two middle sales.
$975,000, a Carradale Court home of 2,389 square feet of living area that closed at its full list price after eight days in April 2023. Collier County’s deed file holds no higher qualified Bramble Point sale.
A median of $365.42 per square foot of MLS living area over the 13 closings of the last 60 months, from $263.67 to $417.06; the one closing of the last twelve months sold at $388.10. County building area is a different measure, so a county per-foot figure never compares with an MLS one.
About two or three. The MLS shows 13 closings in 60 months, and Collier County recorded 12 qualified resales on 11 different homes in the same five years, roughly 5.6 percent of the 41 homes a year.
Not on the recent evidence. The last three closings, $775,000, $909,000 and $770,000, sit inside the band set since 2022, but buyers negotiate harder: no Bramble Point home has closed at or above list since April 2023, and 2024 was slow.
A median of 24 days on market across the 13 MLS closings of the last 60 months, from 6 to 141 days. The one closing of the last twelve months took 41 days, and the three homes that sat past 120 days, all in 2024, closed below list.
A median of 96.86 percent of final list price over 60 months, with 3 of 13 at or above list, all three in 2022 and 2023. The three most recent closings ran 95.71 to 97.48 percent.
Because a model needs frequent, similar sales and Bramble Point records two or three a year, and because it cannot see your club category, your roof, your plan, what sits behind your lanai or the difference between a detached Bramble Point home and a Covent Garden condominium next door.
No. The county’s just value is a mass-appraisal figure for taxation, not a sale price, and your capped assessed value resets for your buyer at a change of ownership. We never quote either as what a Bramble Point home is worth.
Usually, because it is smaller, but not always: homes listed at 1,964 square feet closed at $635,000 to $775,000, and homes of 2,098 square feet at $800,000 and $875,000. Condition, setting and category move a price as much as the plan does.
Often more than anything inside the house. With one builder and three plans, a lake, preserve or fairway view is the clearest difference between two same-plan homes, and we price it from the resales that had one rather than a rule of thumb.
It frames your buyer’s first question. On September 24, 2026 one Carradale Court home was listed at $625,000 after 19 days, below every Bramble Point closing of the last five years; an asking price is what one owner will try, and a documented home priced inside the recent band still competes on its own evidence.
Your buyer will likely tour it. Covent Garden’s 11 condominium closings of the last twelve months had a $457,000 median, and 2,297-square-foot Tourmaline units sold for $102,500 to $145,000 below a smaller Bramble Point home; that gap is the value of a detached house and its land.
Buyers treat the category as a major price factor, because Golf memberships are capped at 614 and cost $150,000 to join against $60,000 for Sports and $45,000 for Social. No public sale record shows the category, so we confirm it on the club estoppel and price it from current buyer demand.
The buyer, at closing, under the club’s Initiation Fee Policy, plus a $3,500 transfer fee with the Membership Agreement. None of it reaches the seller, and a TwinEagles member moving into your home in the same or a lower category pays no new initiation.
No public club document describes a refund of the initiation fee when a member sells. The club is private and member-owned; ask the club for its Membership Plan and bylaws before you rely on any other answer.
The buyer takes over the remaining monthly payments. At the fiscal 2022 Golf rate of $244 a month, the 71 payments left after September 2026 come to $17,324, an illustration rather than a balance; your club estoppel states the actual figure.
Yes. The recorded declaration requires the board’s prior written approval of every sale, lease and gift, with 20 days to decide after a complete application; if the board does not act, the sale is deemed approved, and a refusal without good cause obliges the association to supply an alternate buyer.
Possibly. The 2025 amendment allows “initial capital contributions payable at closing to the Association as determined by the Association.” The current figure, if any, will be on the Bramble estoppel, and it is worth knowing before you negotiate credits.
Three: from The TwinEagles Club, from the TwinEagles master association through FirstService Residential, and from the Bramble Pointe association through MAY Management Services. The association caps are $299 for a current account, plus $119 expedited and up to $179 if delinquent, on the state’s fee schedule.
The master association billed $3,610.23 per Bramble Point home in its 2024 approved budget, due January 1; the quarterly Bramble assessment for lawn care, irrigation and the road tract is not published and appears on the Bramble estoppel. Newer master budgets are behind the owner portal.
No. The 2025 TwinEagles tax bills reviewed carry one non-ad-valorem line, the county’s $261.91 garbage assessment, and the state’s official list of special districts names no TwinEagles district.
Probably higher, because Florida resets the assessed value at a change of ownership. At the 2025 rate of 12.2558 mills, taxable value of $770,000 would produce about $9,437 a year before exemptions, an illustration rather than a tax estimate.
Only if your house sits in the AH area and your buyer needs a federally backed mortgage. Four of five Bramble Point street points read Zone X; the house pad decides each home, and a new elevation certificate is the document that settles it for a lender and an insurer.
