Fenhurst at TwinEagles, North Naples Florida
Fenhurst's 57 Lennar homes repeat four plans, so the sales of your own plan matter more than any online estimate. McGreevy and Comisar value your home from Fenhurst's 10 MLS closings of the last 36 months, adjusted for plan, view, club category and roof. Free and in writing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Fenhurst at TwinEagles home in North Naples is most likely worth something inside the band its recent sales set: 10 Southwest Florida MLS closings from $767,500 to $959,900 in the 36 months to September 24, 2026, at an $872,500 median. The Lennar plan, the view, the club category, the roof and the systems decide where yours falls.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, Fenhurst Way, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
This valuation guide sits beside our complete Fenhurst at TwinEagles neighborhood guide, which covers the plats, the landscaping assessment, the Grand Arbors design rules, the schools and the flood file in full. Here the question is narrower: what your home on Fenhurst Way would sell for, and how we get to that number. Fenhurst is 57 Lennar pool homes on one curving street in the northern half of TwinEagles, the gated club community on Immokalee Road, and only one Fenhurst home closed through the MLS in the last twelve months. So the answer comes from Fenhurst’s own three-year record, not from a TwinEagles average that mixes carriage-home condominiums with estates on the Talon. 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. Fenhurst has 23 MLS closings in five years, and on a street where one builder built every house from four plans, the spread over the last three years still runs $192,400 from the lowest sale to the highest (our arithmetic). You deserve to see each sale, with its date, living area, list price, days on market and price per square foot, 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 Fenhurst 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 Fenhurst sales that fit your home, adjusted for your Lennar plan, view, club category, roof and systems, 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 Lennar plan name if you know it (Victoria, Nina, Isabella or Sophia), the club category deeded to the home (Golf, Sports or Social), what sits behind your lanai (lake, fairway or preserve), the age of your roof, air-conditioning system and pool equipment with any replacement permits, any impact windows or shutters you added, and your elevation certificate. Those facts move a Fenhurst value more than anything else, and none of them is visible to an online model.
Jesse reviews your home against the 10 Fenhurst MLS closings of the last 36 months and the 23 of the last 60, the 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.
Fenhurst’s last MLS closing was $840,000 in December 2025, no Fenhurst home closed through the MLS in 2026 through September 24, and two Fenhurst homes were listed that day, so the next well-evidenced sale 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 Fenhurst at TwinEagles. Buying instead? See our Fenhurst buyer guide, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
The key facts behind a Fenhurst at TwinEagles home value are few and recorded: 57 Lennar pool homes on one street, built 2012 to 2016, a deeded club membership on every home, 10 MLS closings in 36 months at an $872,500 median, two estoppels at a sale, no community development district and a street mapped partly in Zone AH.
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 Fenhurst at TwinEagles valuation beats an online automated estimate because a model needs frequent, similar sales, and Fenhurst recorded one MLS closing in the last twelve months. A model also cannot see the deeded club category, the elevation certificate behind a Zone AH map reading, the view behind the lanai, or the age of the roof and air conditioning.
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. Fenhurst recorded one MLS closing in the twelve months to September 24, 2026, and Collier County’s deed file shows one qualified resale in the twelve months ending September 24, 2026 (newest recorded sale June 30, 2026). With so little fresh Fenhurst 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 eight Kinross closings next door, which ran $650,000 to $840,000. Neither is your street.
The Southwest Florida MLS carries every TwinEagles closing under one development name, and its subdivision field is inconsistent: every one of the 23 Fenhurst closings of the last five years reads simply “Twin Eagles” rather than Fenhurst. So we assign every sale to its neighborhood by street, the way the master association maps streets to neighborhoods. Fenhurst Way is Fenhurst, and nothing else is. A model that skips that step can price your home against a Covent Garden carriage home or an Estates home on the Talon.
Lennar built every house on the street from four plans, so a model may treat Fenhurst as a single product. The record says otherwise. Thirteen Fenhurst closings in 60 months reported the same 2,249 square feet of MLS living area, and they ran from $700,000 to $959,900. In 2025 alone, five homes of that size closed at $959,900, $890,000, $785,000, $767,500 and $840,000, a $192,400 spread in eleven months (our arithmetic). The view, the finishes, the systems and the club category 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 $90,000 higher than a Sports buyer’s and $105,000 higher than a Social buyer’s (our arithmetic). On an $872,500 home, that difference is the size of a price reduction. Lennar’s 2013 new-home advertising, from the developer era, paired golf with a new home, but the category is set home by home, 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 effective map puts parts of Fenhurst Way in Zone AH, an area of shallow flooding, with a base flood elevation of 16 feet. An automated flood lookup that reads only the map treats a Fenhurst home as high-risk. The county-filed elevation certificates we could read put Fenhurst first floors at 17.6 to 18.7 feet, 1.6 to 2.7 feet above that figure, and two Fenhurst Way lots carry FEMA letters. A model that prices flood risk from the map picture cannot see the certificate that changes the buyer’s premium.
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 Fenhurst home in the right broad range, somewhere in the $800,000s. What it cannot do is tell you where inside a $192,400 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 Fenhurst at TwinEagles home in ten steps: the MLS closings and recorded resales, the Lennar plan and living area, the view behind the lanai, the deeded club category, the Phase One balance, the landscaping assessment, the flood paperwork, the roof and systems, a time adjustment from the 2024 and early 2025 highs, and the live 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 Fenhurst 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 1 and 6). We lay Collier County’s recorded, qualified resales beside them as an independent check. Over the 36 months ending September 24, 2026 (newest recorded sale June 30, 2026), the county records 11 qualified Fenhurst resales at a median of $875,000, including a $925,000 sale recorded in May 2024 that does not appear in the MLS pull. We read each record on its own denominator and never mix them.
Lennar’s 2013 releases name four plans for Fenhurst, the Victoria, Nina, Isabella and Sophia, from two bedrooms plus a den to four bedrooms, and advertised them at about 1,650 to 2,250 square feet under air (developer news archive, 2013). In the MLS, the living areas cluster just as a four-plan street should: 13 of the 23 closings of the last 60 months reported 2,249 square feet and 7 reported 1,901. Buyers compare plan with plan, so we group sales by living area first, and we never set the county’s larger building-area figure against an MLS living-area figure.
