Hedgestone at TwinEagles, North Naples Florida
A free, no-obligation valuation from McGreevy and Comisar. Sixteen MLS closings in five years, the latest four from $2,200,000 to $2,300,000, adjusted for your street section, view, size, roof, club category and flood file. The only number that matters is yours.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Hedgestone at TwinEagles home in North Naples is most likely worth something near the band its latest sales set: four Southwest Florida MLS closings from $2,200,000 to $2,300,000 in the twelve months to September 24, 2026, inside a 60-month range of $1,625,000 to $2,900,000. View, size, roof, club category and flood paperwork decide where yours falls.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, Hedgestone Court and Maidstone Court, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
This valuation guide sits beside our complete Hedgestone at TwinEagles neighborhood guide, which covers the plats, the Grand Arbors design guidelines, the fee stack, the schools and the flood map in full. Here the question is narrower: what your home on Hedgestone Court or Maidstone Court would sell for, and how we get to that number. Hedgestone is 70 semi-custom and custom pool homes on 90-foot homesites beside the clubhouse inside TwinEagles, the gated club community on Immokalee Road, and it trades about three times a year. So the answer comes from Hedgestone’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. Hedgestone has 16 MLS closings in five years and a spread of $1,275,000 between the lowest and the highest, on homesites marketed at the same 90-foot width. 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 Hedgestone 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 Hedgestone sales that fit your home, adjusted for your view, size, club category and flood file, 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 club category deeded to the home if you know it (Golf, Sports or Social), the age of your roof and its permit, any impact windows or doors, the year of your last kitchen or bath update, what sits behind your lot (lake, golf or preserve), and your elevation certificate or FEMA letter if you have one. Those facts move a Hedgestone value more than anything else, and none of them is visible to an online model.
Jesse reviews your home against the 16 Hedgestone MLS closings of the last 60 months, the 14 qualified resales in Collier County’s deed record and the two 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 roof, the glass, the finishes and the view from the lanai.
Hedgestone’s four closings of the last year landed within $100,000 of each other, so a well-evidenced price holds here and an unsupported one stands out. 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 Hedgestone at TwinEagles. Buying instead? See our Hedgestone buyer guide, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
The key facts behind a Hedgestone at TwinEagles home value are few and recorded: 70 homes on two streets, 90-foot homesites, a deeded Golf, Sports or Social club membership on every home, 16 MLS closings in 60 months at a $2,205,000 median, two estoppels at a sale, no community development district and a mixed flood map.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; club, association and FEMA records as linked)
Our Hedgestone at TwinEagles valuation beats an online automated estimate because a model needs frequent, similar sales, and Hedgestone records about three a year across homes that differ by view, age, builder and size. A model cannot see the deeded club category, a FEMA letter on your lot, a replaced roof or what sits behind the lanai.
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. Hedgestone recorded 14 qualified resales in Collier County’s deed file across the 60 months to June 2026, roughly three a year, and four MLS closings in the latest twelve months. With so little Hedgestone 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 estate sales that are not Hedgestone at all. Both point the wrong way for a 90-foot homesite beside the clubhouse.
The Southwest Florida MLS carries every TwinEagles closing under one development name, and its subdivision field is inconsistent: many rows read simply “Twin Eagles” rather than the neighborhood. So we assign every sale to its neighborhood by street, the way the master association maps streets to neighborhoods. Hedgestone Court and Maidstone Court are Hedgestone; the master association writes it as “Hedgestone (with Maidstone)” in its February 2024 newsletter. A model that skips that step can price your home against a Kinross home on a 52-foot homesite.
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), and beside the clubhouse and the Eagle course most Hedgestone buyers ask about Golf first. 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.
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 Hedgestone home in the right broad range, somewhere around $2 million. What it cannot do is tell you where inside a $1,275,000 five-year band your specific home sits, which is the question that decides your list price, your days on market and your net.
We value a Hedgestone at TwinEagles home in ten steps: the 16 MLS closings and 14 recorded resales, the section of the street, living area, what sits behind the lot, the deeded club category, the Phase One balance, roof and openings, the flood file, a time adjustment from the 2024 peak, and the two homes listed today.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; club documents; FEMA NFHL)
We tracked every Hedgestone closing in the Southwest Florida MLS over 60 months, the first window that holds ten sales (the 12, 24 and 36-month windows hold 4, 7 and 9), and we lay Collier County’s recorded, qualified resales beside them as an independent check. The two records share twelve sales. The MLS adds four the county file does not count as qualified or had not yet received, and the county adds two that never ran through the MLS window. We read each record on its own denominator and never mix them.
