Hollybrook at TwinEagles, North Naples Florida
Hollybrook trades three or four times a year, so an online estimate has little to work from. McGreevy and Comisar value your home from Hollybrook's own 18 MLS closings of the last five years, adjusted for era, plan, view, club category, roof and FEMA paperwork. Free and in writing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Hollybrook at TwinEagles home in North Naples is most likely worth something inside the band its recent sales set: 18 Southwest Florida MLS closings from $790,000 to $1,242,500 in the 60 months to September 24, 2026, at a $960,000 median. The era, plan, view, club category, roof and FEMA paperwork decide where yours falls.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, Heather Woods Court, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
This valuation guide sits beside our complete Hollybrook at TwinEagles neighborhood guide, which covers the covenants, the association, the fee stack, the schools and the flood letters in full. Here the question is narrower: what your home on Heather Woods Court would sell for, and how we get to that number. Hollybrook is 51 detached single-family homes on one private cul-de-sac in the middle of TwinEagles, the gated club community on Immokalee Road, built mostly by Centex from 2006 to 2009 and finished in the Minto era from 2013 to 2015. It trades three or four times in a typical year, so the answer comes from Hollybrook’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. Hollybrook has 18 MLS closings in five years, and on a street where most homes came from one builder in three years, the spread still runs $452,500 from the lowest sale to the highest (our arithmetic). You deserve to see each sale, with its date, living area, price per square foot, list price and days on market, and to see how we adjusted for your home. That is what the written valuation you request below contains, and it is what this page shows you in advance.
The five-year median is the steadiest number, and it is also the oldest. The six Hollybrook closings of the last twelve months ran from $912,000 to $1,235,000, with the two middle sales at $1,148,000 and $1,150,000. The split inside those six is size, not a trend: the two sales near $900,000 were homes of about 2,550 square feet of living area, and the four above $1,140,000 ran from 2,733 to 2,916 square feet. We read your home against the sales of its own size first.
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 Hollybrook 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 Hollybrook sales that fit your home, adjusted for its era, plan, view, club category and flood paperwork, at no cost.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Your address, the year your home was built and whether it is a Centex villa or a Minto-era home, the club category deeded to the home (Golf, Sports or Social), what sits behind your lanai (fairway, lake or preserve), the age of your roof and air-conditioning system and any replacement permits, any impact windows or doors you added, the condition of your pool and screen cage, and any FEMA letter or elevation certificate for your lot. Those facts move a Hollybrook value more than anything else, and none of them is visible to an online model.
Jesse reviews your home against the 18 Hollybrook MLS closings of the last 60 months and the six of the last twelve, the 14 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.
Hollybrook’s six closings of the last twelve months ran from $912,000 to $1,235,000, and two Hollybrook homes were listed on September 24, 2026, so the next well-evidenced listing sets the street’s price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse McGreevy direct at (239) 898-6072, or use the McGreevy and Comisar free home valuation form. If you are thinking about selling rather than only valuing, read how we sell homes in Hollybrook at TwinEagles. Buying instead? See our Hollybrook buyer guide, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
The key facts behind a Hollybrook at TwinEagles home value are few and recorded: 51 detached homes on one private cul-de-sac, built mostly by Centex from 2006 and in the Minto era from 2013, a deeded club membership on every home, 18 MLS closings in 60 months at a $960,000 median, three estoppels and no CDD.
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 Hollybrook at TwinEagles valuation beats an online automated estimate because a model needs frequent, similar sales, and Hollybrook records three or four a year. A model also cannot see the deeded club category, the FEMA letter behind a map reading, the view from the lanai, the roof’s age or the difference between a Centex villa and a Minto-era home.
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. Hollybrook recorded 14 qualified resales in Collier County’s deed file across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), and six MLS closings in the latest twelve months. With so little Hollybrook evidence, a model reaches for wider TwinEagles sales, where the twelve-month MLS median across all 50 closings was $1,031,250, or for nearby production homes that are not Hollybrook at all. Neither describes a detached pool home on a private cul-de-sac half a mile from 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. Heather Woods Court is Hollybrook, and nothing else is; there is no Hollybrook Court inside the gate, even though the association’s state filing names one. A model that skips that step can price your home against a Covent Garden carriage home or an Estates custom home.
Centex sold its Hollybrook Palomino and Victoria models as “detached villas,” and some listings still use the word. The county codes all 51 Hollybrook homes as single-family homes on their own lots, and the association’s 2006 articles state that it is “NOT a condominium association” (Hollybrook articles of incorporation). A model or a buyer that reads “villa” as attached or condominium product sets your home against the wrong sales, and usually the cheaper ones.
Most Hollybrook homes are Centex villas of 2006 to 2008; the last dozen were built from 2013 to 2015 under Minto’s program for the new developer, under a 2012 amendment that raised the maximum home size from 2,800 to 4,000 square feet. On the county record the only two Minto-era homes to resell in five years brought $1,242,500 and $1,235,000, the two highest Hollybrook prices, against a $922,500 median for the twelve Centex-era resales. A model that averages the two eras misprices both.
No public record attached to a sale says whether the home was deeded Golf, Sports or Social. At the fees the club posted in September 2026, a Golf buyer’s entry cost is $105,000 higher than a Social buyer’s (our arithmetic). On a street whose five-year median is $960,000, that gap is about 11 percent of the price, which is why we confirm the category on the club estoppel before we choose a single comparable.