On the February 2023 federal aerial, the homes on the north side of Fenhurst Way back onto a lake and a golf hole, the homes on the south side back onto a long lake with a fairway beyond, and the homes around the cul-de-sac back onto preserve woods, as described on our Fenhurst neighborhood guide. On a 53-foot homesite the yard is mostly lanai and pool, so what sits behind the cage carries more of the price than side yards do. No public dataset tags Fenhurst sales by view, so we apply no rule-of-thumb premium; we price the view from the specific resales that had one.
The club states that each residence is deeded a membership, so owning a TwinEagles home requires membership in the Golf, Sports or Social category (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 Golf is capped at 614 memberships across 717 homes and homesites, some TwinEagles homes are deeded Sports or Social, and the category is set home by home. 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 takes over the 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.
Fenhurst has no neighborhood association, and its shared landscaping is run as a separate assessment inside the master association. The association’s own page says owners in the seven neighborhoods with their own associations receive a separate assessment, “and the same holds true for Fenhurst and Kinross” (TwinEagles HOA), and its February 2024 newsletter routes “Landscape or irrigation on Fenhurst or Kinross” to the owners’ representative on the TwinEagles HOA board (February 2024 newsletter). A seasonal buyer values a yard the owner does not have to arrange, and we say so in the listing, while being plain that the amount is not public and comes from the master association’s estoppel.
Collier County indexes 54 elevation certificates on Fenhurst Way, most dated 2013 and 2014 when Lennar was finishing the homes (Collier County elevation certificates layer). On the 16 where the top of the bottom floor is legible, the floor sits between 17.6 and 18.7 feet, median 17.8, against a base flood elevation of 16 feet. A home with its certificate in the file presents very differently to a lender and an insurer than one that relies on the map. The zone for any one home comes from its own paperwork, never from a street map.
Every Fenhurst 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 27 permits on Fenhurst Way: 12 mechanical, 11 of them air-conditioning replacements, 8 screen enclosures, 3 shutter, door, window or storm-protection jobs, and no re-roof (Collier County monthly building permit reports). Most Fenhurst homes still carry their original concrete tile roofs, now 10 to 14 years old, so a roof inspection report and a replaced air conditioner with a closed permit answer the first two questions a buyer asks.
Fenhurst’s five 2025 MLS closings had a median of $373.50 per square foot of living area and a median sale-to-list ratio of 93.03 percent, against $412.41 and 98.55 percent in 2022 and $408.72 and 96.77 percent in 2024. The highest sale of the last three years, $959,900, closed in January 2025; the four that followed ran $767,500 to $890,000. A 2024 comparable used without a time adjustment would overprice most Fenhurst homes today. We adjust older sales for time using Fenhurst’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 two active Fenhurst listings, a four-bedroom home of 2,249 square feet asking $774,000 after 157 days and a two-bedroom-plus-den home of 1,901 square feet asking $675,000 after 13 days, and two Kinross listings next door, at $1,100,000 and $775,000. Your buyer will tour all of them. The $675,000 ask sits below every Fenhurst closing of the last five years and the $774,000 ask had waited 157 days, which is a market-condition signal, not a price: asking prices are what owners hope for, and closings are what buyers paid. We position your price against what closed, then against what is listed.
Fenhurst at TwinEagles home values climbed through 2022, held through 2024 and have eased since early 2025: the four MLS closings of 2024 had an $872,500 median, the five of 2025 an $840,000 median, and no Fenhurst home closed through the MLS in 2026 through September 24. None of the last nine marketed closings reached list.
Data updated: September 2026 (Southwest Florida MLS, Fenhurst Way, 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 | one sale, $840,000 | $840,000 | $840,000 | 7 | 97.11% | 0 of 1 |
| 24 months | 6 | $840,000 (both middle sales $840,000) | $767,500 to $959,900 | $5,082,400 | 13 | 93.03% | 0 of 5 |
| 36 months | 10 | $872,500 (mean of $870,000 and $875,000) | $767,500 to $959,900 | $8,672,400 | 14 | 96.77% | 0 of 9 |
| 60 months | 23 | $840,000 | $685,000 to $959,900 | $19,045,400 | 13 | 97.65% | 6 of 21 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Fenhurst by street, pulled September 24, 2026. Counts, prices and volume include sales entered in the MLS after closing (one in the 24 and 36-month windows, two in 60 months); days on market and sale-to-list use only MLS-marketed sales. 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 (October to December) | 4 | $742,500 (mean of $700,000 and $785,000) | $352.38 (mean of the middle pair) | 100.00% | 3 of 3 |
| 2022 | 8 | $840,000 (mean of $830,000 and $850,000) | $412.41 (mean of the middle pair) | 98.55% (mean of the middle pair) | 3 of 8 |
| 2023 | 2 | $775,000 and $925,000, listed | $383.28 and $411.29 | 97.00% and 97.47% | 0 of 2 |
| 2024 | 4 | $872,500 (mean of $870,000 and $875,000) | $408.72 (mean of the middle pair) | 96.77% | 0 of 3 |
| 2025 | 5 | $840,000 | $373.50 | 93.03% | 0 of 5 |
| 2026 through September 24 | 0 | no MLS closing |
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 eight sales or fewer, so read each as a record, not a rate. The pattern is the useful part: bidding at or over list in late 2021 and 2022, prices holding in 2024 with thinner margins, and a softer 2025 in which every marketed sale closed below its final list price.
Collier County’s deed file records Lennar’s new Fenhurst homes closing from October 2012 at a median of about $465,000, counting only the first qualified sale on each lot, as compiled on our Fenhurst neighborhood guide from the recorded deeds. Resales then barely moved for five years: every yearly median from 2015 through 2020 fell between $485,000 and $520,000. The market repriced in 2021 and 2022, and the yearly median went from $485,000 in 2020 to $655,000 in 2021 and $835,000 in 2022, a rise of about 72 percent in two years. Since then the yearly median has stayed between $835,000 and $875,000. 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. Three Fenhurst homes appear more than once in the MLS record of the last 60 months, and the county’s deed file sets Lennar’s new-home sales against later resales:
| Earlier sale | Later sale | Change | Record |
|---|---|---|---|
| $800,000 (Dec 2021) | $950,000 (Oct 2022) | +18.8% | Southwest Florida MLS, same address |
| $950,000 (Oct 2022) | $925,000 (Nov 2023) | down 2.6% | Southwest Florida MLS, same address |
| $705,000 (Jan 2022) | $875,000 (Feb 2024) | +24.1% | Southwest Florida MLS, same address |
| $700,000 (Oct 2021, entered after closing) | $870,000 (Jan 2024) | +24.3% | Southwest Florida MLS, same address |
| $410,000 (Feb 2013, new) | $775,000 (Aug 2023) | +89.0% | Collier County recorded deeds |
| $430,000 (May 2013, new) | $920,000 (Jan 2024) | +114.0% | Collier County recorded deeds |
| $484,600 (Nov 2013, new) | $925,000 (May 2024) | +90.9% | Collier County recorded deeds |
| $457,000 (Aug 2013, new) | $785,000 (May 2025) | +71.8% | Collier County recorded deeds |
Sources: Southwest Florida MLS, same address, pulled September 24, 2026; Collier County recorded deeds, qualified sales matched on street, year built and building area. Percentages are our arithmetic on nominal prices; improvements between the two sales are not recorded. Two rows are the ones to read twice: a home that sold at $950,000 in October 2022 resold 13 months later at $925,000, and the Lennar homes of 2013 that resold from 2023 to 2025 gained 72 to 114 percent in nominal dollars, with the latest resale, in May 2025, gaining the least.