Hedgestone has three sections, and they differ by age. The first 19 homes on Hedgestone Court, numbered 11860 to 11899, are the Bonita Bay Group’s first wave, 14 of them built 2006 to 2008. The next 22 on Hedgestone Court, 11900 to 11947, were mostly finished from 2013 to 2017, and Maidstone Court’s 29 homes date from 2012 to 2022, per the county roll as summarized on our Hedgestone neighborhood guide. Section does not set price on its own, but it sets roof age, code edition and flood paperwork, and those do.
The 15 Hedgestone MLS closings that report a living area sold at a median of $634.48 per square foot over 60 months, the highest of the TwinEagles neighborhoods with enough closings to compute a median. Per-foot figures fall as homes grow in the same setting, so the two 4,000-square-foot homes that sold in 2025 closed at $484.35 and $470.30 a foot while 3,300-square-foot homes on Maidstone Court closed at $664.05 and $670.57 in 2026. We never apply a small home’s per-foot rate to a large one.
The homesites were marketed at the same 90 by 160 feet, so the spread inside Hedgestone is mostly what sits behind the house and the house itself. On the federal 2023 aerial, Hedgestone Court homes back onto golf holes and lakes, and Maidstone Court homes back onto lakes, with a preserve at the west end. No public dataset tags Hedgestone 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 elevation certificate to show exactly what sits behind the home.
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.
Every Hedgestone 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. But 19 homes date from 2006 to 2009, and Collier County’s monthly permit files from January 2024 to July 2026 show no reroof permit on either Hedgestone street (Collier County monthly building permit reports). A documented roof, impact openings and a current wind mitigation report hand the buyer’s insurer credits; an original 2007 roof hands the insurer questions.
FEMA’s effective map reads Hedgestone as a mix of Zone X and shallow-ponding Zone AH, and every legible elevation certificate filed with the county on a Hedgestone home lists Zone AH with a 16.0-foot base flood elevation (Collier County elevation certificates layer). A home with a FEMA letter removing the structure, or a certificate showing the floor well above 16.0 feet, presents very differently to a lender than a neighbor without either. The zone for any one home comes from its own paperwork, never from a street map.
Hedgestone’s three 2024 MLS closings ran $718.89 to $762.53 per square foot of living area; its four 2026 closings ran $594.09 to $670.57. A 2024 comparable used without a time adjustment would overprice most Hedgestone homes today. We adjust older sales for time using Hedgestone’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 Hedgestone listings, at $2,750,000 with 3,914 square feet of living area and $2,695,000 with 4,026, and no Lake Estates listing. Those are the homes your buyer will tour the same afternoon, and they ask $450,000 and $395,000 more than the highest Hedgestone closing since January 2025, $2,300,000 in June 2026 (our arithmetic). We position your price against what closed, then against what is listed, never the other way round.
Hedgestone at TwinEagles home values peaked in 2024 and have settled into a tight band since: three 2024 MLS closings ran $2,500,000 to $2,900,000, and the four closings of the last twelve months ran $2,200,000 to $2,300,000. Buyers are negotiating harder, with none of the four closing at or above its final list price.
Data updated: September 2026 (Southwest Florida MLS, Hedgestone Court and Maidstone Court, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Window (Southwest Florida MLS, to Sept. 24, 2026) | Closings (n) | Median sold | Low to high | Volume | Median days on market | Median sale-to-list | At or above list |
|---|---|---|---|---|---|---|---|
12 months | 4 | four sales, listed below | $2,200,000 to $2,300,000 | $8,945,000 | 80 (mean of 14 and 146) | 93.69% (mean of 92.28% and 95.11%) | 0 of 4 |
24 months | 7 | $2,210,000 | $1,900,000 to $2,500,000 | $15,295,000 | 108 | 92.28% | 0 of 7 |
36 months | 9 | $2,235,000 | $1,900,000 to $2,900,000 | $21,085,000 | 55 | 93.55% | 0 of 9 |
60 months | 16 | $2,205,000 (mean of $2,200,000 and $2,210,000) | $1,625,000 to $2,900,000 | $35,435,000 | 27 | 94.34% | 2 of 13 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Hedgestone by street, pulled September 24, 2026. The 60-month count includes three sales entered after closing, which count in price and volume but not in days on market or sale-to-list. The windows overlap, so read them as a record of what closed, not as a trend line. Every window under 60 months holds fewer than ten sales.
Collier County’s qualified sales of finished Hedgestone homes, with the median for each year: 2015, 7 sales ($1,234,400); 2016, 5 ($1,200,000); 2017, 6 ($1,380,000); 2018, 5 ($1,360,000); 2019, 5 ($1,450,700); 2020, 8 ($1,272,500); 2021, 9 ($1,625,000); 2022, 3 ($2,150,000); 2023, 1 ($2,425,000); 2024, 4 ($2,795,000); 2025, 2 ($1,925,000); 2026 through June, 3 ($2,200,000), as compiled on our Hedgestone neighborhood guide from the county’s recorded deeds. Prices rose slowly while the builders were still selling new homes, jumped in 2021 and 2022, peaked in 2024 and have settled back since. Every year after 2021 holds fewer than ten sales, so read each as a record, not a rate.
