Dundee at TwinEagles, North Naples Florida
Dundee trades three or four times a year, so an online estimate has little to work from. McGreevy and Comisar value your home from Dundee's own MLS closings, adjusted for your plan, lot, view, club category and FEMA letter. Free and in writing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Dundee at TwinEagles home in North Naples is most likely worth something inside the band its recent sales set: 11 Southwest Florida MLS closings from $1,400,000 to $2,000,000 in the 36 months to September 24, 2026, at a $1,630,000 median. The plan, the lot and view, the club category, the roof and the FEMA letter decide where yours falls.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, Dundee Lane, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
This valuation guide sits beside our complete Dundee at TwinEagles neighborhood guide, which covers the Dundee declaration, the association, the fee stack, the schools and the flood letter in full. Here the question is narrower: what your home on Dundee Lane would sell for, and how we get to that number. Dundee is 61 Minto homes built from 2016 to 2019 on one cul-de-sac street at the north end of TwinEagles, the gated club community on Immokalee Road, and it trades three or four times in a typical year. So the answer comes from Dundee’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. Dundee has 18 MLS closings in five years, and on a street where one builder sold every house, the spread still runs $901,000 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.
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 Dundee 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 Dundee sales that fit your home, adjusted for your plan, lot, view, club category and flood paperwork, 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, the Minto plan name if you know it, the club category deeded to the home (Golf, Sports or Social), what sits behind your lanai (lake, fairway or preserve), whether you have a pool and screen enclosure, the age of your air-conditioning system and any replacement permit, any generator or impact openings you added, and your elevation certificate. Those facts move a Dundee value more than anything else, and none of them is visible to an online model.
Jesse reviews your home against the 11 Dundee MLS closings of the last 36 months and the 18 of the last 60, the 20 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.
Dundee’s three closings of the last twelve months ran from $1,400,000 to $1,900,000, and not one Dundee home was listed for sale 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 Dundee at TwinEagles. Buying instead? See our Dundee buyer guide, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
The key facts behind a Dundee at TwinEagles home value are few and recorded: 61 Minto homes on one street, built 2016 to 2019, a deeded Golf, Sports or Social club membership on every home, 11 MLS closings in 36 months at a $1,630,000 median, three estoppels at a sale, no community development district and one FEMA fill letter.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; club, association and FEMA records as linked)
Our Dundee at TwinEagles valuation beats an online automated estimate because a model needs frequent, similar sales, and Dundee records three or four a year. A model also cannot see the deeded club category, the FEMA letter behind a Zone AH map reading, the view from the lanai, the pool or the age of the air-conditioning system.
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. Dundee recorded 20 qualified resales in Collier County’s deed file across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), and three MLS closings in the latest twelve months. With so little Dundee evidence, a model reaches for wider TwinEagles sales, where the twelve-month MLS median across all 50 closings was $1,031,250, or for nearby production homes that are not Dundee at all. Both point the wrong way for a Minto home on a lake-and-preserve cul-de-sac.
The Southwest Florida MLS carries every TwinEagles closing under one development name, and its subdivision field is inconsistent: every one of the 18 Dundee closings of the last five years reads simply “Twin Eagles” rather than Dundee. So we assign every sale to its neighborhood by street, the way the master association maps streets to neighborhoods. Dundee Lane is Dundee, and nothing else is. A model that skips that step can price your home against a Kinross home on a 52-foot homesite or a Covent Garden carriage home.
Minto sold every house on the street between 2016 and 2020, so a model may treat Dundee as a single product. The record says otherwise: two Dundee homes of the same 3,001 square feet of MLS living area produced four closings, at $1,440,000 in June 2022, $1,549,000 in May 2023, $1,575,000 in December 2023 and $1,490,000 in December 2024. Same plan size, a $135,000 spread in 30 months (our arithmetic). The lot, the view, the pool, the finishes and the month of sale explain the difference, and none of them is in a model’s inputs.
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). Minto’s new-home program paired its homes with golf, but categories can change, and the only reliable answer for an address is the club’s estoppel for that house, which is why we confirm it before we choose a single comparable.
FEMA’s published map still shows Dundee as Zone AH, because the 2015 fill letter was never incorporated into a map revision. An automated flood lookup that reads only the map will call a Dundee home high-risk; the letter, which removed a portion of Lots 1 through 61 to shaded Zone X, is what corrects it. A model that prices flood risk from the map picture discounts a Dundee home for a requirement the federal government lifted in 2015.
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 Dundee home in the right broad range, somewhere around $1.5 million. What it cannot do is tell you where inside a $600,000 three-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 Dundee at TwinEagles home in ten steps: the MLS closings and recorded resales, the floor plan and living area, the lot and view, the deeded club category, the Phase One balance, the Dundee lawn service, the FEMA letter and elevation certificate, the systems, a time adjustment from the 2023 and 2024 peak, and the live TwinEagles competition.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; club and association documents; FEMA NFHL)
We tracked every Dundee closing in the Southwest Florida MLS over 60 months and use the 36-month window as the headline, because it is the first that holds ten sales (the 12 and 24-month windows hold 3 and 5). We lay Collier County’s recorded, qualified resales beside them as an independent check. Over 60 months the two records share 18 sales; the county adds two, a $1,525,000 sale recorded in December 2022 and a $1,322,000 sale recorded in February 2023, that do not appear in the MLS pull. We read each record on its own denominator and never mix them.
Minto offered seven plans in Dundee, from the 2,642-square-foot Prestwick to the 3,811-square-foot two-story Turnberry Grand, as published in its 2015 launch release. Buyers compare plan with plan, so we group sales by living area first. The 11 Dundee MLS closings of the last 36 months sold at a median of $496.50 per square foot of MLS living area, but per-foot figures fall as homes grow on the same street: the 4,459-square-foot home that closed at $2,000,000 in June 2024 sold at $448.53 a foot, while a 2,905-square-foot home closed at $597.25 six weeks earlier. We never apply a small home’s per-foot rate to a large one.