On a Lennar street, the same living area appears again and again. Every MLS closing of 2,249 square feet in the last 60 months: $700,000 (October 2021, entered after closing), $785,000 (November 2021), $800,000 (December 2021), $873,000 (June 2022), $950,000 (October 2022), $925,000 (November 2023), $870,000 (January 2024), $840,000 (November 2024, entered after closing), $959,900 (January 2025), $890,000 and $785,000 (June 2025), $767,500 (September 2025) and $840,000 (December 2025). From October 2022 to January 2025 the plan traded between $840,000 and $959,900, and it has since closed between $767,500 and $890,000. The seven MLS closings of 1,901 square feet ran $685,000 (December 2021), $765,000 twice (January 2022), $850,000 (May 2022), $890,000 (October 2022), $830,000 (December 2022) and $920,000 (January 2024). The seven had a median of $830,000, and no 1,901-square-foot home has closed since January 2024.
On the county deed file, Fenhurst recorded eight qualified resales in 2021, eight in 2022, two in 2023, five in 2024 and five in 2025: 24 in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), which over the 57 months from September 2021 to June 2026 is roughly 8.9 percent of the 57 homes a year, about one home every two to three months (our arithmetic). The county’s first-half 2026 transfers on Fenhurst Way were not qualified as market sales. That turnover is almost four times the rate of the TwinEagles Estates and higher per home than Kinross next door, which is why a Fenhurst valuation usually has several same-plan comparables within three years even when the latest twelve months hold one.
Over 36 months, the nine MLS-marketed Fenhurst closings reached a median 96.77 percent of final list price after a median 14 days, and four of the nine closed below 95 percent of list. The spread matters more than the median: the nine took from 6 to 132 days, and the two June 2025 closings reached only 92.81 and 92.46 percent of list after 113 and 72 days. Over 60 months, 14 of the 21 marketed Fenhurst closings went under contract in 30 days or fewer, most of them in 2021 and 2022 when buyers were bidding at or over list (our arithmetic from the same MLS pull).
Two Fenhurst homes were active on September 24, 2026 against one closing in the latest twelve months, so a twelve-month reading of Fenhurst’s months of supply is 24 months, and against the 36-month pace of about one closing every three and a half months it is about 7 months (our arithmetic). Across all of TwinEagles the same measure was about 3.6 months against the twelve-month pace. Neither reading makes any price hold; it does mean a Fenhurst listing competes with the other Fenhurst listing on the day it goes live, and the better-documented one sells first.
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 Fenhurst’s own record shows the same softening in its 2025 margins.
Your Fenhurst at TwinEagles comparables are the Southwest Florida MLS closings of the last 60 months, led by the 10 of the last 36 months and the three latest: $840,000 in December 2025, $767,500 in September 2025 and $785,000 in June 2025. An appraiser will read the same sales first, adjusted for time, living area, view, pool 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 | MLS living area (sq ft) | Days on market | Sale-to-list | Per living sq ft |
|---|---|---|---|---|---|---|
| Dec 2025 | $840,000 | $865,000 | 2,249 | 7 | 97.11% | $373.50 |
| Sep 2025 | $767,500 | $825,000 | 2,249 | 13 | 93.03% | $341.26 |
| Jun 2025 | $785,000 | $849,000 | 2,249 | 72 | 92.46% | $349.04 |
| Jun 2025 | $890,000 | $959,000 | 2,249 | 113 | 92.81% | $395.73 |
| Jan 2025 | $959,900 | $969,900 | 2,249 | 6 | 98.97% | $426.81 |
| Nov 2024 | $840,000 | entered after closing | 2,249 | n/a | n/a | $373.50 |
| Feb 2024 | $875,000 | $925,000 | 2,032 | 14 | 94.59% | $430.61 |
| Jan 2024 | $920,000 | $929,000 | 1,901 | 9 | 99.03% | $483.96 |
| Jan 2024 | $870,000 | $899,000 | 2,249 | 72 | 96.77% | $386.84 |
| Nov 2023 | $925,000 | $949,000 | 2,249 | 132 | 97.47% | $411.29 |
Source: Southwest Florida MLS, TwinEagles development, Fenhurst Way, pulled September 24, 2026. Addresses withheld; per-foot figures are our arithmetic on MLS living area. The 36-month median per living square foot is $391.29, the mean of $386.84 and $395.73.
The 13 closings from October 2021 to August 2023 set the older half of the record: $700,000, $785,000, $800,000 and $685,000 in late 2021; $705,000, $765,000, $765,000, $850,000, $873,000, $890,000, $950,000 and $830,000 in 2022; and $775,000 in August 2023, after 199 days on market. Six of those 13 closed at or above list, against none of the nine marketed closings since. We use them for the plan-by-plan history and time adjustment, never at face value.
The most recent Fenhurst closing, a 2,249-square-foot home that sold in 7 days at 97.11 percent of its $865,000 list. It is the only Fenhurst closing of the last twelve months and the one every buyer will quote. It matches, to the dollar, a 2,249-square-foot home entered in the MLS after closing in November 2024, which says the plan’s floor held through 2025.
A 2,249-square-foot home that closed in 13 days at 93.03 percent of its $825,000 list, the lowest Fenhurst price of the last three years at $341.26 per living square foot. It is the low of the three-year record, and the sale a buyer’s agent will quote first when a Fenhurst list price reaches for the 2024 highs.