The cleanest price evidence in a small neighborhood is the same house selling twice. On the county file, six Hedgestone homes have qualified sales at both ends of the last decade:
First sale | Second sale | Change |
|---|---|---|
$1,193,400 (Aug 2015, new) | $2,210,000 (Jan 2026) | +85% |
$1,268,700 (Sep 2015, new) | $2,500,000 (Dec 2024) | +97% |
$1,360,000 (Apr 2018) | $2,900,000 (Apr 2024) | +113% |
$1,582,000 (Jan 2021) | $2,700,000 (Mar 2024) | +71% |
$1,900,000 (Mar 2021) | $2,890,000 (Jan 2024) | +52% |
$2,150,000 (May 2022) | $2,200,000 (Apr 2026) | +2.3% |
Source: Collier County recorded deeds, qualified sales on the same parcel; improvements between the two sales are not recorded in the deed file. The last row is the one to read twice: a house that sold at the 2022 level and again in 2026 held its value almost exactly, which is the best single guide to where the band sits now.
Over 60 months, the 13 Hedgestone homes marketed on the MLS closed at a median 94.34 percent of final list price after a median 27 days, and 2 of the 13 closed at or above list, both in 2021 and 2022. In the latest twelve months the median ratio was 93.69 percent and none of the four reached list. The spread matters more than the median. The four 2026 closings took 0, 14, 146 and 173 days, and the two 2025 homes that listed at $2,399,999 and $2,449,000 closed at $1,950,000 and $1,900,000, about 81 and 78 percent of list, the second after 230 days (our arithmetic from the same MLS pull).
Two Hedgestone homes were active on September 24, 2026, against four closings in the latest twelve months, which is about six months of supply (our arithmetic from the two MLS counts). Across all of TwinEagles the same measure was about 3.6 months. On a street this thin, months of supply is less useful than the plain facts: two competitors, both asking more than any closing since January 2025, and a buyer pool that has watched four homes close between $2,200,000 and $2,300,000.
The two active asking prices, $2,750,000 and $2,695,000, sit about 20 and 17 percent above the highest twelve-month Hedgestone closing of $2,300,000 (our arithmetic). Asking prices tell you what owners hope for; closings tell you what buyers paid, and a valuation is built from the second. A Hedgestone home priced against those asks, rather than against the closings, is a home that is likely to sit.
Your Hedgestone at TwinEagles comparables are the 16 Southwest Florida MLS closings of the 60 months to September 24, 2026, led by the four latest: $2,300,000 in June 2026, $2,200,000 in April, $2,235,000 in February and $2,210,000 in January. An appraiser will read the same sales first, adjusted for time, size, section, 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 | Street | Living area (sq ft) | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
Jun 2026 | $2,300,000 | $2,400,000 | 95.83% | Maidstone Ct | 3,625 | $634.48 | 0 |
Apr 2026 | $2,200,000 | $2,389,000 | 92.09% | Maidstone Ct | 3,313 | $664.05 | 146 |
Feb 2026 | $2,235,000 | $2,350,000 | 95.11% | Maidstone Ct | 3,333 | $670.57 | 173 |
Jan 2026 | $2,210,000 | $2,395,000 | 92.28% | Hedgestone Ct | 3,720 | $594.09 | 14 |
Aug 2025 | $1,900,000 | $2,449,000 | 77.58% | Hedgestone Ct | 4,040 | $470.30 | 230 |
Jun 2025 | $1,950,000 | $2,399,999 | 81.25% | Hedgestone Ct | 4,026 | $484.35 | 27 |
Dec 2024 | $2,500,000 | $2,650,000 | 94.34% | Hedgestone Ct | 3,329 | $750.98 | 108 |
Apr 2024 | $2,900,000 | $3,100,000 | 93.55% | Hedgestone Ct | 4,034 | $718.89 | 9 |
Jan 2024 | $2,890,000 | $3,000,000 | 96.33% | Hedgestone Ct | 3,790 | $762.53 | 55 |
Apr 2023 | $2,425,000 | entered after closing | n/a | Hedgestone Ct | not entered | n/a | n/a |
Aug 2022 | $1,950,000 | $2,195,000 | 88.84% | Maidstone Ct | 3,255 | $599.08 | 56 |
Jul 2022 | $2,450,000 | $2,200,000 | 111.36% | Hedgestone Ct | 3,525 | $695.04 | 3 |
May 2022 | $2,150,000 | entered after closing | n/a | Maidstone Ct | 3,313 | $648.96 | n/a |
Jan 2022 | $2,000,000 | entered after closing | n/a | Hedgestone Ct | 3,331 | $600.42 | n/a |
Dec 2021 | $1,750,000 | $1,800,000 | 97.22% | Hedgestone Ct | 3,594 | $486.92 | 17 |
Nov 2021 | $1,625,000 | $1,625,000 | 100.00% | Hedgestone Ct | 3,484 | $466.42 | 0 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Hedgestone 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. Sixteen sales, an even count, so the $2,205,000 median is the mean of the two middle sales.