Minto marketed the homesites at 62 by 135 feet, but the county’s parcel map puts the 61 lots at about 8,400 to 17,300 square feet, median about 10,200, because the pie-shaped lots on the curves and cul-de-sacs are far larger, as summarized on our Dundee neighborhood guide. The 2015 launch release promised “lakes situated at all four corners of the neighborhood, including a lake measuring 34-acres”, and preserve land lies to the north and west. No public dataset tags Dundee sales by view, so we apply no rule-of-thumb premium; we price the view from the specific resales that had one, using the survey and the aerial to show exactly what sits behind the house.
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, because “Resident Golf Memberships are immediately available with homes deeded Golf.” 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.
In Dundee, the neighborhood association must “maintain, repair and replace the sod and all portions of the irrigation system serving a Lot; and maintain the landscaping materials on the Lots, including mowing, fertilizing, edging, trimming and pruning” (2020 amendment, section 7.5.2). The irrigation water is billed by the association as an operating expense, so a Dundee owner has no irrigation bill of their own. A seasonal buyer values that, and we say so in the listing, while being plain that the quarterly amount is not public and comes from the Dundee estoppel.
The FEMA letter covers a portion of Lots 1 through 61 in five surveyed parcels at a lowest lot elevation of 16.1 feet, and the county indexes ten elevation certificates on Dundee Lane; on the five with legible key fields, the top of the bottom floor sits at 17.5 to 18.4 feet (Collier County elevation certificates layer). A home with its certificate and the letter in the file presents very differently to a lender than one that relies on the map. The zone for any one home comes from its own paperwork, never from a street map.
Every Dundee home post-dates Florida’s first statewide building code of 2002 and sits in the code’s wind-borne debris region, with a design wind speed of about 160 mph, per the Florida Building Commission contours published by UF GeoPlan. Collier County’s monthly permit files from January 2024 to July 2026 show 29 permit records on Dundee Lane, 12 of them mechanical, mostly air-conditioning replacements, five standby generators and no reroof (Collier County monthly building permit reports). A home that has already replaced its air conditioning, with the permit closed, answers the first question a buyer asks about a 2016 to 2019 house.
Dundee’s four 2023 MLS closings had a median of $531.50 per square foot of living area and its five 2024 closings $532.33; its three 2026 closings had a median of $483.30. A 2023 or 2024 comparable used without a time adjustment would overprice most Dundee homes today. We adjust older sales for time using Dundee’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 no active Dundee listing and 15 active listings across TwinEagles, none of them a Minto home on Dundee Lane. Your buyer will still tour what is listed elsewhere inside the gate, and Lockford, the other all-Minto street, showed no listing either. With nothing on Dundee Lane to compete against, a well-priced Dundee listing meets buyers who have been waiting for the street, and an overpriced one becomes the reason they keep waiting. We position your price against what closed, then against what is listed.
Dundee at TwinEagles home values peaked in 2023 and 2024 and have eased since: the nine MLS closings of those two years ran $1,490,000 to $2,051,000, and the three closings of the last twelve months ran $1,400,000 to $1,900,000. Buyers are negotiating harder, with none of the 11 closings of the last 36 months at or above final list price.
Data updated: September 2026 (Southwest Florida MLS, Dundee Lane, 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 | 3 | three sales, listed below | $1,400,000 to $1,900,000 | $4,790,000 | 42 | 93.18% | 0 of 3 |
24 months | 5 | $1,490,000 | $1,400,000 to $1,900,000 | $7,980,000 | 42 | 93.42% | 0 of 5 |
36 months | 11 | $1,630,000 | $1,400,000 to $2,000,000 | $18,160,000 | 58 | 94.71% | 0 of 11 |
60 months | 18 | $1,549,500 (mean of $1,549,000 and $1,550,000) | $1,150,000 to $2,051,000 | $28,625,000 | 17 (mean of 9 and 25) | 95.84% (mean of 95.45% and 96.23%) | 5 of 18 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Dundee by street, pulled September 24, 2026. None of the 18 was entered after closing, so every sale counts in days on market and sale-to-list. The windows overlap, so read them as a record of what closed, not as a trend line. The 12 and 24-month windows hold fewer than ten sales; the 36-month window is the first that holds ten.
Year (MLS closings) | Closings | Median sold | Median per living sq ft | Median sale-to-list | At or above list |
|---|---|---|---|---|---|
2021 (November and December) | 3 | $1,375,000 | $445.99 | 110.00% | 2 of 3 |
2022 | 2 | $1,395,000 (mean of $1,350,000 and $1,440,000) | $460.36 (mean of the two) | 98.16% (mean of the two) | 1 of 2 |
2023 | 4 | $1,662,500 (mean of $1,575,000 and $1,750,000) | $531.50 (mean of the middle pair) | 97.73% (mean of the middle pair) | 2 of 4 |
2024 | 5 | $1,630,000 | $532.33 | 95.21% | 0 of 5 |
2025 | 1 | $1,700,000 (one sale) | $446.08 | 94.71% | 0 of 1 |
2026 through September 24 | 3 | $1,490,000 | $483.30 | 93.18% | 0 of 3 |
Source: Southwest Florida MLS, pulled September 24, 2026; medians and per-foot figures are our arithmetic from the MLS sold price, final list price and living area. Every year holds five sales or fewer, so read each as a record, not a rate. The pattern is the useful part: bidding over list in late 2021, the highest prices per foot in 2023 and 2024, and a softer 2025 and 2026.
Collier County’s deed file records Minto’s 58 qualified sales of new Dundee homes from January 2016 to October 2020 at a median of $820,000, as compiled on our Dundee neighborhood guide from the recorded deeds. The 11 qualified resales in the 36 months ending September 24, 2026 (newest recorded sale June 30, 2026) had a median of $1,630,000, about 99 percent above the builder median in nominal dollars (our arithmetic). Those are prices before pools, upgrades and inflation, and they describe the street, not your house.