Two 2,249-square-foot homes closed six days apart for prices $105,000 apart. The first took 113 days and reached 92.81 percent of a $959,000 list; the second took 72 days and reached 92.46 percent of an $849,000 list. The pair is the clearest evidence on this street of how much view, condition and updates move a price between two homes the MLS measures identically.
The highest Fenhurst price of the last five years, a 2,249-square-foot home that sold in 6 days at 98.97 percent of its $969,900 list, $426.81 per living square foot. It marks the top of the recorded band. It was followed by four closings between $767,500 and $890,000, so it is the ceiling a well-presented home reached in early 2025, not a floor for today.
Three marketed closings in January and February 2024 and one entered after closing in November. The $920,000 sale of a 1,901-square-foot home, at $483.96 per living square foot, is the highest per-foot figure in the five-year record, and the $875,000 sale of a 2,032-square-foot home is the same house that sold for $705,000 in January 2022.
| Window (Collier County recorded deeds, ending Sept. 24, 2026; newest recorded sale June 30, 2026) | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 1 | one sale, $840,000 | $840,000 | $840,000 |
| 24 months | 6 | $840,000 | $767,500 | $959,900 |
| 36 months | 11 | $875,000 | $767,500 | $959,900 |
| 60 months | 24 | $840,000 | $685,000 | $959,900 |
Source: Collier County recorded deeds, DOR-qualified arm’s-length improved sales over $100,000 on Fenhurst Way, as compiled on our Fenhurst neighborhood guide. The county file holds one 36-month sale the MLS pull does not, $925,000 recorded in May 2024, and the county’s first-half 2026 transfers on Fenhurst Way were not qualified as market sales. The county measures building area, not living area, so its per-foot figures are never set against the MLS figures above.
Two Fenhurst homes were active on September 24, 2026: a four-bedroom home of 2,249 square feet asking $774,000 after 157 days, and a two-bedroom-plus-den home of 1,901 square feet asking $675,000 after 13 days. The first sits between the last two 2,249-square-foot closings; the second sits below every 1,901-square-foot closing in the record. Whether either reaches a buyer at that price is the next data point, and a valuation written today should be read again when it does.
Fenhurst vs Kinross is the comparison every buyer of a TwinEagles Lennar home makes. Over 36 months Fenhurst’s 10 MLS closings had an $872,500 median and a 14-day median market time; Kinross’s 18 had an $845,000 median and 54 days. Per square foot of living area the two are almost identical, so condition, view and club category decide.
Data updated: September 2026 (Southwest Florida MLS, Fenhurst Way and Kinross Lane, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA approved 2024 budget; FEMA NFHL)
Kinross at TwinEagles is the other Lennar neighborhood of TwinEagles, 86 homes on Kinross Lane along the community’s northern edge, built from 2015 to 2018. It sits just north of Fenhurst, shares the Grand Arbors design guidelines and the same master association, and has no neighborhood association of its own either. When a buyer tours Fenhurst, they tour Kinross the same afternoon, and on the day we priced this page there were two listings on each street.
| Yardstick | Fenhurst at TwinEagles | Kinross at TwinEagles |
|---|---|---|
| Homes | 57, one street (Fenhurst Way) | 86, one street (Kinross Lane) |
| Builder and years (county roll) | Lennar, 2012 to 2016, most in 2013 and 2014 | Lennar, 2015 to 2018 |
| Plans as marketed | Four, about 1,650 to 2,250 sq ft under air | Six in 2017, 1,850 to 2,828 sq ft under air |
| Homesite width as marketed | 53 ft | 52 ft wide, 145 ft deep or deeper |
| County building area, median | 2,304 sq ft | 2,560 sq ft |
| 2024 master assessment | $3,407.73 | $3,402.96 |
| Neighborhood association | None; landscaping assessment through the master association | None; landscaping assessment through the master association |
| Estoppels at a sale | Two (club and master) | Two (club and master) |
| MLS closings, 12 months | 1, at $840,000 | 8, median $717,500 (mean of $695,000 and $740,000) |
| MLS closings, 36 months | 10, median $872,500 | 18, median $845,000 (mean of $840,000 and $850,000) |
| MLS range, 36 months | $767,500 to $959,900 | $650,000 to $1,210,000 |
| Median days on market, 36 months | 14 | 54 |
| Median sale-to-list, 36 months | 96.77% | 96.14% (mean of 95.86% and 96.42%) |
| At or above final list, 36 months | 0 of 9 | 1 of 18 |
| Median per MLS living sq ft, 36 months | $391.29 | $386.84 (mean of $373.50 and $400.18) |
| 2,249 sq ft MLS living area, latest three closings | $840,000 (Dec 2025), $767,500 (Sep 2025), $785,000 (Jun 2025) | $740,000 (Aug 2026), $740,000 (Jul 2026), $840,000 (May 2026) |
| County qualified resales, 36 months | 11, median $875,000 | 14, median $867,500 |
| County qualified resales, 60 months | 24, median $840,000 ($685,000 to $959,900) | 20, median $885,000 ($650,000 to $1,210,000) |
| Active, September 24, 2026 | 2, asking $774,000 and $675,000 | 2, asking $1,100,000 and $775,000 |
| Street points, effective FEMA map | 2 Zone AH, 2 shaded Zone X | 6 Zone AH, 1 shaded Zone X |
| FEMA letters of map change | Two single-lot letters, 2013 and 2015 | None names a Kinross lot |
| Individual mailboxes | Community mailbox units |
Sources: Southwest Florida MLS, TwinEagles development, allocated by street, pulled September 24, 2026; Collier County recorded deeds, windows ending September 24, 2026 (newest recorded sale June 30, 2026) and 2026 preliminary roll, as compiled on the two neighborhood guides; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer and letters of map change layer. Street points are positions on a map, not house pads, and county building area is not MLS living area.
Both streets report homes of exactly 2,249 square feet of MLS living area, which makes this the cleanest benchmark in TwinEagles. Fenhurst’s 2,249-square-foot homes closed at $959,900, $890,000, $785,000, $767,500 and $840,000 in 2025. Kinross’s closed at $1,040,000 in August 2022 and between $950,000 and $1,100,000 in 2023, at $900,000 in November 2024, and at $840,000, $740,000 and $740,000 between May and August 2026, after 209, 118 and 153 days on market. The Kinross homes are two to four years newer, and in 2023 they sold above Fenhurst’s; by 2026 the newer Kinross homes were closing at or below Fenhurst’s 2025 prices. For a Fenhurst seller that is the most important sentence on this page: your buyer has watched the same living area close next door for $740,000, twice, this summer.