The newest Hedgestone closing, a Maidstone Court home of 3,625 square feet of living area, closed at $2,300,000 against a $2,400,000 list, 95.83 percent, with 0 days on market, which usually means the contract was agreed before or as the listing went live. At $634.48 a foot it sits exactly at the 60-month Hedgestone median per foot, and it is the sale every buyer will quote first.
A 3,313-square-foot Maidstone Court home that took 146 days and closed 92.09 percent of list. The county file shows this parcel’s earlier qualified sale at $2,150,000 in May 2022, so the pair is the clearest evidence on the street that a 2022 price and a 2026 price for the same house are almost the same, a gain of 2.3 percent in four years.
A 3,333-square-foot Maidstone Court home at $670.57 a foot, the highest per-foot figure since 2024, after 173 days on market and at 95.11 percent of list. It shows that a smaller, well-presented home can command the top per-foot rate and still need a full season to find its buyer.
A 3,720-square-foot Hedgestone Court home that went under contract quickly, 14 days, at 92.28 percent of list. The county file records its first sale as a new home at $1,193,400 in August 2015, an 85 percent gain across the decade.
Two of the largest homes in the record, 4,026 and 4,040 square feet on Hedgestone Court, closed at $484.35 and $470.30 a foot after listing near $2.4 million. They are the clearest warning in Hedgestone that a list price set from the 2024 peak does not hold, and that large homes sell at a lower per-foot rate than the Maidstone Court homes of 3,300 square feet.
The 2024 closings on Hedgestone Court set the record: $2,900,000 in April for 4,034 square feet, $2,890,000 in January for 3,790 and $2,500,000 in December for 3,329, at $718.89 to $762.53 a foot. They are real evidence and they are 2024 evidence. Used without a time adjustment they overprice a Hedgestone home in 2026.
We tracked all 14 qualified Hedgestone resales in Collier County’s deed record across the same 60 months to June 30, 2026, totaling $31,900,000, at the same $2,205,000 median. Two of them never ran through the MLS window, a Maidstone Court sale at $2,700,000 in March 2024 and a Hedgestone Court sale at $2,000,000 in April 2026, and the MLS holds four closings the county file does not qualify or had not yet recorded, among them the June 2026 sale. The county’s per-square-foot figures use the roll’s building area, a larger denominator than MLS living area, so we never set the two against each other.
Hedgestone vs Lake Estates is the comparison a TwinEagles estate buyer makes. Hedgestone’s 16 MLS closings over 60 months ran $1,625,000 to $2,900,000 at a $2,205,000 median; Lake Estates’ eight ran $2,021,589 to $3,500,000, too few for a median. Hedgestone offers more homes and a lower entry; Lake Estates, newer houses on the 34-acre lake.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; TwinEagles HOA approved 2024 budget; FEMA NFHL)
The developer grouped them itself in 2016, when The Ronto Group “expanded TwinEagles’ estate home offering with the introduction of the Hedgestone and Lake Estates neighborhoods” (archived TwinEagles news, June 2016). Both sit under the Grand Arbors design guidelines, neither has a neighborhood association, and both pay the same club initiation for the same deeded category. The full picture of the rival neighborhood is on our Lake Estates at TwinEagles guide.
Measure | Hedgestone at TwinEagles | Lake Estates at TwinEagles |
|---|---|---|
Homes | 70, on Hedgestone Court and Maidstone Court | 19, on TwinEagles Boulevard |
Homesite (developer’s marketed figure) | 90 by 160 feet | 110 by 150 feet, facing the 34-acre lake |
Built (county roll) | 2006 to 2022 | 2015 to 2022 |
Builders | Arthur Rutenberg, Kingon, Bordeaux, Divco, Stock | Arthur Rutenberg, Stock, Divco |
MLS closings, 60 months | 16 | 8 |
MLS price range, 60 months | $1,625,000 to $2,900,000 | $2,021,589 to $3,500,000 |
MLS median, 60 months | $2,205,000 | too few sales for a median; all eight listed below |
MLS closings, last 12 months | 4, from $2,200,000 to $2,300,000 | 2, at $3,300,000 and $2,800,000 |
Median days on market, 60 months | 27 | 34.5 (mean of 32 and 37), on eight sales |
Closed at or above final list, 60 months | 2 of 13 marketed | 5 of 8 |
Median sold per living sq ft, 60 months | $634.48 (15 sales) | $677.94, the midpoint of $642.22 and $713.66 (n=8) |
Active on September 24, 2026 | 2, at $2,750,000 and $2,695,000 | none |
2024 master association assessment | $5,017.84 | $4,895.73 |
Neighborhood association | none | none |
Flood, effective map, street points | 7 Zone X, 3 Zone AH of 10 | 4 Zone AH, 4 Zone X of 8 |
FEMA letters on file | nine, 2014 to 2022 | at least three, 2016 to 2018 |
Sources: Southwest Florida MLS, TwinEagles development, allocated by street, pulled September 24, 2026; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer, queried September 23 and 24, 2026. Street-point counts describe points in front of homes, never any single house.