The cleanest price evidence on a one-builder street is the same house selling twice. Four Dundee homes appear twice in the MLS record of the last 60 months, and the county’s deed file adds new-home sales set against their later resales:
Earlier sale | Later sale | Change | Record |
|---|---|---|---|
$1,375,000 (Dec 2021) | $1,490,000 (Jan 2026) | +8.4% | Southwest Florida MLS |
$1,350,000 (May 2022) | $1,630,000 (May 2024) | +20.7% | Southwest Florida MLS |
$1,440,000 (Jun 2022) | $1,549,000 (May 2023) | +7.6% | Southwest Florida MLS |
$1,575,000 (Dec 2023) | $1,490,000 (Dec 2024) | down 5.4% | Southwest Florida MLS |
$655,200 (Dec 2018, new) | $1,735,000 (Apr 2024) | +164.8% | Collier County recorded deeds |
$935,500 (May 2019, new) | $2,051,000 (Mar 2023) | +119.2% | Collier County recorded deeds |
$715,000 (Feb 2020, new) | $1,630,000 (May 2024) | +128.0% | Collier County recorded deeds |
Sources: Southwest Florida MLS, same address, pulled September 24, 2026; Collier County recorded deeds, qualified sales on the same parcel, as compiled on our Dundee neighborhood guide. Percentages are our arithmetic on nominal prices; improvements between the two sales are not recorded. Two rows are the ones to read twice: a house that sold at $1,575,000 in December 2023 resold a year later at $1,490,000, and a house bought at $1,375,000 at the end of 2021 resold in January 2026 for only 8.4 percent more. That is the best single guide to where the band sits now.
On a Minto street, the same living area appears again and again. Two homes of 3,001 square feet, each sold twice, closed at $1,440,000, $1,549,000, $1,575,000 and $1,490,000 between June 2022 and December 2024. Two different homes of 3,811 square feet, the living area Minto published for its two-story Turnberry Grand, closed at $2,051,000 in March 2023 and $1,700,000 in January 2025. Homes of 3,062 square feet closed at $1,350,000 in May 2022 and $1,630,000 in May 2024, the same house both times. Read together, they say the 2023 and 2024 prices were the top of the cycle for most plans.
Over 36 months, the 11 Dundee closings reached a median 94.71 percent of final list price after a median 58 days, and six of the 11 closed below 95 percent of list. The spread matters more than the median. The three 2026 closings took 25, 42 and 186 days, and the slowest closed at 84.85 percent of a $1,650,000 list. Over 60 months, 10 of the 18 Dundee closings went under contract in 30 days or fewer, most of them in 2021 to 2023 when buyers were bidding over list (our arithmetic from the same MLS pull).
No Dundee home was active on September 24, 2026, against three closings in the latest twelve months, so Dundee’s months of supply read zero that day. Across all of TwinEagles the same measure was about 3.6 months against the twelve-month pace. Zero supply does not mean any price will hold: in 2026 one Dundee home sat 186 days and closed about 15 percent under its list, while another closed at 95 percent of list in 42 days. It does mean the next Dundee listing has the street to itself.
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. Prices across the community have held while homes take longer to sell, and Dundee’s own record shows the same.
Your Dundee at TwinEagles comparables are the Southwest Florida MLS closings of the last 60 months, led by the 11 of the last 36 months and the three latest: $1,400,000 in May 2026, $1,900,000 in April and $1,490,000 in January. An appraiser will read the same sales first, adjusted for time, living area, lot, view and condition.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Closed | Sold | Final list | Sale-to-list | Living area (sq ft) | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|---|
May 2026 | $1,400,000 | $1,650,000 | 84.85% | 3,940 | $355.33 | 186 |
Apr 2026 | $1,900,000 | $1,999,900 | 95.00% | 3,860 | $492.23 | 42 |
Jan 2026 | $1,490,000 | $1,599,000 | 93.18% | 3,083 | $483.30 | 25 |
Jan 2025 | $1,700,000 | $1,795,000 | 94.71% | 3,811 | $446.08 | 108 |
Dec 2024 | $1,490,000 | $1,595,000 | 93.42% | 3,001 | $496.50 | 4 |
Jun 2024 | $2,000,000 | $2,199,000 | 90.95% | 4,459 | $448.53 | 58 |
May 2024 | $1,630,000 | $1,685,000 | 96.74% | 3,062 | $532.33 | 64 |
Apr 2024 | $1,735,000 | $1,775,000 | 97.75% | 2,905 | $597.25 | 87 |
Mar 2024 | $1,490,000 | $1,565,000 | 95.21% | 2,759 | $540.05 | 90 |
Dec 2023 | $1,575,000 | $1,650,000 | 95.45% | 3,001 | $524.83 | 9 |
Oct 2023 | $1,750,000 | $1,850,000 | 94.59% | 2,889 | $605.75 | 5 |
May 2023 | $1,549,000 | $1,549,000 | 100.00% | 3,001 | $516.16 | 6 |
Mar 2023 | $2,051,000 | $1,999,999 | 102.55% | 3,811 | $538.18 | 5 |
Jun 2022 | $1,440,000 | $1,495,000 | 96.32% | 3,001 | $479.84 | 51 |
May 2022 | $1,350,000 | $1,350,000 | 100.00% | 3,062 | $440.89 | 1 |
Dec 2021 | $1,550,000 | $1,350,000 | 114.81% | 3,127 | $495.68 | 4 |
Dec 2021 | $1,375,000 | $1,250,000 | 110.00% | 3,083 | $445.99 | 6 |
Nov 2021 | $1,150,000 | $1,195,000 | 96.23% | 3,064 | $375.33 | 8 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Dundee by street, pulled September 24, 2026. Sale-to-list and price per square foot are our arithmetic from the MLS sold price, final list price and living area. The first 11 rows are the 36-month window; eleven is an odd count, so the $1,630,000 median is an observed sale, May 2024.
The newest Dundee closing, a home of 3,940 square feet of living area, closed at $1,400,000 against a $1,650,000 list, 84.85 percent, after 186 days on market, the longest in the five-year record. At $355.33 a foot it is the lowest per-foot figure in Dundee’s five-year MLS record, and it is the clearest warning in Dundee that a list price set from the 2023 and 2024 record does not hold for a large home in 2026.
A 3,860-square-foot home that closed at 95.00 percent of a $1,999,900 list after 42 days, at $492.23 a foot. It is the second-highest Dundee price since 2024 and shows that a large, well-presented home can still reach the top of the band when its list price starts close to the evidence.