Fenhurst’s nine marketed closings of the last 36 months took a median 14 days; Kinross’s 18 took a median 54, and its eight of the last twelve months a median 86 (mean of 54 and 118). Kinross, with 86 homes and eight closings in the latest year, puts more homes of the same plan in front of a buyer in any one season, and when a buyer can tour several of the same plan, the lowest well-presented one sells and the others wait. Fenhurst closed one home in the same year. Fenhurst’s speed is an advantage only for a home priced inside its own band; a Fenhurst listing priced against the 2024 highs meets a buyer who has just toured Kinross.
A buyer should choose Fenhurst for an individual mailbox, a slightly shorter trip to the clubhouse and gate, lake, fairway or preserve views on a street that trades more often per home, and fewer same-plan competitors on the day they buy. A buyer should choose Kinross for newer construction, the larger plans up to 2,828 square feet under air, a preserve behind the north row, and the lower 2026 prices, accepting more Zone AH street readings and a community mailbox.
Your buyer will tour Kinross, and in 2026 Kinross has been closing below its 2024 prices with long market times. A Fenhurst home priced inside Fenhurst’s own recent band, with the roof and air conditioning documented, the elevation certificate in the file and the club category stated up front, wins that comparison on speed and certainty. A Fenhurst home priced against Fenhurst’s January 2025 high hands the buyer to the Kinross listing down the road.
The club category changes what your Fenhurst 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 | FY2022 Dues and Fees |
| February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees |
| Between 2022 and March 2024 | $100,000 | $40,000 | $30,000 | Initiation Fee Policy, revised October 20, 2023 |
| 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 | Club membership page |
The policy sets the Sports and Social fees at 40 and 30 percent of the Golf fee and requires payment to the club at the closing of the home sale. Read the table beside Fenhurst’s price series: the late-2021 Fenhurst buyers who paid at or over list faced a $30,000 Golf initiation, while a 2026 Golf buyer pays $150,000 on top of the house. Fenhurst’s price flattened in the same years the initiation fee rose fivefold.
A 2013 Naples Daily News report on Lennar’s Fenhurst homes said “The price also includes a golf course membership” (developer news archive, 2013). That described Lennar’s new-home price while the developer controlled the club. It does not describe a resale today: the club has been member-owned since 2019, its current membership page puts the initiation fee on the buyer, and a Fenhurst listing that still promises a free golf membership is repeating a builder-era sales line that a buyer’s agent will correct in the offer.
On top of the house, a Fenhurst 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). Fenhurst has no neighborhood association, so there is no neighborhood capital contribution to add. The $150,000 Golf initiation is about 17 percent of Fenhurst’s 36-month median of $872,500, the Sports initiation about 7 percent and the Social about 5 percent. That makes the club category a bigger share of the price in Fenhurst than in Dundee, Hedgestone or the Estates, where the same fee sits beside a price two or three times higher, and it is why the category belongs in the first line of a Fenhurst listing.
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). Fenhurst sits about a mile by road from the clubhouse, with golf holes behind many of its lanais. A Golf-deeded Fenhurst 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 Fenhurst 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, with up to a year between selling and buying; moving up a category costs the difference. It also exempts transfers to a spouse or surviving spouse, transfers under a divorce decree, family members taking title by a bona fide family planning device, and estate-planning transfers to trusts for the member or spouse. For a Fenhurst 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. The club’s Membership Plan and bylaws are not posted publicly, so ask the club for them before relying on either answer. 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 Fenhurst 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 $3,407.73 in 2024, the unpublished Fenhurst landscaping assessment, a separate irrigation bill and county taxes. Fenhurst has no CDD and no neighborhood association fee.
Data updated: September 2026 (club, HOA 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 membership page |
| Club transfer fee | The TwinEagles Club | $3,500 | One time, with the Membership Agreement | 2024 Membership Agreement |
| Club dues | The TwinEagles Club | Fiscal 2022: Full Golf about $18,328 a year before sales tax, counting the Phase One assessment; Sports about $7,336; Social about $5,496; current dues not public | Annual | FY2022 Dues and Fees |
| Phase One capital assessment | The TwinEagles Club | Fiscal 2022: $244 a month for Golf; buyer takes over the remaining payments | 12 years from September 2020 | Phase One Master Plan |
| Master association assessment | TwinEagles Homeowners Association | 2024: $3,407.73 per Fenhurst home ($2,747.73 operating, $660.00 reserve); 2025 and 2026 amounts not public | Annual, due January 1 | Approved 2024 HOA Budget |
| Fenhurst landscaping assessment | TwinEagles Homeowners Association | Not published; appears on the master association’s estoppel | Set by the association | TwinEagles HOA, neighborhood associations and landscape assessments |
| Irrigation water | Resource Conservation Systems | 2026 tariff: base charge by lot size plus a usage rate; who pays the Fenhurst meter is a question for the estoppel | Monthly | RCS tariff, March 1, 2026 |
| County property tax | Collier County Tax Collector | 12.2558 mills (2025); median total 2026 preliminary-roll bill on TwinEagles residential parcels $9,124 | Annual | Collier County Tax Collector |
| 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 | Official List of Special Districts |
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 Fenhurst landscaping figure and the 2025 and 2026 master budgets sit behind owner logins; the two estoppels for a specific home state the current figures. Fenhurst’s 2024 master assessment rose 7.3 percent from $3,175.81 in 2023, and it is the second-lowest single-family line in TwinEagles, after Kinross at $3,402.96.
Fenhurst has no neighborhood association, so a Fenhurst sale needs two estoppel certificates: the club’s, and the master association’s through FirstService Residential. Fenhurst Way is not one of the eight TwinEagles streets on the club’s list that need a neighborhood estoppel as well (club estoppel requirements by street; master association estoppel request instructions). For the master association certificate, Florida law requires delivery 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 both before you list, because the club estoppel is the document that confirms your category, current dues and remaining Phase One balance, and the master estoppel is the only place the Fenhurst landscaping figure 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 Fenhurst home, and many were bought for under $520,000 before 2021, can carry a bill far below what a new owner will pay. At the 2025 rate of 12.2558 mills, taxable value equal to Fenhurst’s $872,500 36-month median would produce about $10,693 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 Fenhurst 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 two estoppel fees, prorations of dues, assessments and taxes, 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 $6,107.50 on an $872,500 sale (our arithmetic). We put a net sheet beside every valuation we write.