Lake Estates’ eight MLS closings over 60 months, every one: $2,800,000 (April 2026), $3,300,000 (February 2026), $3,500,000 (January 2025), $3,250,000 (October 2024), $2,189,967 (June 2022), $2,153,345 (April 2022), $2,950,000 (February 2022) and $2,021,589 (November 2021). The $3,500,000 sale is the highest TwinEagles price in the 60-month window.
A buyer should choose Hedgestone for the clubhouse and the Eagle course at the door, a wider choice of homes, ages and builders, a real resale market to price from and an entry near $2.2 million today. A buyer should choose Lake Estates for a house built in 2015 or later on the big lake, a marketed minimum of 3,500 square feet under air and the scarcity of 19 homes, and should be ready to pay more: Lake Estates’ two latest closings were $3,300,000 and $2,800,000.
Your buyer may well tour Lake Estates, and in the last two years Lake Estates has closed four homes at $2,800,000 to $3,500,000. That does not lift a Hedgestone price by association. It frames it: a Hedgestone home priced inside its own recent band, with its roof, flood file and club category documented, is the value choice beside the lake. A Hedgestone home priced toward Lake Estates’ band, as both current Hedgestone listings are, asks a buyer to pay lake money for a Hedgestone lot.
The club category changes what your Hedgestone 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.
On top of the house, a Hedgestone 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). The $150,000 Golf initiation is about 7 percent of Hedgestone’s 60-month median of $2,205,000, a smaller share than on any lower rung of the TwinEagles ladder, which is one reason the top neighborhoods feel the club cost less sharply than the production neighborhoods do. It is still 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). Hedgestone sits 0.5 to 0.9 miles by road from the clubhouse, wrapped by the Eagle course, so most Hedgestone buyers want Golf. A Golf-deeded Hedgestone 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 Hedgestone 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. For a Hedgestone 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. Ask the club for the Membership Plan and bylaws before you rely 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 Hedgestone 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 $5,017.84 in 2024, a separate irrigation bill, their own landscaping and county taxes. Hedgestone adds no neighborhood assessment and has no CDD.
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 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: $5,017.84 per Hedgestone home; 2025 and 2026 amounts not public | Annual, due January 1 | |
Neighborhood assessment | None in Hedgestone | $0; owners hire their own landscaping | ||
Irrigation water | Resource Conservation Systems | 2026 tariff: base charge by lot class plus $1.56 per 1,000 gallons; class for a given lot not published | Monthly | |
County property tax | Collier County Tax Collector | 12.2558 mills (2025); median total 2026 preliminary-roll bill on TwinEagles residential parcels $9,124 | Annual | |
Non-ad-valorem assessment | Collier County | $261.91 District 1 garbage (2025), the only such line | Annual, on the tax bill | Collier County Tax Collector 2025 bills |
Community development district | None | $0 |
The last dues schedule the club posted publicly is fiscal 2022, and the initiation has risen about 2.3 times since, so a buyer should expect current dues to differ. Current club dues and the 2025 and 2026 master budgets sit behind member logins; the club and master association estoppels for a specific home state the current figures.
Hedgestone has no neighborhood association, so a Hedgestone sale needs only two estoppel certificates: one from the club and one from the master association, ordered through FirstService Residential (club estoppel requirements by street). Eight TwinEagles streets need a third. For the homeowners association, section 720.30851 requires the certificate within 10 business days of a written request and caps the fee, adjusted for inflation every five years by the Department of Business and Professional Regulation; its current estoppel certificate fee schedule sets 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 also the document that confirms your category, current dues and remaining Phase One balance.
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 Hedgestone home can carry a bill far below what a new owner will pay. At the 2025 rate of 12.2558 mills, taxable value equal to the $2,205,000 Hedgestone median would produce about $27,024 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 Hedgestone 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), title charges as the contract allocates them (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), the two estoppel fees, prorations of dues, assessments and taxes, and any mortgage payoff. Documentary stamps come to $15,435 on a $2,205,000 sale (our arithmetic). We put a net sheet beside every valuation we write.