A 3,083-square-foot home that went under contract in 25 days at 93.18 percent of list. The same house sold for $1,375,000 in December 2021 at 110 percent of its list, so its owners gained 8.4 percent across four years that included the whole run-up and the whole retreat.
A 3,811-square-foot home, the living area Minto published for its two-story Turnberry Grand, closed at 94.71 percent of list after 108 days, at $446.08 a foot. Set beside the $2,051,000 record for a home of the same living area in March 2023, it measures what the larger plans gave back after the peak.
Five Dundee homes closed in 2024: $1,490,000 in March for 2,759 square feet, $1,735,000 in April for 2,905, $1,630,000 in May for 3,062, $2,000,000 in June for 4,459 and $1,490,000 in December for 3,001. The per-foot figures ran $448.53 to $597.25, and none closed at or above list. The April sale, $597.25 a foot for a 2,905-square-foot home, is the second-highest per-foot price in the five-year MLS record, after $605.75 in October 2023, and it sets the ceiling a small plan can reach with the right lot and finish.
In March 2023 a 3,811-square-foot home closed at $2,051,000, 102.55 percent of its list, after five days, the highest Dundee price on both the MLS and the county record. Three more 2023 sales followed at $1,549,000, $1,750,000 and $1,575,000, the $1,750,000 at $605.75 a foot. Those are real evidence and they are 2023 evidence. Used without a time adjustment they overprice a Dundee home in 2026.
We tracked all 20 qualified Dundee resales in Collier County’s deed record across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), from $1,150,000 to $2,051,000, at a median of $1,537,000, the mean of the two middle sales, $1,525,000 and $1,549,000, and $516.19 per county square foot. The 36-month county window holds the same 11 sales as the MLS, at the same $1,630,000 median. The county’s per-square-foot figures use the roll’s building area, a different measure from MLS living area (the $2,000,000 home carries 2,993 square feet on the roll and 4,459 on the MLS), so we never set the two against each other.
Dundee vs Lockford is the comparison a buyer of a Minto home at TwinEagles makes. Dundee’s 18 MLS closings over 60 months ran $1,150,000 to $2,051,000 at a $1,549,500 median; Lockford’s six ran $1,070,000 to $1,590,000, too few for a median. Dundee offers newer homes and larger lots at the quiet north end; Lockford, a street nearer the clubhouse.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; TwinEagles HOA approved 2024 budget; FEMA NFHL)
Lockford and Dundee are TwinEagles’ two all-Minto neighborhoods, built from the same plan family a few years apart: Minto was closing out Lockford as it opened Dundee in 2015 (Minto news release). Both have their own quarterly neighborhood association, both need three estoppels at a sale, and both pay the same club initiation for the same deeded category. The full picture of the rival neighborhood is on our Lockford at TwinEagles guide.
Measure | Dundee at TwinEagles | Lockford at TwinEagles |
|---|---|---|
Homes | 61, on Dundee Lane | 41, on Lockford Lane |
Builder | Minto, every home | Minto, every home |
Built (county roll) | 2016 to 2019 | 2012 to 2018, median 2015 |
Homesite (developer’s marketed figure) | 62 by 135 feet; county parcel map about 8,400 to 17,300 sq ft | 60 to 62 feet wide |
Setting | cul-de-sac at the north end, lakes at the corners, preserve north and west | one street along the Eagle course |
Clubhouse by road | 1.4 miles | 0.85 to 1.02 miles |
Gate by road | 3.2 miles | 2.65 to 2.83 miles |
MLS closings, 60 months | 18 | 6 |
MLS price range, 60 months | $1,150,000 to $2,051,000 | $1,070,000 to $1,590,000 |
MLS median, 60 months | $1,549,500 (mean of $1,549,000 and $1,550,000) | too few sales for a median; all six listed below |
MLS closings, last 12 months | 3, from $1,400,000 to $1,900,000 | 2, at $1,225,000 and $1,070,000 |
Median days on market, 60 months | 17 (mean of 9 and 25) | 40 (mean of 30 and 50), on six sales |
Closed at or above final list, 60 months | 5 of 18 | 0 of 6 |
Median sold per living sq ft, 60 months | $493.96 (mean of $492.23 and $495.68) | $464.77, the midpoint of $447.62 and $481.93 (n=6) |
Qualified county resales, 60 months | 20, median $1,537,000, $516.19 per county sq ft | 6, median $1,390,000, $468.24 per county sq ft |
Active on September 24, 2026 | none | none |
2024 master association assessment | $3,646.26 | $3,645.49 |
Neighborhood association | Dundee at TwinEagles HOA, quarterly; lawns, sod and irrigation on every lot | Lockford at TwinEagles HOA, quarterly |
Irrigation water | billed by the Dundee association as an operating expense | a separate utility bill |
community mailbox units | individual mailboxes | |
Flood, effective map | 62 parcel centers: 60 Zone AH, 2 Zone X | a patchwork of Zone X, shaded X and Zone AH street points |
FEMA letter | one LOMR-F, December 24, 2015, covering a portion of Lots 1 through 61 | a LOMR-F of July 9, 2013 covering the 41 Lockford lots |
Homestead share, 2026 roll | 72% | 63% |
Sources: Southwest Florida MLS, TwinEagles development, allocated by street, pulled September 24, 2026; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer. Parcel-center and street-point counts describe points on the map, never any single house. County per-square-foot figures use the roll’s building area and compare only with each other.
Lockford’s six MLS closings over 60 months, every one: $1,225,000 (April 2026), $1,070,000 (January 2026), $1,380,000 (August 2025), $1,400,000 (March 2025), $1,590,000 (June 2024) and $1,500,000 (April 2024). None closed at or above its final list price.
The cleanest Dundee vs Lockford comparison is one living area on both streets. On the MLS, a Dundee home of 2,905 square feet closed at $1,735,000 in April 2024; Lockford homes of the same 2,905 square feet closed at $1,590,000 in June 2024, $1,400,000 in March 2025 and $1,070,000 in January 2026. Seven weeks apart in 2024, the Dundee home sold for $145,000 more than the Lockford home (our arithmetic). On that evidence the same living area has carried a Dundee premium, consistent with the newer house and the larger lot.