A Fenhurst 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 Fenhurst home is a single-family parcel under the TwinEagles master association, and every sale adds the club’s approval and two estoppels.
Data updated: September 2026 (Florida Statutes as linked; TwinEagles recreational covenant, Use Restrictions 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. Fenhurst has no condominium, so the Chapter 718 fork that applies to Covent Garden elsewhere in TwinEagles does not reach a Fenhurst seller. This is general information, not legal advice; confirm the package with your closing agent or attorney.
The club’s recorded 2010 Golf and Sports Declaration of Recreational Covenant and its 2024 Membership Agreement split the sale obligations clearly (Golf and Sports covenant; 2024 Membership Agreement). 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 and goes through the master association’s screening. The seller owes the disclosure summary, clean accounts with the club and the master association, and the two estoppels. We have not verified whether the TwinEagles 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 Fenhurst seller with a clean claims history and an elevation certificate showing the floor above the base flood elevation should lead with both, because the map on parts of the street still reads Zone AH.
The Grand Arbors design guidelines allow one For Sale sign, in the front yard only, no larger than 24 by 18 inches, with no signs on the golf course or rear yard and no information tubes (Grand Arbors design guidelines). TwinEagles admits open-house visitors only on Saturdays and Sundays, 9 a.m. to 5 p.m., only to addresses on the weekly MLS open-house list, with private showings by appointment through a buyer’s agent (TwinEagles Quick Guide for Realtors). A Fenhurst 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.
The flood map and elevation certificates change a Fenhurst at TwinEagles price because FEMA’s effective map puts parts of Fenhurst Way in Zone AH with a 16-foot base flood elevation, while the county-filed certificates we read put first floors 1.6 to 2.7 feet above it. Lenders and insurers respond to whichever document the listing file shows them.
Data updated: September 2026 (FEMA NFHL and letters of map change layer, queried 24 Sep 2026; Collier County elevation certificates; Collier County and Citizens as linked)
On FEMA’s effective panel, dated May 16, 2012, two of the four points our Fenhurst neighborhood guide tested along Fenhurst Way read Zone AH, an area of shallow flooding of one to three feet, and two read shaded Zone X, the 0.2 percent annual chance area, with base flood elevation lines of 15.0 to 16.0 feet nearby (FEMA National Flood Hazard Layer). Street points 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 what the map says at the pin; the certificate says where the floor is.
Collier County indexes 54 FEMA elevation certificates on Fenhurst Way, most dated 2013 and 2014 (Collier County elevation certificates layer). The certificates we could read give a base flood elevation of 16 feet, and on the 16 where the top of the bottom floor is legible it sits at 17.6 to 18.7 feet, median 17.8, with attached garage slabs at about 17 to 18 feet. Lennar built the pads well above the base flood elevation. A certificate for your own home, showing your floor above that figure, is one of the strongest pages a Fenhurst listing file can carry, and where the county has not indexed a legible one, a licensed surveyor can prepare a new one before you list.
FEMA’s layer of letters of map change shows two on Fenhurst Way: a Letter of Map Amendment dated January 17, 2013 for one lot, and a Letter of Map Revision based on fill dated September 10, 2015 for a second lot (FEMA letters of map change layer). Both read “Structure removed-Property partially inundated”: the house was removed from the Special Flood Hazard Area while part of the lot stayed in it. FEMA’s guidance says a removed structure is no longer under the federal flood insurance mandate, and adds that “the mortgage lender retains the prerogative to require flood insurance” (FEMA, LOMA and LOMR-F). Most Fenhurst homes rely on their elevation certificates instead.
A home in Zone AH with a federally backed mortgage must carry flood insurance, and under FEMA’s current pricing the home’s elevation above the base flood elevation, which the certificate proves, is one of the inputs to the premium (FEMA, Risk Rating 2.0). Unincorporated Collier County holds Community Rating System Class 5, worth a 25 percent discount on eligible NFIP premiums (FEMA CRS list, April 1, 2026), and Citizens requires flood insurance on every wind-covered personal residential policy from January 1, 2027 (Citizens flood requirement). Two Fenhurst homes of the same plan can carry different monthly costs for a buyer because one seller put the certificate in the file and the other did not, and a buyer’s budget is monthly.
FEMA released preliminary replacement maps for Collier County on March 20, 2025; the preliminary panel for Fenhurst is 12021C0217J, and the zone at all four Fenhurst street points is unchanged on it. The county’s appeal period began August 19, 2026, and the new maps are targeted to take effect in summer 2027 (Collier County, August 2026). Existing letters are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). Fenhurst is in Collier County evacuation Zone E, the most inland of the county’s zones, and the state’s storm surge model shows no surge on Fenhurst Way below a Category 4 or 5 hurricane.
What adds or subtracts value on Fenhurst Way is condition and paperwork, because the homesites are the same width and the houses come from four plans: the view behind the lanai, the roof’s age and inspection, the air conditioning, impact openings, the pool and cage, the bedroom count, finishes, permits, architectural approvals, the elevation certificate and the deeded club category.
Data updated: September 2026 (Collier County monthly permit files, January 2024 to July 2026; Grand Arbors design guidelines; Southwest Florida MLS, pulled 24 Sep 2026)
Changes the buyer pool. Lake, fairway and preserve lots each have buyers, and on a 53-foot homesite the view is most of what a buyer sees from inside the house. We photograph it first, from the lanai and from the air, and we price each home against the same kind of lot where the recorded sales allow.
Adds value. Fenhurst roofs are the original concrete tile from 2012 to 2016, and the county permit file shows no re-roof on Fenhurst Way from January 2024 to July 2026. The Grand Arbors guidelines allow only clay or concrete tile, and a change of roof material needs approval. A roof inspection report and a wind mitigation report on the state form turn an original roof into a number the buyer’s insurer can price, and Florida’s rules on older roofs make that report worth having before a buyer asks (Florida Office of Insurance Regulation, wind mitigation resources).
Adds value when replaced and permitted. Eleven of the 27 permits on Fenhurst Way since January 2024 were air-conditioning replacements, which is the first replacement cycle on homes now ten to fourteen years old. A new system with a closed permit answers the first question a buyer’s inspector asks; an original one becomes a credit in the negotiation.
Adds value. Impact protection lowers wind premiums under Florida’s mitigation credit law (section 627.0629, Florida Statutes) and removes the shutter routine for a seasonal owner. Three shutter, door, window or storm-protection permits were issued on Fenhurst Way from 2024 to 2026, and the permit numbers belong in the listing file.