Not at the street. Every Bramble Point street point keeps its current zone on the preliminary 2025 panel that Collier County expects to take effect in summer 2027; confirm your home on the county’s map viewer once the panels are final.
Often yes, if the roof is original and your buyers will need insurance and a mortgage. Three Bramble Point owners reroofed between December 2025 and June 2026 at declared values of $36,399 to $56,000; if you do not replace yours, get a roof inspection and price it in.
If it is original or failing, usually yes, with a permit and final inspection. A buyer’s inspector checks it first on a twenty-year-old home, and a closed replacement permit removes a negotiation.
Usually not a full renovation. Paint within the approved colors, current fixtures and a clean inspection report move a Bramble Point price more than a new kitchen, because buyers compare homes of nearly the same size and plan.
It adds to demand. Seasonal buyers value a yard that is mowed, fertilized and irrigated by the association while they are away, and we say so in the listing; the owner still pays to replace plants and trees under the 2025 amendment.
About a season. With two or three sales a year, one new closing or listing on either court can move the band, so we refresh a written valuation whenever a Bramble Point home closes or lists, and before you sign a listing agreement.
Yes, from the recorded and MLS sales and what you tell us about the plan, roof, systems, updates and setting. A walkthrough by Marc Comisar usually sharpens the number, because the finishes and the view from the lanai do not show in a record.
Yes. The written valuation and the in-person CMA cost nothing and carry no obligation to list with us.
A valuation is our opinion of the price a buyer will pay, built from comparable sales and the market; an appraisal is a licensed appraiser’s report for a lender. Your buyer’s lender will order its own appraisal, and it will start from the same Bramble Point sales.
Yes, subject to the Bramble board’s approval like any buyer, and a TwinEagles member who moves into your home in the same or a lower category and occupies it pays no new initiation fee, which often makes a downsizing TwinEagles owner the strongest buyer for a Bramble Point home.
Yes, within the two-lease annual limit, the 30-day minimum and board approval of the tenant. A tenant in place can complicate showings and narrow the buyer pool, so plan the lease term around your listing.
Someone who prices from Bramble Point’s own sales and understands the club category, the owner’s tile roof, the board-approval clock, the three estoppels and the capital contribution. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse McGreevy at (239) 898-6072.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s recorded deeds and tax roll, the Bramble association’s, the club’s and the master association’s own documents, Florida Statutes and state agencies, and FEMA. No listing portal or competing brokerage is cited.
The Bramble Pointe association and its records
The club and the master association
Market data and county records
Florida statutes, courts and state agencies
Flood, storms and insurance
Our own assets
Every row below links the authority that publishes the document, so a Bramble Point owner 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.
Document | What it tells a Bramble Point owner about value | Official authority |
|---|---|---|
Bramble Pointe declaration, articles and bylaws, 2006 | The board-approval clock, the like-for-like roof rule and the documents a seller must deliver | |
2025 amendment to the declaration and bylaws | The lawn and irrigation service and the capital contribution your buyer may owe | |
Bramble lease application, 2024 | The two-lease annual limit and the tenant approval steps | |
Approved 2024 HOA Budget | The $3,610.23 Bramble Point master assessment your buyer will underwrite | |
Initiation Fee Policy | What your buyer pays the club, the 10 to 4 to 3 ratio and the family and move-within exemptions | |
Membership Agreement 2024 | The $3,500 transfer fee and the seven-day deadline before closing | |
Estoppel requirements by street | Why a Bramble Point sale needs three estoppels | |
Florida Statutes 720.401 | The disclosure summary a seller owes before the contract | |
Estoppel certificate fee schedule | The current cap on the association estoppel fees | |
FEMA Flood Map Service Center | The effective flood map for your address | |
Letter of Map Amendment and LOMR-F guidance | What a FEMA letter does and does not do for a lender | |
Wind mitigation resources and inspection form | How to document your roof and openings for the buyer’s insurer | |
Form DR-501T | How a homestead benefit can move to your next Florida homestead |
Three documents that matter to a Bramble Point valuation are not public and cannot be linked: the club estoppel for your home, which states your category, current dues and Phase One balance, from the club’s membership office; the master association’s current budget and estoppel, from FirstService Residential; and the Bramble association’s budget, estoppel and any capital contribution figure, from MAY Management Services.
Your Bramble Point at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar personally, Top 1% Real Estate Agents Nationally Since 2008, built on Bramble Point’s own MLS closings and delivered in writing. Request it through the Home Valuation form at the top of this page or call Jesse at (239) 898-6072; there is no cost and no obligation.
If you are thinking, “I need someone to sell my house in Bramble Point at TwinEagles, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling on Bramble Court or Carradale Court, elsewhere inside the TwinEagles gate, or in another North Naples club community, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
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 at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is an appraisal or legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County’s recorded deeds, newest recorded sale June 30, 2026. Brokered by Domain Realty.