A buyer should choose Dundee for a newer Minto home on a larger lot at the private north end, with lakes and preserve around it, a lawn crew and irrigation water paid through the association, and a deeper resale record to price from. A buyer should choose Lockford to be closer to the clubhouse on a golf-course street, with individual mailboxes and, on recent sales, a lower entry price for the same plans: Lockford’s two latest closings were $1,225,000 and $1,070,000.
Your buyer may well tour Lockford, and in the last twelve months Lockford closed two homes at $1,070,000 and $1,225,000. That does not pull a Dundee price down by association. It frames it: a Dundee home priced inside its own recent band, with its FEMA letter, elevation certificate, club category and systems documented, is the newer home on the bigger lot for a clear reason. A Dundee home priced as if 2023 were still the market asks a buyer to pay a peak price while Lockford offers the same plans for less.
The club category changes what your Dundee 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 Dundee’s price series: the late-2021 Dundee buyers who bid over list faced a $30,000 Golf initiation, while a 2026 Golf buyer pays $150,000 on top of the house.
The 2015 launch release said “A golf membership is included with the purchase of every new home at TwinEagles” (Naples Daily News archive, April 27, 2015). That described Minto’s new-home sales while the developer controlled the club. It does not describe a resale today: the club’s current membership page puts the initiation fee on the buyer, and a Dundee listing that still says golf comes free is repeating a builder-era sales line that a buyer’s agent will correct in the offer.
On top of the house, a Dundee buyer’s one-time club and association cost is $154,100 for a Golf-deeded home, $64,100 for Sports and $49,100 for Social, counting the $3,500 transfer fee, the Dundee $500 Resale Fund Contribution and the $100 new-owner application (our arithmetic). The $150,000 Golf initiation is about 9 percent of Dundee’s 36-month median of $1,630,000, a larger share than in Hedgestone, where it is about 7 percent of the 60-month median, and a smaller one than in the TwinEagles neighborhoods that trade under $1 million. It is real money beside your price, and the buyer’s agent will add it before writing an offer.
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). Dundee sits 1.4 miles by road from the clubhouse, with a fairway between the southern arms of the street. A Golf-deeded Dundee home can be marketed to any golfer, who plays immediately. A Sports or Social home is best marketed to a buyer who wants the gate, the clubhouse and the lower entry cost, and pricing it against Golf-deeded comparables is one of the most common reasons a listing sits. No public document lists the category for each Dundee 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. The Dundee resale contribution carries a parallel list of exemptions, including a Dundee owner buying a second Dundee home. For a Dundee owner moving within TwinEagles, or passing a home to family, those clauses can be worth six figures, and a valuation of the home you are selling should sit beside the cost of the one you are buying.
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.
A Dundee at TwinEagles buyer prices in a stack of costs on top of your price: the club initiation and $3,500 transfer fee, the Dundee $500 resale contribution, annual club dues and the Phase One assessment, the master association assessment of $3,646.26 in 2024, the quarterly Dundee assessment and county taxes. Dundee has no CDD and no separate irrigation bill.
Data updated: September 2026 (club, HOA, Dundee 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: $3,646.26 per Dundee home ($2,986.26 operating, $660.00 reserve); 2025 and 2026 amounts not public | Annual, due January 1 | |
Dundee neighborhood assessment | Dundee at TwinEagles Homeowners Association | Not published; covers lawn, sod, irrigation, irrigation water and entry landscaping | Quarterly, due January, April, July and October 1 | |
Dundee Resale Fund Contribution | Dundee at TwinEagles Homeowners Association | $500 | One time, buyer, at closing | |
Dundee new-owner application | MAY Management Services, for the Dundee association | $100 | One time, within ten days of closing | |
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 Dundee budget and the 2025 and 2026 master budgets sit behind owner logins; the three estoppels for a specific home state the current figures. Dundee’s 2024 master assessment rose 7.0 percent from $3,408.10 in 2023.
Dundee has its own association, so a Dundee sale needs three estoppel certificates: the club’s, the master association’s through FirstService Residential, and the Dundee association’s through MAY Management Services. Dundee Lane is one of the eight TwinEagles streets on the club’s list that need the neighborhood estoppel as well as the other two (club estoppel requirements by street). For the master and Dundee 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 Dundee estoppel is the only place the quarterly amount appears.
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 Dundee home, and 44 of the 61 carried a homestead exemption on the 2026 preliminary roll, can carry a bill far below what a new owner will pay. At the 2025 rate of 12.2558 mills, taxable value equal to Dundee’s $1,630,000 36-month median would produce about $19,977 a year before any exemption the buyer qualifies for (our arithmetic, an illustration, not a tax estimate). 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 Dundee 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 Dundee 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 $11,410 on a $1,630,000 sale (our arithmetic). We put a net sheet beside every valuation we write.
A Dundee at TwinEagles seller owes the buyer the Florida homeowners association disclosure summary before the contract is signed, because section 720.401 of the Florida Statutes places that duty on the parcel owner in a resale. Every Dundee home is a single-family parcel under two homeowners’ associations, the master and Dundee’s own, and every sale adds the club’s approval and three estoppels.
Data updated: September 2026 (Florida Statutes as linked; Dundee declaration and 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. Dundee has no condominium, so the Chapter 718 fork that applies to Covent Garden elsewhere in TwinEagles does not reach a Dundee seller. This is general information, not legal advice; confirm the package with your closing agent or attorney.
The Dundee declaration and its 2020 amendment, together with the club’s recorded 2010 Golf and Sports Declaration of Recreational Covenant, split the sale obligations clearly (Dundee declaration; 2020 amendment; Golf and Sports covenant). The membership transfers with the title, subject to the club’s approval of the purchaser; 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, pays the Dundee $500 Resale Fund Contribution at closing and files the Dundee new-owner application within ten days. The seller owes the disclosure summary, clean accounts with all three bodies and the three estoppels. We have not verified whether the Dundee declaration restates the section 720.401 duty in its own words, so we make no claim that it does.