Adds or subtracts. Most Fenhurst homes have a screened pool, so buyers expect one in good order. Eight screen-enclosure permits since January 2024 show owners replacing cages, and a tired cage or an older pool finish shows up in the offer.
Changes the buyer. The four-bedroom Sophia suits a family or an owner who hosts every winter, and TwinEagles has no age restriction, so a school-age family can buy. The two-bedroom-plus-den Victoria suits a seasonal couple. We price each plan against its own sales first.
Adds value. Lennar’s 2013 package included granite counters, wood cabinets, stainless appliances, crown molding and tile floors, so every Fenhurst home started from the same finishes; the difference between two homes of the same plan today is what the owners have changed since.
Protects value. Exterior changes need approval from the master association’s architectural committee under the Grand Arbors guidelines, with a $250 review fee and a written answer within 30 business days of a complete application, and county permits for the work itself (TwinEagles HOA architectural review). A buyer’s attorney will ask, and buyers search the county permit portal by address. Missing approvals or open permits become a closing problem.
The two documents that cost nothing and move the most money. The certificate shows the floor above the base flood elevation; the club estoppel shows whether your buyer pays $150,000, $60,000 or $45,000 at closing. We put both in the listing file on day one.
Whether to sell, hold or lease a Fenhurst at TwinEagles home depends on your basis, your carrying costs and the band Fenhurst has traded in since 2022. The TwinEagles Use Restrictions cap leasing at three leases a year of at least 30 days each, and club dues and the master and landscaping assessments continue whichever you choose.
Data updated: September 2026 (TwinEagles HOA Use Restrictions 2024; club documents; Southwest Florida MLS; Collier County recorded deeds)
Fenhurst’s last closing was December 2025, and the yearly median has held between $835,000 and $875,000 since 2022, and no Fenhurst home has closed through the MLS since, so a well-documented Fenhurst home priced inside that band gives buyers the first fresh Fenhurst evidence in months. On the county’s own record, Lennar homes bought new in 2013 resold from 2023 to 2025 for 72 to 114 percent more, so most original owners hold a large gain.
The home that sold at $950,000 in October 2022 resold 13 months later at $925,000, and the 2,249-square-foot plan has closed lower since January 2025 than it did in 2024, 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, the master and landscaping assessments, irrigation, insurance and tax.
“No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days,” and the Board requires an approved form lease (TwinEagles Use Restrictions, 2024). Tenants pass the master association’s screening (screening instructions), and a renter’s club access depends on the home’s category and the club’s current rules, with a separate renter fee for Full Golf homes. A seasonal lease to one household is the realistic model, and the landscaping assessment makes a Fenhurst home easier to leave empty between seasons. We publish no Fenhurst 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. Fenhurst is less tied to the season than most of the community, with 11 of its 23 closings in those months and the other 12 from August to December (our arithmetic from the MLS pull). Readiness still matters more than the month. A Fenhurst home that goes to market in late fall with the elevation certificate, the two estoppels, the roof report and the system records already in the file meets the season’s buyers on day one.
A free in-person comparative market analysis on Fenhurst 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 Fenhurst’s own MLS closings and adjusted for plan, view, pool, roof, systems and flood paperwork. Call Jesse at (239) 898-6072.
A photo cannot show the view from the lanai at eye level, 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 from four 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 Fenhurst, elsewhere in TwinEagles or anywhere in Naples, read our Fenhurst buyer guide or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. A member moving within TwinEagles pays no new initiation fee unless moving up a category, so we run both sides of that math in one conversation.
McGreevy and Comisar are a top-reviewed listing team on Google, and Fenhurst 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.
★★★★★ “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
★★★★★ “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
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
These are the valuation questions Fenhurst at TwinEagles owners ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds, 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 and HOA documents as linked)
Most likely somewhere inside the band Fenhurst’s recent sales set: 10 MLS closings from $767,500 to $959,900 in the 36 months to September 24, 2026, at an $872,500 median. Your plan, view, club category, roof and systems decide where yours falls. Request a written valuation for your address.
From Fenhurst’s own MLS closings and the county’s recorded resales, grouped by Lennar plan and living area, then adjusted for the view, the club category, the Phase One balance, the flood paperwork, the roof and systems and time, and checked against the Fenhurst and Kinross homes listed today.
$840,000 in December 2025, $767,500 in September 2025, $785,000 and $890,000 in June 2025 and $959,900 in January 2025, all Southwest Florida MLS closings. No Fenhurst home closed through the MLS in 2026 through September 24.
$872,500 across the 10 MLS closings of the 36 months to September 24, 2026, the mean of the middle pair, $870,000 and $875,000. Over 60 months the median is $840,000 on 23 closings. Ten sales are few for a stable median, which is why we show every sale.
The 36-month median was $391.29 per square foot of MLS living area. The five 2025 closings had a median of $373.50, and the highest single figure in five years was $483.96 on a 1,901-square-foot home in January 2024. Smaller homes carry a higher figure per foot.
On the county deed file, eight qualified resales in 2021, eight in 2022, two in 2023, five in 2024 and five in 2025, roughly 8.9 percent of the 57 homes a year over the 57 months to June 2026. The MLS shows one closing in the last twelve months.
Thirteen MLS closings reported that living area in 60 months, from $700,000 to $959,900. The five of 2025 closed at $959,900, $890,000, $785,000, $767,500 and $840,000. Since January 2025 the plan has closed between $767,500 and $890,000.
Seven MLS closings reported that living area in 60 months, from $685,000 in December 2021 to $920,000 in January 2024, with a median of $830,000. None has closed since January 2024, and one was listed at $675,000 on September 24, 2026.
Because a model has one Fenhurst closing in the last year to work from, cannot see the club category, the elevation certificate or the view, and often leans on wider TwinEagles sales or next-door Kinross sales that are not your street.
No. The Collier County Property Appraiser’s just value is a mass-appraisal figure for taxation, and it resets for your buyer at a change of ownership. We use the roll for counts, year built and building area, never as a price.
It reaches a different buyer, who pays the club $150,000 at closing instead of $60,000 for Sports or $45,000 for Social. Some buyers pay more for Golf; others prefer the lower total cost of Sports. We price with the category and the buyer’s total cost side by side.