Six of eight Heather Woods Court address points read Zone X on FEMA’s effective map and two read Zone AH, and FEMA has issued letters of map change naming Hollybrook lots. An automated flood lookup that reads only the map may call a Hollybrook home high-risk when a letter has removed the structure, or call it low-risk when the lot sits in an AH pocket. Only the letter and an elevation certificate for your lot answer the question.
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, lot size and building area, never as a price.
An automated estimate is quick and free, and it will usually place a Hollybrook home in the right broad range, somewhere around $1 million. What it cannot do is tell you where inside a $452,500 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 Hollybrook at TwinEagles home in ten steps: the MLS closings and recorded resales, the era and living area, the lot and view, the deeded club category, the Phase One balance, the association’s lawn and irrigation service, the FEMA letter and elevation certificate, the roof and systems, a time adjustment, and the live TwinEagles competition.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; club and association documents; FEMA NFHL)
We tracked every Hollybrook closing in the Southwest Florida MLS over 60 months and use that window as the headline, because it is the first that holds ten sales (the 12, 24 and 36-month windows hold 6, 7 and 9). We lay Collier County’s recorded, qualified resales beside them as an independent check: 14 in the same 60 months, at a $942,500 median. The two records differ mainly in dates, because the county file ends June 30, 2026 while the MLS runs to September 24, 2026. We read each record on its own denominator and never mix them.
Buyers compare like with like, so we group sales by era and living area first. The 18 Hollybrook MLS closings sold at a median of $364.91 per square foot of MLS living area, from $306.92 to $453.47. Homes of 2,548 to 2,562 square feet of living area appear six times in the record, and homes of 2,733 to 2,916 square feet appear ten times. The Centex covenants capped homes at 2,800 square feet of air-conditioned space, which is why the Centex villas fall in a narrow band, and the recorded covenants now allow 2,100 to 4,000 square feet.
The developer marketed Hollybrook as “67’ LOTS” (developer page, 2013, Wayback Machine), and the county roll puts the 51 lots at 0.20 to 0.40 acre, a median of about 0.24 acre. The larger lots sit around the far loop and the cul-de-sac, where two lots at the very end reach 0.40 acre. Homes back onto the Eagle course, lakes or preserve, and no public dataset tags Hollybrook 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 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. 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.
Under section 7.5.2 of the Hollybrook covenants as amended, the neighborhood association maintains the landscaping on every lot, “including mowing, fertilizing, edging, trimming,” and all portions of each lot’s irrigation system, and it controls the irrigation clocks. A seasonal buyer values a yard that is kept while they are away, and we say so in the listing. We are also plain that the quarterly amount is not public, and that whether irrigation water is still paid through the association after the board’s November 2023 amendment proposal is a question the Hollybrook estoppel answers.
The one Hollybrook elevation certificate in Collier County’s public file, for a Minto-era home certified in October 2013, puts the top of the bottom floor at 19.3 feet, 3.3 feet above the 16-foot base flood elevation printed on it, and notes the property “has been removed from the Special Flood Hazard Area by LOMR-F Dated July 9, 2013” (Collier County elevation certificate). Centex-era homes have no certificate in the county file. A home with its letter and a certificate in the file presents very differently to a lender than one that relies on the map.
Most Hollybrook homes date from 2006 to 2008 and are in their first big replacement cycle. Collier County’s monthly permit files from January 2024 to July 2026 show 38 permits on 23 of the 51 homes: 13 air-conditioning replacements, 10 window, door and shutter permits, five screen enclosures, two full reroofs, one new pool and one solar installation (Collier County monthly building permit reports). A home that has already replaced its roof, air conditioning or openings, with the permits closed, answers the first three questions a buyer asks.
Four of Hollybrook’s seven 2022 closings sold at or above list price; none of its five 2026 closings did. The five 2026 MLS closings had a median of 92.28 percent of final list price, against 100.00 percent for the seven of 2022. A 2022 comparable used without a time adjustment can overprice a Hollybrook home today, and a 2026 comparable of a different size can underprice it. We adjust older sales for time using Hollybrook’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 Hollybrook listings, at $1,050,000 after 128 days and $758,000 after 184 days, and 15 active listings across TwinEagles. The $758,000 asking price sat below every Hollybrook closing of the latest year, so it tells you what one owner is willing to take, not what the street is worth. Wicklow, the Centex street next door, had no listing. We position your price against what closed, then against what is listed.
Hollybrook at TwinEagles home values reached a new band in 2022 and have held it: the seven MLS closings of 2022 ran $890,000 to $1,242,500, and the six closings of the last twelve months ran $912,000 to $1,235,000. What changed is the negotiation, with none of those six closing at or above final list price.
Data updated: September 2026 (Southwest Florida MLS, Heather Woods 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 | 6 | $1,149,000 (mean of $1,148,000 and $1,150,000) | $912,000 to $1,235,000 | $6,565,000 | 107 (mean of 94 and 120) | 93.57% (mean of the middle pair) | 0 of 6 |
24 months | 7 | $1,148,000 | $912,000 to $1,235,000 | $7,540,000 | 120 | 93.30% | 0 of 7 |
36 months | 9 | $975,000 | $850,000 to $1,235,000 | $9,310,000 | 94 | 94.55% | 0 of 9 |
60 months | 18 | $960,000 (both middle sales $960,000) | $790,000 to $1,242,500 | $18,266,500 | 52 (mean of 49 and 55) | 95.71% (mean of 95.66% and 95.76%) | 4 of 18 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Hollybrook by street, pulled September 24, 2026. None of the 18 was entered after closing, so every sale counts in days on market and sale-to-list. The six closings of the last twelve months sold at a median of $394.78 per square foot of living area, the mean of $393.69 and $395.87, against $364.91 over 60 months. The windows overlap, so read them as a record of what closed, not as a trend line. The 12, 24 and 36-month windows hold fewer than ten sales; the 60-month window is the first that holds ten.