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 Dundee seller with a clean claims history, an elevation certificate and a copy of FEMA’s 2015 fill letter should lead with all three, because the published map still reads Zone AH.
The Dundee declaration bars any sign, advertisement or notice of any type, including on a vehicle, unless the association approves it in writing (section 8.1.10), and TwinEagles admits open-house visitors only on weekends, only to addresses on the weekly open-house list, with private showings by appointment through a buyer’s agent (TwinEagles Quick Guide for Realtors). A Dundee listing has to reach buyers before they reach the gate, which is why the valuation, the photographs of the view and the document file matter more here than a yard sign ever could.
The FEMA letter changes a Dundee at TwinEagles price because the published map still shows the street as Zone AH, while FEMA’s December 24, 2015 Letter of Map Revision based on Fill removed a portion of Lots 1 through 61 to shaded Zone X. A buyer’s lender and insurer respond to whichever document the listing file puts in front of them.
Data updated: September 2026 (FEMA NFHL and letters of map change layer, queried 24 Sep 2026; FEMA determination document; Collier County elevation certificates; Citizens)
Dundee has one FEMA letter, not 61: a Letter of Map Revision based on Fill dated December 24, 2015 that covers a portion of Lots 1 through 61 (FEMA determination document). It describes five surveyed parcels, removes each from the Special Flood Hazard Area to shaded Zone X at a lowest lot elevation of 16.1 feet, and names ponding and overland flow as the flooding source. It also says that “portions of this property … may remain in the Special Flood Hazard Area,” so rear yards and lake edges outside the surveyed parcels can still be regulated as flood zone. No other letter on FEMA’s database names a Dundee lot (FEMA letters of map change layer).
Because the letter was never incorporated into a map revision, FEMA’s effective panel, dated May 16, 2012, and the preliminary 2025 map both still show Dundee as Zone AH. Our Dundee neighborhood guide point-checked the center of all 62 Dundee Lane parcels, including the road tract, on both maps: 60 read Zone AH and 2 read Zone X (FEMA National Flood Hazard Layer). Parcel centers are positions on a map, not house pads, so we never quote any one home’s zone from a map. An automated lookup will say AH; the letter, applied by the lender’s flood-zone vendor, is what corrects it.
Collier County indexes ten FEMA elevation certificates on Dundee Lane, all from 2015 and 2016 permits (Collier County elevation certificates layer). On the five whose key fields are legible, the top of the bottom floor sits at 17.5 to 18.4 feet, about 1.4 to 2.3 feet above the 16.1-foot figure in FEMA’s letter. A certificate for your own home, showing your floor above that figure, is one of the strongest pages a Dundee listing file can carry, and where the county has not indexed one, a licensed surveyor can prepare a new one before you list.
The letter’s own words are that the removed portions are “not located in the SFHA” and “therefore, the Federal mandatory flood insurance requirement does not apply.” FEMA’s guidance says the same, and adds that “the mortgage lender retains the prerogative to require flood insurance” (FEMA, LOMA and LOMR-F). So the letter removes the federal mandate for a house on the removed portion of its lot, but not every lender’s own requirement. Two Dundee homes of the same plan can carry different monthly costs for a buyer because one seller put the letter and the certificate in the file and the other did not, and a buyer’s budget is monthly.
Collier County opened the appeal period on its proposed new flood maps in August 2026 and targets summer 2027 for them to take effect, per its August 2026 release. Existing letters are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance), and FEMA has not yet published the outcome for Dundee’s letter. Citizens requires flood insurance on every wind-covered personal residential policy from January 1, 2027 (Citizens flood requirement), and unincorporated Collier County holds Community Rating System Class 5, worth a 25 percent discount on eligible NFIP premiums (FEMA CRS list, April 1, 2026). A seller listing before the new map takes effect sells under the letter as it stands today; a seller listing after it should check FEMA’s revalidation letter for the county first.
What adds or subtracts value in Dundee at TwinEagles is the lot and the paperwork, because one builder built every house from one plan family: the view behind the lanai, the lot’s size, the pool, the finishes, the air-conditioning and roof records, the club category, the FEMA letter and elevation certificate, and approvals on file for any exterior change.
Data updated: September 2026 (Collier County monthly permit files, January 2024 to July 2026; Dundee declaration; Grand Arbors Design Review Guidelines; FEMA; club documents)
Changes the buyer pool and usually the price. Lakes wrap three sides of the Dundee loop, a golf fairway runs between its southern arms, and preserve land lies to the north and west, including tracts Collier County’s Conservation Collier program has bought for its Red Maple Swamp Preserve. Much of that land is county preserve, but it is a patchwork of acquired tracts inside an Estates-zoned subdivision, so a north-row owner should show the county map of the tracts behind the home rather than promise a view forever.
Adds value. The smallest Dundee lots, about 8,400 square feet, match the marketed 62-by-135-foot rectangle; the pie-shaped lots where Dundee Lane curves and ends reach about 17,300 square feet. Listing sheets rarely give lot size, so we measure the lot from the county parcel map and show the survey, because a wider back yard behind the same plan is the kind of difference a buyer pays for.
Adds value when documented. The county’s permit files from January 2024 to July 2026 show 12 mechanical permits on Dundee Lane, most of them air-conditioning replacements, and five homes adding whole-house standby generators with separate electrical and gas permits. A replaced system with a closed permit answers the question every buyer asks about a 2016 to 2019 house, and a generator with its approvals is the most common upgrade on the street.
Protects value. No Dundee roof appears as replaced on the county’s 2024 to 2026 permit files, and a roof from 2016 to 2019 is still young. Under section 627.7011(5), Florida Statutes, an insurer may not refuse to write or renew solely because a roof is less than 15 years old, which covers every Dundee roof today. A roof inspection and a wind mitigation report on the state’s form turn that age into a number the buyer’s insurer can credit (section 627.0629, Florida Statutes).
Adds value. The permit files show two shutter, door and window permits on Dundee Lane since January 2024, the largest at $12,319.83. Every Dundee home was permitted under the 2014 or 2017 code edition in the wind-borne debris region, and the declaration sets when approved shutters may go up and come down (section 8.1.29), so documented impact protection is a real advantage for a seasonal owner.