The buyer, to the club, at closing, under the club’s Initiation Fee Policy. The seller does not pay it, and none of the club’s public documents describes a refund of the fee the seller paid.
At the fees posted in September 2026, the Golf initiation is about 17 percent of Fenhurst’s $872,500 36-month median, Sports about 7 percent and Social about 5 percent, before the $3,500 transfer fee. That share is larger in Fenhurst than in higher-priced TwinEagles neighborhoods.
The fiscal 2022 schedule set the Phase One capital assessment at $244 a month for Golf for 12 years from September 2020. As an illustration at that rate, the 71 payments left after September 2026 come to $17,324. The club estoppel states the actual balance.
The master assessment is: $3,407.73 per Fenhurst home in the 2024 approved budget, billed once a year. The separate Fenhurst landscaping assessment is not published; it appears on the master association’s estoppel for each home.
No. No Fenhurst corporation appears in the state’s records, and the club’s estoppel sheet lists Fenhurst Way with “No subdivision.” The master association administers Fenhurst’s landscaping assessment, and Fenhurst elects one of the twelve directors on the master board.
Two: one from The TwinEagles Club and one from the TwinEagles Homeowners Association. The association fee is capped at $299 for a current account under the DBPR schedule, plus $119 for expedited delivery and up to $179 more if delinquent; the club’s fee was $250 on its fiscal 2022 schedule.
No. The 2025 county tax bills reviewed on TwinEagles homes show only the $261.91 garbage assessment as a non-ad-valorem line, and the state’s official special-district list names no TwinEagles district.
Usually higher. A buyer starts at market value; as an illustration, taxable value equal to the $872,500 median at the 2025 rate of 12.2558 mills is about $10,693 a year before exemptions, against a median 2026 preliminary-roll bill of $9,124 across TwinEagles residential parcels.
It can, modestly, because a federally backed mortgage requires flood insurance for a home in the Special Flood Hazard Area. On the effective map two of four Fenhurst Way street points read Zone AH and two read shaded Zone X; your own elevation certificate, not a street map, is what a lender and insurer should read.
Proof that the floor sits above the flood elevation. On the Fenhurst certificates we could read, first floors are at 17.6 to 18.7 feet against a 16-foot base flood elevation, which is an input to the flood premium your buyer will pay.
Not on current evidence. On the preliminary map released March 20, 2025, the zone at all four Fenhurst street points is unchanged. The new maps are targeted to take effect in summer 2027, and the two Fenhurst Way FEMA letters may need revalidation then.
Kinross is the other Lennar street, next door. Its homes of the same 2,249-square-foot living area closed at $840,000, $740,000 and $740,000 between May and August 2026, so a Fenhurst home priced above its own recent band hands buyers to Kinross.
There is no fixed figure, but most Fenhurst roofs are the original tile, 10 to 14 years old, and insurers ask about older roofs. A sound roof with an inspection report avoids a credit; a replacement must be tile and needs association approval first.
They help. Impact protection lowers wind premiums and removes the shutter routine, and three Fenhurst Way owners pulled shutter, door, window or storm-protection permits from 2024 to 2026. Put the permit numbers in the listing file.
Rarely a full renovation. Replace what a buyer’s inspector will flag, such as an aging air conditioner or a torn cage screen, repaint only in approved colors with approval, and document everything with permits.
The nine MLS-marketed Fenhurst closings of the last 36 months took a median 14 days, from 6 to 132 days. The two June 2025 closings took 113 and 72 days, and the $774,000 listing active on September 24, 2026 had been on the market 157 days.
A median 96.77 percent of final list price over 36 months, with none of the nine marketed sales at or above list and four below 95 percent. In 2025 the median was 93.03 percent.
Until the market moves or a new sale records. On a street with one closing in the last year and two listings waiting, each new sale 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 view, the finishes and the systems.
The form takes about a minute. Jesse follows up with a written valuation, and an in-person CMA adds a walkthrough. There is no cost and no obligation to list.
Your request goes to Jesse McGreevy and Marc Comisar. We do not sell or publish owner information.
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 four-plan street they usually draw on the same Fenhurst sales.
Yes. Trustees and personal representatives request valuations routinely, and the club’s Initiation Fee Policy exempts certain family and estate-planning transfers, which can change whether an heir keeps or sells the home.
It can narrow the buyer pool to those willing to wait for the lease to end. TwinEagles allows no more than three leases a year, each at least 30 consecutive days.
Someone who prices from Fenhurst’s own recorded sales and understands the club category, the landscaping assessment, the two estoppels and the elevation certificates. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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 club’s and the master association’s own documents, Florida Statutes and state agencies, FEMA and the county’s elevation certificates. No listing portal or competing brokerage is cited.
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 Fenhurst 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 Fenhurst owner about value | Official authority |
|---|---|---|
| Approved 2024 HOA Budget | The $3,407.73 Fenhurst master assessment your buyer will underwrite | TwinEagles Homeowners Association |
| Design Review Guidelines, Grand Arbors at TwinEagles | Tile roofs, approvals, the sign rule and what exterior work needs a form | TwinEagles Homeowners Association |
| Use Restrictions, 2024 | The leasing cap and screening your buyer inherits | TwinEagles Homeowners Association |
| Initiation Fee Policy | What your buyer pays the club, the 40 and 30 percent ratios and the family and move-within exemptions | The TwinEagles Club |
| Membership Agreement 2024 | The $3,500 transfer fee and the seven-day deadline before closing | The TwinEagles Club |
| Estoppel requirements by street | Why a Fenhurst sale needs two estoppels, not three | The TwinEagles Club |
| Florida Statutes 720.401 | The disclosure summary a seller owes before the contract | Florida Senate |
| Estoppel certificate fee schedule | The current cap on the association estoppel fee | Department of Business and Professional Regulation |
| Letter of Map Amendment and LOMR-F guidance | What a FEMA letter does and does not do for a lender | FEMA |
| Wind mitigation resources and inspection form | How to document your roof and openings for the buyer’s insurer | Florida Office of Insurance Regulation |
| Form DR-501T | How a homestead benefit can move to your next Florida homestead | Florida Department of Revenue |
Three documents that matter to a Fenhurst 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, which states the Fenhurst landscaping assessment, from FirstService Residential; and your own elevation certificate where the county copy is not legible, from a licensed surveyor.
Your Fenhurst at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar personally, Top 1% Real Estate Agents Nationally Since 2008, built on Fenhurst’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 Fenhurst 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 Fenhurst, Kinross, Bramble Point 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.