Year (MLS closings) | Closings | Median sold | Median per living sq ft | Median sale-to-list | At or above list |
|---|---|---|---|---|---|
2021 (December) | 1 | $790,000 (one sale) | $308.35 | 95.76% | 0 of 1 |
2022 | 7 | $960,000 | $374.71 | 100.00% | 4 of 7 |
2023 | 3 | $860,000 | $332.29 | 95.66% | 0 of 3 |
2024 | 0 | no Hollybrook closing | |||
2025 | 2 | $975,000 and $1,235,000 (two sales) | $388.03 (mean of the two) | 94.19% (mean of the two) | 0 of 2 |
2026 through September 24 | 5 | $1,148,000 | $393.69 | 92.28% | 0 of 5 |
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 seven sales or fewer, so read each as a record, not a rate. The pattern is the useful part: bidding at or over list in 2022, a quiet 2023 and 2024, and a busier 2026 in which buyers paid more per foot than in any earlier year but negotiated harder off the asking price.
Collier County’s deed file records Centex’s 32 qualified first sales of new Hollybrook homes from November 2006 to December 2008 at $545,000 to $897,400, a median of $736,250, as compiled on our Hollybrook neighborhood guide from the recorded deeds. Resales then fell to a median of $385,000 on four sales in 2012, and the Minto-era new homes closed from $701,700 in 2013 to $962,200 in 2015. The 14 qualified resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026) had a median of $942,500, about 28 percent above the Centex new-home median in nominal dollars across nearly two decades (our arithmetic). Those are prices before pools, upgrades and inflation, and they describe the street, not your house.
The cleanest price evidence on a small street is the same house selling again. Two Hollybrook addresses appear more than once in the MLS record of the last 60 months:
Earlier sale | Later sale | Change | Record |
|---|---|---|---|
$790,000 (Dec 2021) | $920,000 (Nov 2023) | +16.5% | Southwest Florida MLS, same address |
$920,000 (Nov 2023) | $925,000 (Apr 2026) | +0.5% | Southwest Florida MLS, same address |
$1,242,500 (Oct 2022) | $1,195,000 (Jul 2026) | down 3.8% | Southwest Florida MLS, same address |
Source: Southwest Florida MLS, same address, pulled September 24, 2026. Percentages are our arithmetic on nominal prices; improvements between the sales are not recorded. The first house, a Centex-era home of about 2,550 square feet of living area, sold three times in four and a half years: it gained 16.5 percent into late 2023 and then almost nothing in the two and a half years after. The second, a Heather Woods Court home built in 2015, sold for 3.8 percent less in July 2026 than at its October 2022 peak. Read together, they are the best single guide to where the band sits now: flat to slightly below 2022 for the same house.
Size alone does not set a Hollybrook price. Two different homes of 2,802 square feet of living area closed 17 months apart at $1,165,000 in April 2022 and $860,000 in September 2023, a $305,000 gap (our arithmetic) that timing explains only in part; in our experience the rest is usually condition and what sits behind the pool. Two homes of 2,558 square feet closed at $850,000 in December 2023 and $912,000 in May 2026. Three homes of 2,905 to 2,916 square feet closed at $1,235,000 in November 2025 and at $1,150,000 and $1,148,000 in September 2026.
Over 60 months the 18 Hollybrook closings reached a median 95.71 percent of final list price after a median 52 days, and 7 of the 18 went under contract in 30 days or fewer, most of them in 2022. The last twelve months ran slower: the six closings took 30, 49, 94, 120, 133 and 259 days, and their median sale-to-list ratio was 93.57 percent. The slowest, a 2,905-square-foot home, closed at 92.00 percent of its list after 259 days; a home of 2,916 square feet closed four days later at 89.34 percent after 133 days (our arithmetic from the same MLS pull). The lesson for a seller is about the first list price, not the house.
Two Hollybrook homes were active on September 24, 2026, against six closings in the latest twelve months, so Hollybrook’s months of supply read about four that day (our arithmetic). Across all of TwinEagles the same measure was about 3.6 months against the twelve-month pace. On a street of 51 homes those numbers move with every listing, so we read them beside the listings themselves: one asking $1,050,000 after 128 days and one asking $758,000 after 184 days.
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. Six of those 50 closings were in Hollybrook, about 12 percent of its 51 homes, one of the highest turnover rates in the gate. Prices across the community have held while homes take longer to sell, and Hollybrook’s own record shows the same.