Adds value, and it is the largest difference a buyer sees between two homes of the same plan. Minto marketed “12-foot ceilings, granite countertops and 18-inch ceramic tile” as base features at TwinEagles (Minto news release), and in 2017 it built “Custom Choice” homes to the drywall stage so buyers could pick their own finishes (Florida Weekly, December 21, 2017). A home updated beyond the builder package separates itself from the last sale of the same plan.
Adds or subtracts. The 2023 federal aerial shows screened lanais and pools behind many Dundee homes, so a buyer compares yours with the pool behind the last sale. A pool, cage or outdoor kitchen needs master architectural approval and a county permit, and both belong in the file; nothing may be built into a lake maintenance easement or onto a lake bank.
Adds or subtracts relative to the comparable set. A Golf-deeded Dundee home reaches the whole golfing buyer pool; a Sports or Social home reaches a smaller one and is priced against the homes that buyer will tour. The category is on the club estoppel, and it goes at the top of the listing, never in the remarks.
Protects value. Every exterior change needs approval from the master association’s Architectural Review Committee, which meets twice a month and has up to 30 days to decide, and in Dundee a landscape change that adds maintenance is billed to the owner under the 2020 amendment (TwinEagles HOA architectural review). A buyer’s attorney will compare the house to the permit file. Missing approvals become a closing problem.
Whether to sell, hold or lease a Dundee at TwinEagles home depends on your basis, your carrying costs and the band Dundee has traded in since 2024. The Dundee declaration caps leasing at three leases a year of at least 30 days each, and club dues, the Phase One assessment and both association assessments continue whichever you choose.
Data updated: September 2026 (Dundee declaration; HOA Use Restrictions 2024; club documents; Southwest Florida MLS; Collier County recorded deeds)
No Dundee home was listed on September 24, 2026, and the three closings of the last twelve months set a clear band, $1,400,000 to $1,900,000, so a well-documented Dundee home priced inside it has the street to itself. On the county’s own record, homes Minto sold new from 2018 to 2020 resold in 2023 and 2024 for 119 to 165 percent more, and Minto’s builder median of $820,000 sits far below today’s band.
The house that sold at $1,575,000 in December 2023 resold a year later at $1,490,000, and the one bought at $1,375,000 at the end of 2021 resold in January 2026 for 8.4 percent more, so waiting has not added much lately. 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.
“No Dwelling Unit shall be leased for a term of less than thirty (30) consecutive days and no Dwelling Unit may be leased more than three (3) times in any calendar year,” and a copy of the lease must reach the association before it begins (Dundee declaration, section 8.1.4). Tenants also pass the master association’s screening under its 2024 Use Restrictions. A seasonal lease to one household is the realistic model, and the association’s lawn service makes a Dundee home easier to leave empty between seasons. We publish no Dundee 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 12 of Dundee’s 18 did (our arithmetic from the MLS pull). Readiness still matters more than the month. A Dundee home that goes to market in late fall with the FEMA letter, the elevation certificate, the three estoppels and the system records already in the file meets the season’s buyers on day one.
A free in-person comparative market analysis on Dundee 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 Dundee’s own MLS closings and adjusted for plan, lot, view, pool, systems and flood paperwork. Call Jesse at (239) 898-6072.
A photo cannot show the width of a pie-shaped lot, the view from the lanai, the condition of a cage, the quality of a renovation or the age of the air conditioning. A walkthrough can, and on a street where one builder built every house, 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 Dundee, elsewhere in TwinEagles or anywhere in Naples, read our Dundee buyer guide or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. We run both sides of that math in one conversation.
McGreevy and Comisar are a top-reviewed listing team on Google, and Dundee 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 and no star-rating widget. 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
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” 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
These are the valuation questions Dundee at TwinEagles owners ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds, the Dundee 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 Dundee association documents as linked)
Most likely somewhere inside the band Dundee’s recent MLS closings set: $1,400,000 to $2,000,000 across the 11 closings of the last 36 months, at a $1,630,000 median, with the plan, lot, view, pool, systems, club category and flood paperwork deciding where. Request a written valuation for your address or call Jesse McGreevy at (239) 898-6072.
From Dundee’s own MLS closings and recorded resales, grouped by living area, then adjusted for the lot and view, the club category, the Phase One balance, the lawn service your buyer inherits, the FEMA letter and elevation certificate, the air-conditioning and roof records and time since the 2023 and 2024 peak, then tested against what is listed in TwinEagles today.
$1,400,000 in May 2026, $1,900,000 in April 2026 and $1,490,000 in January 2026, all Southwest Florida MLS closings. Before those, $1,700,000 in January 2025 and $1,490,000 in December 2024.
$1,630,000 across the 11 MLS closings of the 36 months to September 24, 2026, an observed sale because eleven is an odd count. Collier County’s deed file holds the same 11 resales at the same median; over 60 months the MLS median is $1,549,500 on 18 closings and the county median $1,537,000 on 20 resales.
$2,051,000, in March 2023, for a home of 3,811 square feet of living area, the highest in both the MLS and the county record for the 60-month window.
A median of $496.50 per square foot of MLS living area across the 11 Dundee closings of the last 36 months. The three 2026 closings ran $355.33 to $492.23, and larger homes carry a lower figure per foot.
Three or four in a typical year. The MLS shows 18 closings in 60 months and three in the latest twelve months, and Collier County’s deeds show 20 qualified resales in 60 months; by calendar year the county record runs from one qualified resale in 2025 to seven in 2021.
They are below the 2023 and 2024 peak. The median per square foot of living area was $531.50 on the four 2023 MLS closings and $532.33 on the five 2024 closings, against $483.30 on the three 2026 closings, and one house that sold for $1,575,000 in December 2023 resold for $1,490,000 a year later.
A median of 58 days on market across the 11 MLS closings of the last 36 months, but the three latest took 25, 42 and 186 days. Price against the recent band decides which end a home lands on.