A Hedgestone 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 Hedgestone home is single-family under the Chapter 720 master association, and every sale adds the club’s approval and estoppel steps.
Data updated: September 2026 (Florida Statutes as linked; 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. Hedgestone has no condominium, so the Chapter 718 fork that applies to Covent Garden elsewhere in TwinEagles does not reach a Hedgestone seller. This is general information, not legal advice; confirm the package with your closing agent or attorney.
The 2010 Golf and Sports Declaration of Recreational Covenant, posted by the master association, splits the sale obligations clearly (Golf and Sports covenant). The membership transfers with the title of the lot, subject to the club’s reasonable approval of the purchaser and payment of the transfer fees; the club must act within 30 days of a complete application; and seller and buyer are jointly and severally liable to the club for dues incurred before the 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 and takes over the Phase One balance. The seller owes the disclosure summary, a clean dues account and the two estoppels. We have not verified whether the master 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 Hedgestone seller with a clean claims history, an elevation certificate and, where one exists, a FEMA letter for the lot should lead with all three.
Flood records change a Hedgestone at TwinEagles price because FEMA’s map reads the neighborhood as a mix of Zone X and shallow-ponding Zone AH, every legible elevation certificate on a Hedgestone home lists Zone AH, and nine FEMA letters remove homes or lots in the newer section from the high-risk area. The right document decides a lender’s flood requirement.
Data updated: September 2026 (FEMA NFHL and letters of map change layer, queried 24 Sep 2026; Collier County elevation certificates; Citizens)
FEMA’s effective panel 12021C0217H, dated May 16, 2012, reads seven of ten Hedgestone and Maidstone street points as Zone X, minimal hazard, and three as Zone AH, in the high-risk area, and every point has Zone AH land nearby (FEMA National Flood Hazard Layer). Street points are positions on the road, not house pads. Hedgestone homes were built on raised fill pads, and a house set back from a street point can sit in a different zone, so we never quote any one home’s zone from a map.
Collier County indexes 45 FEMA elevation certificates on Hedgestone Court and Maidstone Court (Collier County elevation certificates layer). On the thirteen our neighborhood guide downloaded, every certificate whose flood fields were legible lists Zone AH and a base flood elevation of 16.0 feet, and the legible first-floor elevations run from about 17.5 to 20.65 feet, so those homes sit about 1.5 to 4.7 feet above the base flood elevation. A certificate that shows your floor several feet above 16.0 is one of the strongest pages a Hedgestone listing file can carry.
FEMA’s database holds nine letters of map change from 2014 to 2022 naming lots in the Phase Two B section, the newer stretch of Hedgestone Court and Maidstone Court, and together they name at least 15 lots (FEMA letters of map change layer). Most read “Structure removed, property partially inundated”: the house is out of the high-risk area while part of the lot is in it. We found no letter naming a lot on the older Phase Two stretch of Hedgestone Court. A home inside the high-risk area with a federally backed mortgage must carry flood insurance; a home whose structure a FEMA letter has removed is no longer under the federal requirement, though a lender may still require coverage (FEMA, LOMA and LOMR-F).
At all ten Hedgestone street points the preliminary 2025 map shows the same zone as today (FEMA preliminary flood hazard layer), and Collier County targets summer 2027 for the new maps 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). 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). Two Hedgestone homes of the same size can carry different monthly costs for a buyer because one has a letter and a current wind mitigation report and the other has neither, and a buyer’s budget is monthly.
What adds or subtracts value in Hedgestone at TwinEagles is the house and its paperwork, because the homesites were marketed at one width: the view behind the lot, the roof’s age and permit, impact glass, the kitchen, baths, pool and outdoor kitchen, the club category, the flood documents and approvals on file for exterior work.
Data updated: September 2026 (Collier County monthly permit files, January 2024 to July 2026; Grand Arbors Design Review Guidelines; FEMA; club documents)
Adds value. The Grand Arbors guidelines require clay or concrete tile at a minimum 5-in-12 pitch and prohibit shingles and metal roofs (Design Review Guidelines, Grand Arbors at TwinEagles), so a reroof is a significant project and a buyer prices its absence. A finaled permit, a roof certification and a wind mitigation report on the state’s form turn a newer roof into a number the buyer’s insurer can credit. 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, and the 2006 to 2009 Hedgestone homes are past that line unless the roof has been replaced.
Adds value. Collier County’s permit files from January 2024 to July 2026 show four Hedgestone permits for shutters, windows and doors, worth $27,842 to $54,835 each, the upgrade that most changes a wind-insurance quote. Impact protection also removes the shutter routine for a seasonal owner, and wind mitigation credits are set by section 627.0629, Florida Statutes.