Your Hollybrook at TwinEagles comparables are the Southwest Florida MLS closings of the last 60 months, led by the six of the last twelve: $1,148,000 and $1,150,000 in September 2026, $1,195,000 in July, $912,000 in May, $925,000 in April and $1,235,000 in November 2025. An appraiser reads the same sales first, adjusted for time, size and condition.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Closed | Sold | Final list | Sale-to-list | Living area (sq ft) | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|---|
Sep 2026 | $1,148,000 | $1,285,000 | 89.34% | 2,916 | $393.69 | 133 |
Sep 2026 | $1,150,000 | $1,250,000 | 92.00% | 2,905 | $395.87 | 259 |
Jul 2026 | $1,195,000 | $1,295,000 | 92.28% | 2,733 | $437.25 | 94 |
May 2026 | $912,000 | $935,000 | 97.54% | 2,558 | $356.53 | 30 |
Apr 2026 | $925,000 | $975,000 | 94.87% | 2,548 | $363.03 | 49 |
Nov 2025 | $1,235,000 | $1,299,000 | 95.07% | 2,907 | $424.84 | 120 |
May 2025 | $975,000 | $1,045,000 | 93.30% | 2,776 | $351.22 | 122 |
Dec 2023 | $850,000 | $899,000 | 94.55% | 2,558 | $332.29 | 55 |
Nov 2023 | $920,000 | $959,000 | 95.93% | 2,562 | $359.09 | 5 |
Sep 2023 | $860,000 | $899,000 | 95.66% | 2,802 | $306.92 | 197 |
Oct 2022 | $1,242,500 | $1,285,000 | 96.69% | 2,740 | $453.47 | 55 |
Jun 2022 | $890,000 | $950,000 | 93.68% | 2,450 | $363.27 | 32 |
May 2022 | $1,199,000 | $1,199,000 | 100.00% | 2,770 | $432.85 | 3 |
Apr 2022 | $1,165,000 | $1,149,900 | 101.31% | 2,802 | $415.77 | 14 |
Apr 2022 | $960,000 | $970,000 | 98.97% | 2,562 | $374.71 | 14 |
Feb 2022 | $960,000 | $960,000 | 100.00% | 2,756 | $348.33 | 99 |
Jan 2022 | $890,000 | $875,000 | 101.71% | 2,428 | $366.56 | 8 |
Dec 2021 | $790,000 | $825,000 | 95.76% | 2,562 | $308.35 | 7 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Hollybrook 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. Eighteen is an even count, and the two middle sales were both $960,000, so the $960,000 median is also an observed price.
The two newest Hollybrook closings, four days apart, were larger homes of 2,916 and 2,905 square feet of living area, and they closed within $2,000 of each other at $393.69 and $395.87 a foot. Both started well above where they finished: one at $1,285,000, closing at 89.34 percent after 133 days, and one at $1,250,000, closing at 92.00 percent after 259 days. Together they set today’s price for a large Hollybrook home, and they show what an optimistic first list price costs in time.
A 2,733-square-foot home that closed at 92.28 percent of a $1,295,000 list after 94 days, at $437.25 a foot, the highest per-foot price of the last twelve months. It is a Heather Woods Court home built in 2015, the same house that closed at $1,242,500 in October 2022, so it measures directly what a Minto-era home gave back from the 2022 peak: 3.8 percent.
Two Centex-era homes of 2,558 and 2,548 square feet closed a month apart, at 97.54 percent of list after 30 days and 94.87 percent after 49 days. Those are the clearest current evidence for the smaller Hollybrook plans, and the quick sale-to-list ratios show that a list price set close to the evidence still sells fast on this street.
A 2,907-square-foot home that closed at 95.07 percent of list after 120 days, at $424.84 a foot, the highest Hollybrook price of the last twelve months and the second-highest in five years. It shows that a larger Hollybrook home in good order can still reach the top of the band when buyers are negotiating hard.
Seven Hollybrook homes closed in 2022, and four of them at or above list, three within 14 days. The per-foot figures ran $348.33 to $453.47, and the October sale at $1,242,500 remains the highest Hollybrook price in the five-year record. Those are real evidence and they are 2022 evidence: the same house resold in July 2026 for $47,500 less (our arithmetic).
We tracked all 14 qualified Hollybrook resales in Collier County’s deed record across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), from $790,000 to $1,242,500, at a median of $942,500, the mean of the two middle sales, $925,000 and $960,000, and $332.34 per county square foot. Twelve were Centex-era homes, at a median of $922,500; the two Minto-era resales were the top two. The county’s per-square-foot figures use the roll’s building area, a different measure from MLS living area, so we never set the two against each other.
Hollybrook vs Wicklow is the comparison a buyer of a Centex home at TwinEagles makes. Hollybrook’s 18 MLS closings over 60 months ran $790,000 to $1,242,500 at a $960,000 median; Wicklow’s nine ran $930,000 to $1,580,000, too few for a reliable median. Hollybrook offers the lower entry price; Wicklow, larger homes on wider lots.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA approved 2024 budget; FEMA NFHL)
Hollybrook and Wicklow are next-door neighborhoods of the 2005 Grand Arbors release, and Centex started both in the same years, selling detached villas in Hollybrook and traditional single-family models in Wicklow; Minto-era homes finished Hollybrook and Stock Signature Homes finished Wicklow. Both have their own quarterly neighborhood association that keeps the yards, both need three estoppels at a sale, and both pay the same club initiation for the same deeded category. The full picture of the rival neighborhood is on our Wicklow at TwinEagles guide.