A median of 94.71 percent of final list price over 36 months and 93.18 percent over the last twelve months, when none of the three closings reached list. Over 60 months, 5 of 18 closed at or above list, all of them in 2021 to 2023.
Because a model has three or four Dundee sales a year to work from, often mixes in TwinEagles sales under an inconsistent MLS label, cannot see the club category, reads the flood map instead of the FEMA letter, and cannot see the lot, view, pool, finishes or system ages.
No. The county’s just value is a mass-appraisal figure for taxation, and your assessed value resets for your buyer at a change of ownership. We never use it as a price.
Yes. With no Dundee listing on September 24, 2026, your buyer’s comparison is the closed record and the other TwinEagles listings, not a neighbor’s asking price. A home priced inside the recent band has the street to itself.
Lockford is the other all-Minto street, with six MLS closings over 60 months from $1,070,000 to $1,590,000. A Dundee home of 2,905 square feet closed $145,000 above a Lockford home of the same size in 2024, so Lockford frames a Dundee price; it does not set it.
Buyers treat the category as a major price factor because Golf is capped at 614 memberships and costs $150,000 to join against $60,000 for Sports and $45,000 for Social. No public record tags sales by category, so we price it from the estoppel and current demand.
The buyer, at closing, under the club’s Initiation Fee Policy, along with a $3,500 transfer fee under the 2024 Membership Agreement. None of it reaches the seller.
None of the club’s public documents describes a refund on resale; the only refund the Membership Agreement names is of a rejected applicant’s transfer fee. The club’s Membership Plan and bylaws are not posted publicly.
The buyer takes over the remaining monthly payments. As an illustration at the fiscal 2022 Golf rate of $244 a month, the 71 payments left after September 2026 come to $17,324; your club estoppel states the actual balance.
The buyer, at closing, under section 6.9 of the Dundee declaration as amended in 2020, with exemptions for family, estate-planning and foreclosure transfers and for a Dundee owner buying another Dundee home.
Three: the club’s, the master association’s and the Dundee association’s. The association estoppels are capped at $299 each for a current account, plus $119 expedited, plus up to $179 if delinquent, under the state’s current schedule.
The last public master figure is the 2024 assessment of $3,646.26 a year per Dundee home, due January 1. The Dundee association bills quarterly and covers the lawn, sod, irrigation and irrigation water on every lot; its amount is not public and appears on the Dundee estoppel.
No. The only non-ad-valorem line on the 2025 TwinEagles tax bills reviewed is the $261.91 county garbage assessment, and the state’s official list of special districts names no TwinEagles district.
Usually higher. As an illustration, taxable value equal to the $1,630,000 median at the 2025 rate of 12.2558 mills is about $19,977 a year, before any exemption the buyer qualifies for.
It can if the buyer’s lender relies on the map. FEMA’s 2015 fill letter removed a portion of Lots 1 through 61 to shaded Zone X, so the federal flood insurance mandate does not apply to a house on a removed portion; put the letter and your elevation certificate in the file from day one.
No. Dundee has one FEMA letter, not 61: a Letter of Map Revision based on Fill dated December 24, 2015 that covers a portion of Lots 1 through 61, in five surveyed parcels.
Possibly later. The preliminary map still shows Dundee as Zone AH, and FEMA will say whether the 2015 letter is revalidated when the new map takes effect, expected in summer 2027.
Usually not. No Dundee roof appears as replaced on the county’s 2024 to 2026 permit files, and a roof from 2016 to 2019 is still young. Get a roof inspection and a wind mitigation report so your buyer’s insurer can quote quickly.
Service it and document its age; replace it if an inspection says it is failing. Twelve mechanical permits on Dundee Lane since January 2024 show the street’s first replacement cycle has begun, and a closed permit answers the buyer’s first question.
Usually not a full renovation. Every exterior change needs master architectural approval and often a county permit that can outlast your listing window, and many Dundee buyers plan their own finishes. Fix what an inspector will flag, document the systems and price the rest.
Until the market moves or a new sale closes. On a street with three or four sales a year, each new closing can shift the band, so we refresh a valuation whenever one closes or you decide to list.
Yes, from the recorded sales and the facts you give us, and many owners start that way. A walkthrough usually sharpens the number because it shows the lot, view, finishes and systems.
Yes. There is no cost and no obligation to list, and your request goes to Jesse McGreevy and Marc Comisar only.
A valuation is our opinion of the price your home would sell for, built from recorded sales; an appraisal is a licensed appraiser’s opinion for a lender. On a thin street they usually draw on the same handful of sales.
Only with the Dundee association’s written approval. Section 8.1.10 of the declaration bars signs of any type unless the association approves them in writing, which is why a Dundee listing leans on its valuation, photographs and document file.
Yes. A member who moves to your home in the same or a lower category and occupies it pays no new initiation under the club’s policy, and a Dundee owner buying a second Dundee home is exempt from the $500 resale contribution, which can make a TwinEagles buyer the strongest buyer for your home.
Someone who prices from Dundee’s own sales and reads the club estoppel, the FEMA letter, the elevation certificate and the permit file before the buyer’s lender does. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
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 Dundee 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 Dundee association and its recorded documents
The club and the master association
Market data and county records
Florida statutes and state agencies
Flood, storms and insurance
History, the builder and the developer record
Our own assets
Every row below links the authority that publishes the document, so a Dundee 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 Dundee owner about value | Official authority |
|---|---|---|
Dundee declaration | The leasing cap, the sign rule and the quarterly assessment your buyer inherits | |
2020 amendment to the Dundee declaration | The $500 Resale Fund Contribution and the lawn and irrigation service | |
Approved 2024 HOA Budget | The $3,646.26 Dundee 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 Dundee 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 | |
Letter of Map Amendment and LOMR-F guidance | What the 2015 fill 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 Dundee 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 Dundee association’s budget and estoppel, which states the quarterly assessment, from MAY Management Services. The FEMA letter itself is listed in the Sources above.
Your Dundee at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar personally, Top 1% Real Estate Agents Nationally Since 2008, built on Dundee’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 Dundee 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 in Dundee, Lockford, Kinross, Lake Estates or anywhere else inside the TwinEagles gate, 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.