Adds value, and it is the largest difference a buyer sees between two homes of the same size. Hedgestone homes range from the Bonita Bay-era models of 2006 to 2009 to Ronto-era homes finished as late as 2022, so an updated kitchen and baths separate an older home from the last sale. The developer’s 2013 copy promised “a pool and spa, an outdoor kitchen, impact glass, stone floors, professional series appliances and more” on new homes, and buyers still expect that standard (archived TwinEagles news, 2014 capture).
Adds or subtracts. The 2023 federal aerial shows a screened pool behind most Hedgestone homes, so a buyer expects one in good order; a tired cage or an older pool finish shows up in the offer. A pool, cage or lanai extension needs architectural approval and a county permit, and both belong in the file.
Changes the buyer pool and usually the price. A lake-to-golf lot and an interior lot of the same size are different products, and the Bonita Bay-era models were sold on their views of the course and the lakes. We price each home against the resales with a comparable setting, and we show the survey and aerial so the buyer sees exactly what sits behind the house.
Adds or subtracts relative to the comparable set. A Golf-deeded Hedgestone home reaches the whole golfing buyer pool beside the clubhouse; 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.
Adds value when they exist. A FEMA letter removing the structure from Zone AH, or an elevation certificate showing the floor well above 16.0 feet, can decide whether the buyer’s lender requires flood insurance. Where neither exists, a new elevation certificate from a licensed surveyor is often worth ordering before you list.
Protects value. Every exterior change needs approval under the Grand Arbors guidelines, at $250 a modification in the 2018 version, and the guidelines let the association record a notice of violation for unapproved work (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 Hedgestone at TwinEagles home depends on your basis, your carrying costs and the band Hedgestone has traded in since 2025. TwinEagles leasing is capped at three leases a year of at least 30 days each, and club dues, the Phase One assessment and the master assessment continue whichever you choose.
Data updated: September 2026 (HOA Use Restrictions 2024; club documents; Southwest Florida MLS; Collier County recorded deeds)
Four Hedgestone homes closed between $2,200,000 and $2,300,000 in the latest twelve months, a tight band that gives a buyer confidence and gives a seller a clear target. With two active listings asking well above that band, a well-documented Hedgestone home priced inside it is the one a watching buyer can act on. On the county’s own repeat-sale record, five homes bought from 2015 to 2021 resold in 2024 to 2026 for 52 to 113 percent more.
The one Hedgestone house that sold in both 2022 and 2026 gained 2.3 percent in four years, 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 assessment, insurance and tax.
The master association’s 2024 Use Restrictions allow no more than three leases per calendar year, each for at least 30 consecutive days, on the board’s approved lease form, with screening before occupancy. A seasonal lease to one household is the realistic model. We publish no Hedgestone 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.
A free in-person comparative market analysis on Hedgestone 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 the 16 Hedgestone MLS closings and adjusted for roof, glass, finishes, pool, view and flood file. Call Jesse at (239) 898-6072.
A photo cannot show a roof’s age, the condition of a cage, the quality of a renovation or what the lanai actually looks at. A walkthrough can, and on a street where homesites share one marketed width, 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 Hedgestone, elsewhere in TwinEagles or anywhere in Naples, read our Hedgestone 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 Hedgestone 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
★★★★★ “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
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service 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 Hedgestone 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 near the band the four latest MLS closings set, $2,200,000 to $2,300,000, inside a 60-month range of $1,625,000 to $2,900,000, with the view, size, roof, club category and flood paperwork deciding where. Request a written valuation for your address or call Jesse McGreevy at (239) 898-6072.
From the 16 Hedgestone MLS closings of the last 60 months and the 14 recorded resales, adjusted for section, living area, view, club category, the Phase One balance, roof and openings, the flood file and time since the 2024 peak, then tested against the two homes listed today.
$2,300,000 in June 2026, $2,200,000 in April 2026, $2,235,000 in February 2026 and $2,210,000 in January 2026, all Southwest Florida MLS closings. Before those, $1,900,000 in August 2025 and $1,950,000 in June 2025.
$2,205,000 across the 16 MLS closings of the 60 months to September 24, 2026, the mean of the two middle sales, $2,200,000 and $2,210,000. Collier County’s 14 qualified resales in the same period have the same median.
$2,900,000, on Hedgestone Court in April 2024, the highest in both the MLS and the county record for the 60-month window.
A median of $634.48 per square foot of MLS living area across the 15 Hedgestone closings of the last 60 months that report one. The four latest ran $594.09 to $670.57. Larger homes carry a lower figure per foot.
About three. Collier County’s deeds show 14 qualified resales in the 60 months to June 2026, and the MLS shows four closings in the latest twelve months.