Measure | Hollybrook at TwinEagles | Wicklow at TwinEagles |
|---|---|---|
Homes | 51, on Heather Woods Court | 59, on Wicklow Lane |
Builders | Centex detached villas (Palomino, Victoria), then Minto-era homes 2013 to 2015 | Centex traditional single-family (Covington, Verano), then Stock Signature Homes 2014 to 2016 |
Built (county roll median) | 2007 | 2009 |
Homesite (developer’s marketed figure) | 67 feet | 75 by 160 feet |
Median lot (county roll) | 0.24 acre | 0.29 acre |
Median county building area | 2,802 sq ft | 3,240 sq ft |
Clubhouse by road | 0.51 miles to the street entrance | 0.7 to 1.0 miles |
Gate by road | 2.28 miles | 2.5 to 2.8 miles |
MLS closings, 60 months | 18 | 9 |
MLS price range, 60 months | $790,000 to $1,242,500 | $930,000 to $1,580,000 |
MLS median, 60 months | $960,000 (both middle sales $960,000) | fewer than ten sales; all nine listed below |
Median sold per living sq ft, 60 months | $364.91 | $495.87, the middle of nine |
Median days on market, 60 months | 52 (mean of 49 and 55) | 58, on nine sales |
Median sale-to-list, 60 months | 95.71% | 93.33%, on nine sales |
Closed at or above final list, 60 months | 4 of 18 | 1 of 9 |
MLS closings, last 12 months | 6, from $912,000 to $1,235,000 | 5, from $930,000 to $1,500,000 |
Qualified county resales, 60 months | 14, median $942,500, $332.34 per county sq ft | 9, middle sale $1,260,000, $393.96 per county sq ft |
Active on September 24, 2026 | 2 | none |
2024 master association assessment | $3,735.72 | $4,392.76 |
Neighborhood association | Hollybrook at TwinEagles HOA, quarterly; lawns and irrigation on every lot; managed by Complete Property Management of SWFL | Wicklow at TwinEagles HOA, quarterly; landscaping by the association; managed by Cardinal Management Group per the club’s January 2024 list |
Leasing | at least 30 days, no more than three leases a year | at least 30 days, no more than three leases a year |
Flood, effective map | 8 street points: 6 Zone X, 2 Zone AH | 5 street points: 4 Zone X (one shaded), 1 Zone AH |
FEMA letters | a 2012 LOMA, the July 9, 2013 LOMR-F and a 2019 LOMA | two single-lot LOMAs and two multi-lot LOMR-Fs |
Homestead share, 2026 roll | 53% | 59% |
Sources: Southwest Florida MLS, TwinEagles development, allocated by street, pulled September 24, 2026; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer; club neighborhood HOA contacts, January 2024. Street-point counts describe points on the map, never any single house. County per-square-foot figures use the roll’s building area and compare only with each other.
Wicklow’s nine MLS closings over 60 months, every one: $1,500,000 (September 2026), $930,000 (September 2026), $1,500,000 (December 2025), $1,150,000 (November 2025), $1,145,000 (November 2025), $1,575,000 (February 2025), $1,260,000 (May 2024), $1,580,000 (May 2024) and $1,200,000 (October 2021). One, in May 2024, closed at its list price; the rest closed below it.
The cleanest Hollybrook vs Wicklow comparison is one size on both streets, and it splits in two. At the small end the streets meet: in September 2026 a Wicklow home of 2,510 square feet of living area closed at $930,000, $370.52 a foot, while Hollybrook homes of 2,548 and 2,558 square feet had closed that spring at $925,000 and $912,000. At the large end they part: the same month a Wicklow home of 3,025 square feet closed at $1,500,000, $495.87 a foot, while a Hollybrook home of 2,905 square feet closed at $1,150,000, $395.87 a foot, a $350,000 gap for 120 more square feet (our arithmetic). On that evidence Wicklow’s premium lives in its larger plans and wider lots, not in the street name.
A buyer should choose Hollybrook for a detached pool home on a private cul-de-sac a three-minute drive from the clubhouse, with the lawn and irrigation kept by the association, at a five-year median under $1 million and a lower 2024 master assessment. A buyer should choose Wicklow for more house on a wider lot, a street that trades less often and a higher price band, recently $1,145,000 to $1,500,000 for its larger plans.
Your buyer may well tour Wicklow, where no home was listed on September 24, 2026. That does not raise a Hollybrook price by association, and it does not lower one. It frames it: a smaller Hollybrook home competes with Wicklow’s smaller plans at almost the same price, so it should be priced from Hollybrook’s own 2,550-square-foot sales, and a larger Hollybrook home is the lower-cost alternative to a Wicklow home and should be priced to win that comparison, not to match it.
The club category changes what your Hollybrook at TwinEagles buyer can pay because it comes out of the same budget as your price. The buyer pays the club $150,000 for a Golf-deeded home, $60,000 for Sports or $45,000 for Social at closing, plus a $3,500 transfer fee, and none of it reaches the seller.
Data updated: September 2026 (The TwinEagles Club membership page, Initiation Fee Policy and 2024 Membership Agreement, as linked)
Effective | Golf | Sports | Social | Source |
|---|---|---|---|---|
Before April 1, 2021 | none | none | none | Initiation Fee Policy |
April 1, 2021 | $30,000 | $12,000 | $9,000 | |
February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees |
Between 2022 and March 2024 | $100,000 | $40,000 | $30,000 | |
March 1, 2024 | $130,000 | $52,000 | $39,000 | Initiation Fee Policy |
Posted September 2026 (effective date not published) | $150,000 | $60,000 | $45,000 |
The policy sets the fees in a 10 to 4 to 3 ratio and requires at least 120 days’ notice of any increase, so a seller can see a change coming before it lands on a buyer. Read the table beside Hollybrook’s price series: the 2022 Hollybrook buyers who paid at or over list faced a $30,000 to $65,000 Golf initiation, while a 2026 Golf buyer pays $150,000 on top of the house. That rise sits in the same years as Hollybrook’s softer sale-to-list ratios.
From 2011 to 2018 the developer advertised a golf membership with the purchase of a new home, and a 2015 release about Minto’s TwinEagles neighborhoods repeated that promotion. That described new-home sales while the developer controlled the club. It does not describe a resale today: the master association’s own history says the 2018 separation “clearly defines The TwinEagles Club as a private club as opposed to a bundled community” (TwinEagles HOA Community FAQs), and the club’s current membership page puts the initiation fee on the buyer. A Hollybrook listing that still says golf comes free is repeating a builder-era sales line that a buyer’s agent will correct in the offer.
On top of the house, a Hollybrook 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 Hollybrook covenants charge their $500 Working Fund Contribution only when a buyer purchases a new home from the declarant or a builder, so it does not apply to a resale. The $150,000 Golf initiation is about 16 percent of Hollybrook’s five-year median of $960,000, a larger share than in Dundee, where it is about 9 percent of the 36-month median, and one reason a Golf-deeded Hollybrook buyer negotiates hard on the house.
Golf is capped at 614 memberships across the 717 homes, and the club describes “roughly 300 Golf Memberships per course and 9-minute tee times” (club membership page). Hollybrook sits half a mile by road from the clubhouse, and many of its lots back onto the Eagle course. A Golf-deeded Hollybrook 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 Hollybrook 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 Hollybrook owner moving within TwinEagles, or passing a home to family, those clauses can be worth six figures, and a TwinEagles neighbor who already holds your category can be the strongest buyer for your home.
The club is private and member-owned. None of the club’s public documents describes a refund of the initiation fee when a member sells; the only refund the 2024 Membership Agreement names is of the transfer fee if the club does not approve the applicant, and the policy says the fee “is to be used for Club Capital expenditures.” The club’s Membership Plan and bylaws are not posted publicly. For valuation purposes we treat the initiation you paid as a sunk cost: it does not add to your price, and your buyer pays their own.
A Hollybrook 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 $3,735.72 in 2024, the quarterly Hollybrook assessment, irrigation water where the owner pays it, and county taxes. Hollybrook has no CDD.
Data updated: September 2026 (club, HOA, Hollybrook association and county documents as linked; latest public amount shown for each layer, with its year)
Layer | Paid to | Latest public amount | Period | Source |
|---|---|---|---|---|
Club initiation fee | The TwinEagles Club | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | One time, buyer, at closing | |
Club transfer fee | The TwinEagles Club | $3,500 | One time, with the Membership Agreement | |
Club dues | The TwinEagles Club | Fiscal 2022: Full Golf about $18,328 a year before sales tax, counting the Phase One assessment; current dues not public | Annual, fiscal year from November 1 | |
Phase One capital assessment | The TwinEagles Club | Fiscal 2022: $244, $98 or $73 a month; buyer takes over the remaining payments | 12 years from September 2020 | |
Master association assessment | TwinEagles Homeowners Association | 2024: $3,735.72 per Hollybrook home ($3,075.72 operating, $660.00 reserve); 2025 and 2026 amounts not public | Annual, due January 1 | |
Hollybrook neighborhood assessment | Hollybrook at TwinEagles Homeowners Association | Not published; covers lot landscaping, the irrigation system on every lot and the private street | Quarterly | |
Irrigation water | Resource Conservation Systems, or the association where it still pays | 2026 tariff sets a base charge by lot size plus a usage rate | Monthly | |
County property tax | Collier County Tax Collector | 12.2558 mills (2025); 2026 preliminary-roll bills on the 51 Hollybrook homes about $4,701 to $13,039, median about $9,778 | Annual | |
Non-ad-valorem assessment | Collier County | $261.91 District 1 garbage (2025), the only such line | Annual, on the tax bill | Collier County Tax Collector 2025 bills |
Community development district | None | $0 |
The last dues schedule the club posted publicly is fiscal 2022, and the initiation has risen about 2.3 times since, so a buyer should expect current dues to differ. Current club dues, the Hollybrook budget and the 2025 and 2026 master budgets sit behind owner logins; the three estoppels for a specific home state the current figures. Hollybrook’s 2024 master assessment rose 6.9 percent from $3,495.21 in 2023 (our arithmetic). In November 2023 the Hollybrook board asked owners to approve an amendment so each owner pays their own irrigation water bill, noting that “66% of the residents pay more for irrigation water than they are using each month” (Hollybrook budget meeting notice, November 2023); whether it passed is not in a public record we reached, and the Hollybrook estoppel will show it.
Hollybrook has its own association, so a Hollybrook sale needs three estoppel certificates: the club’s, the master association’s through FirstService Residential, and the Hollybrook association’s through Complete Property Management of SWFL, which has managed it since April 2024 per the association’s management page and its state filings. Heather Woods Court is one of the eight TwinEagles streets on the club’s list that need the neighborhood estoppel as well as the other two (club estoppel requirements by street). For the master and Hollybrook association certificates, Florida law requires the certificate within 10 business days of a written request and caps the fee (section 720.30851 is the homeowners’ association text), adjusted for inflation every five years by the Department of Business and Professional Regulation; its current estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, puts the cap at $299 for a current account, plus $119 for expedited delivery within three business days and up to $179 more if the account is delinquent. The club’s own estoppel fee was $250 on its fiscal 2022 schedule; confirm the current fee when you order. Order all three before you list, because the club estoppel is also the document that confirms your category, current dues and remaining Phase One balance, and the Hollybrook estoppel is the only place the quarterly amount appears.