They are below the 2024 peak and steady since. The three 2024 MLS closings ran $2,500,000 to $2,900,000; the four of the last twelve months ran $2,200,000 to $2,300,000, and the one house that sold in both 2022 and 2026 gained 2.3 percent.
A median of 27 days on market across the 13 homes marketed on the MLS over 60 months, but the four latest took 0, 14, 146 and 173 days. Price against the recent band decides which end a home lands on.
A median of 94.34 percent of final list price over 60 months and 93.69 percent over the last twelve months, when none of the four closings reached list.
Because a model has about three Hedgestone sales a year to work from, often groups TwinEagles sales by an inconsistent MLS label, cannot see the club category, and cannot see the view, roof, impact glass, renovation or FEMA letter.
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.
They are your competition, not your comparables. On September 24, 2026 they asked $2,750,000 and $2,695,000, about 20 and 17 percent above the highest closing since January 2025. Closings set value; asking prices set the field your buyer tours.
Lake Estates is the rival estate neighborhood, with eight MLS closings over 60 months from $2,021,589 to $3,500,000. It frames a Hedgestone price as the value choice beside the lake; it does not lift a Hedgestone price by association.
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, and Hedgestone sits beside the clubhouse. 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. Ask the club for the Membership Plan and bylaws.
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.
Two: the club’s and the master association’s. Hedgestone has no neighborhood association, so there is no third. The association estoppel is capped at $299 for a current account, plus $119 expedited, plus up to $179 if delinquent, under the state’s current schedule.
The last public figure is the master association’s 2024 assessment of $5,017.84 a year per Hedgestone home, billed once a year and due January 1. Newer budgets are not public, and there are no neighborhood dues.
No. The only non-ad-valorem line on the 2025 TwinEagles tax bills reviewed is the $261.91 county garbage assessment, which helps against North Naples communities that carry district bonds.
Usually higher. As an illustration, taxable value equal to the $2,205,000 median at the 2025 rate of 12.2558 mills is about $27,024 a year, before any exemption the buyer qualifies for.
It can, because a federally backed mortgage on a home in the high-risk area requires flood insurance. Three of ten Hedgestone street points read Zone AH, and a FEMA letter or a strong elevation certificate for your home can remove that question.
Nine FEMA letters from 2014 to 2022 name at least 15 lots in the newer section of Hedgestone Court and Maidstone Court; none names a lot on the older Phase Two stretch. We check your lot against them before we price.
Possibly later. At every Hedgestone street point the preliminary map shows the same zone as today, but existing FEMA letters must be revalidated when the new map takes effect, expected in summer 2027.
On a 2006 to 2009 home, get a roof inspection or certification first. No reroof permit appears on either Hedgestone street since January 2024, and a buyer’s insurer will ask. Replace it if the certification fails; otherwise price the remaining life and show the report.
Usually not a full renovation. Every exterior change needs architectural approval and a county permit that can outlast your listing window, and many Hedgestone buyers plan their own finishes. Fix what an inspector will flag, document the roof and openings, and price the rest.
Until the market moves or a new sale closes. On a street with about three 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 roof, glass, finishes and view.
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.
TwinEagles is a seasonal market, and over 60 months most closings fell in January through June. Two of the three 2024 Hedgestone MLS closings came in January and April. Readiness matters more than the calendar: list when the file is complete and the home shows well.
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, which can make a TwinEagles buyer the strongest buyer for a Hedgestone home.
Someone who prices from Hedgestone’s own sales and reads the club estoppel, the flood file and the Grand Arbors approvals before the buyer’s attorney 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 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 club and the master association
Market data and county records
Florida statutes and state agencies
Flood, storms and insurance
History and the developer record
Our own assets
Every row below links the authority that publishes the document, so a Hedgestone 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 Hedgestone owner about value | Official authority |
|---|---|---|
Approved 2024 HOA Budget | The $5,017.84 Hedgestone 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 Hedgestone sale needs two estoppels, not three | |
Design Review Guidelines, Grand Arbors | Roof, wall, garage and pool rules that decide what an improvement is worth | |
Use Restrictions, 2024 | The leasing limits that shape the hold-or-lease decision | |
Florida Statutes 720.401 | The disclosure summary a seller owes before the contract | |
Estoppel certificate fee schedule | The current cap on the association estoppel fee | |
MT-1 application forms for a Letter of Map Amendment | How an eligible owner asks FEMA to remove a structure from Zone AH | |
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 Hedgestone 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 your own elevation certificate or FEMA letter where the county has not indexed one, from your surveyor or FEMA’s Map Service Center.
Your Hedgestone at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar personally, Top 1% Real Estate Agents Nationally Since 2008, built on Hedgestone’s 16 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 Hedgestone 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 Hedgestone, Lake Estates, The Estates, Dundee, Wicklow 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.