Your buyer’s property tax will not be your tax bill. Florida resets the assessed value at a change of ownership, so a long-held homesteaded Hollybrook home, and 27 of the 51 carried a homestead exemption on the 2026 preliminary roll, can carry a bill far below what a new owner will pay. At the 2025 rate of 12.2558 mills, taxable value equal to Hollybrook’s $960,000 five-year median would produce about $11,766 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 Hollybrook seller’s main costs are the brokerage commission, which is negotiable and set by your listing agreement, Florida documentary stamp tax on the deed at 70 cents per $100 of consideration (section 201.02, Florida Statutes), customarily paid by the seller in Collier County, the three estoppel fees, prorations of dues, assessments and taxes, including the Hollybrook quarter in progress, and any mortgage payoff. In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of Lee County and most of Florida. Documentary stamps come to $6,720 on a $960,000 sale (our arithmetic). We put a net sheet beside every valuation we write.
A Hollybrook 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 Hollybrook home sits under two homeowners’ associations, the master and Hollybrook’s own, and every sale adds the club’s approval and three estoppels.
Data updated: September 2026 (Florida Statutes as linked; Hollybrook articles and recorded covenants; TwinEagles recreational covenant and club documents as linked)
The statute requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it, per section 720.401. The contract must carry the statutory voidability warning in conspicuous type. If the summary is not provided first, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. It is a pre-contract duty, not a closing item. The Hollybrook association’s own articles state that it is “NOT a condominium association,” so the Chapter 718 fork that applies to Covent Garden elsewhere in TwinEagles does not reach a Hollybrook 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 current documents split the club side of a sale clearly (Golf and Sports covenant). The membership transfers with the title, subject to the club’s approval of the purchaser; seller and buyer are “jointly and severally liable to the Club for any dues … incurred prior to the date of sale.” The buyer signs the club’s Membership Agreement, which “must be received by the Club SEVEN (7) DAYS PRIOR to the closing,” pays the $3,500 transfer fee with it, pays the initiation for the deeded category, takes over the Phase One balance and passes the master association’s screening. The seller owes the disclosure summary, clean accounts with all three bodies and the three estoppels. We found no right of first refusal or sale-approval right in the Hollybrook documents we read, and we have not verified whether the Hollybrook covenants restate the section 720.401 duty in their own words, so we make no claim that they do.
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 Hollybrook seller with a clean claims history, an elevation certificate and a copy of any FEMA letter for the lot should lead with all three, because two of the street’s eight map points still read Zone AH.
Florida sellers must also disclose known facts that materially affect value and are not readily observable, the rule the Florida Supreme Court set in Johnson v. Davis. On a street of 2006 to 2008 homes, that usually means known roof, water-intrusion, pool or air-conditioning problems and any open or unpermitted work. A seller who has already replaced those items with closed permits turns a disclosure into a selling point.
TwinEagles admits open-house visitors only on weekends, from 9 a.m. to 5 p.m., only to addresses on the weekly open-house list drawn from the MLS, with private showings by appointment through a buyer’s agent (TwinEagles Quick Guide for Realtors). Signs follow the master association’s rules. A Hollybrook listing has to reach buyers before they reach the gate, which is why the valuation, the photographs of the view and the document file matter more here than a yard sign ever could.
The flood map and FEMA letters change a Hollybrook at TwinEagles price because Heather Woods Court is a patchwork: six of eight address points read Zone X on FEMA’s effective map and two read Zone AH, a shallow-ponding high-risk zone. A buyer’s lender and insurer respond to whichever documents the listing file puts in front of 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)
Point along the street | Effective zone | Preliminary 2025 zone | Ground elevation (ft, NAVD 1988) |
|---|---|---|---|
1, entrance end, north side | X | X | 17.6 |
2, entrance end | X | X | 17.7 |
3, middle, south side | X | X | 17.4 |
4, middle, north side | AH | AH | 17.3 |
5, far loop, south side | X | X | 18.1 |
6, far loop, north side | AH | AH | 17.8 |
7, cul-de-sac | X | X | 17.2 |
8, cul-de-sac end | X | X | 17.1 |
Source: FEMA National Flood Hazard Layer, panel effective May 16, 2012, and the FEMA preliminary flood hazard layer, as compiled on our Hollybrook neighborhood guide; ground elevation from the USGS 3D Elevation Program. The points are address coordinates spread along the street, listed by position, and they are not house pads. A zone at a map point is not the zone of any house, which is why we never quote one home’s zone from the street map.
FEMA’s letters of map change layer lists three determinations that name Hollybrook lots: a Letter of Map Amendment of October 2012 that removed the structure on one lot, a Letter of Map Revision based on Fill dated July 9, 2013 that names 12 Hollybrook lots, together with lots in Wisteria and Lockford, and a Letter of Map Amendment of April 2019 that removed the structure on one cul-de-sac lot (FEMA letters of map change layer). FEMA records the 2013 letter’s outcome as multiple determinations, so whether a given house was removed comes from the letter for that lot, not from a neighbor’s. FEMA also lists these letters as not incorporated into a later map, which matters when the new map takes effect.
The only Hollybrook elevation certificate in the county’s public file is for a Minto-era home certified in October 2013. It lists the flood zones as “X and AH,” a base flood elevation of 16 feet and the top of the bottom floor at 19.3 feet, and the surveyor noted the property “has been removed from the Special Flood Hazard Area by LOMR-F Dated July 9, 2013 … and is now in Zone Shaded X” (Collier County elevation certificate). Centex-era homes have no certificate in the county file, so a seller of a 2006 to 2008 home should order one from a licensed surveyor before listing, using the county’s list of surveyors for elevation certificates.
FEMA’s guidance is that a structure removed by a letter is outside the Special Flood Hazard Area, so the federal mandatory purchase requirement does not apply to it, while “the mortgage lender retains the prerogative to require flood insurance” (FEMA, LOMA and LOMR-F). So a letter removes the federal mandate for a removed house, but not every lender’s own requirement. Two Hollybrook homes of the same plan can carry different monthly costs for a buyer because one seller put a letter and a certificate in the file and the other did not, and a buyer’s budget is monthly.
Collier County opened the appeal period on its proposed new flood maps in August 2026 and targets summer 2027 for them to take effect, per its August 2026 release; on the preliminary panels every Hollybrook point keeps the zone it has today. 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). A buyer insured through Citizens will budget for a flood policy even in Zone X, and the elevation certificate is what prices it.
Hollybrook lies in Florida’s Category 5 storm-surge zone at every point tested, meaning the state’s model shows no surge reaching the street short of the most extreme hurricane, and in Collier County evacuation Zone E (Florida Division of Emergency Management, Know Your Zone). For a buyer comparing Hollybrook with coastal Naples, that is a genuine advantage to state plainly in the listing, with the advice to confirm the zone each season.
What adds or subtracts value in Hollybrook at TwinEagles is the era and the paperwork, because the lots are similar and most homes came from one builder in three years: the view behind the lanai, the lot, the roof, air conditioning and openings, the kitchen and baths, the pool and cage, the club category and the flood file.
Data updated: September 2026 (Collier County monthly permit files, January 2024 to July 2026; Hollybrook recorded covenants; TwinEagles HOA architectural review; FEMA; club documents)
Changes the buyer pool and usually the price. When Centex was selling, the Naples Daily News described its Palomino and Victoria detached villas as having “pools overlooking the Gary Player-designed Aerie course” (Naples Daily News, March 28, 2009); that course was rebuilt and reopened in 2012 as the Eagle. Not every lot faces a fairway: others look across a lake or into preserve, and in our experience the view is the single largest reason two Hollybrook homes of the same plan sell for different prices. We photograph the rear view first.
Adds value. Most Hollybrook lots cluster between 0.23 and 0.26 acre, the lots around the far loop and cul-de-sac reach 0.29 to 0.31 acre, and the two at the very end of the cul-de-sac are the largest on the street at 0.40 acre each. Listing sheets rarely give lot size, so we measure the lot from the county roll and show the survey, because a wider back yard behind the same plan is a difference a buyer pays for.
Adds value. The 12 homes of 2013 to 2015 are newer, were built under the 2012 amendment that raised the size cap to 4,000 square feet, and run from 2,740 to 3,354 square feet of county building area against a median of 2,762 for the Centex-era homes. The only two to resell in five years brought the two highest Hollybrook prices on the county record. If yours is one of them, the listing says so in its first line.
Adds value, and it is the first question on this street. Two full Hollybrook reroofs were permitted in December 2025 and April 2026, at $57,250 and $64,155. 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, a protection an original 2006 to 2008 roof no longer has. A roof inspection and a wind mitigation report on the state’s form turn a newer roof into a number the buyer’s insurer can credit (section 627.0629, Florida Statutes); an original roof is usually priced as a credit.
Adds value when documented. Thirteen air-conditioning replacements were permitted on Heather Woods Court from January 2024 to July 2026, at $7,450 to $15,914 each, which tells buyers the original systems are aging out. A recent system with a closed permit is a selling point; an original one is a negotiation item.
Adds value. Ten window, door, shutter and storm-protection permits since January 2024, at $11,500 to $60,000, show neighbors hardening openings. Every Hollybrook home was permitted under the Florida Building Code in the wind-borne debris region, with a design wind speed of about 160 mph per the Florida Building Commission contours published by UF GeoPlan, so documented impact protection lowers the buyer’s wind premium and removes the shutter routine for a seasonal owner.
Adds value, and it is the largest difference a buyer sees between two homes of the same plan. On a street of 18 to 20-year-old Centex homes, an updated kitchen and baths separate a home from the last sale of the same size, which is part of why two homes of 2,802 square feet of living area closed $305,000 apart.
Adds or subtracts. The Centex villas were sold as pool homes, and owners are still investing: a new pool was permitted in March 2026 at $184,672 and five screen-enclosure permits were issued in 2025 and 2026. Buyers compare your pool and cage with the last sale’s, and a tired cage or an older pool finish shows up in the offer.
Adds or subtracts relative to the comparable set. A Golf-deeded Hollybrook home reaches the whole golfing buyer pool, half a mile from 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.
Protects value. Every exterior change, “including, without limitation, the painting, staining, or varnishing of the exterior,” needs the reviewer’s prior written approval under the recorded Hollybrook covenants, and because the association maintains the lot landscaping, owners pay for any added maintenance a landscape change brings (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 Hollybrook at TwinEagles home depends on your basis, your carrying costs and the band Hollybrook has traded in since 2022. The Hollybrook covenants allow leases of at least 30 days, no more than three a year, and club dues, the Phase One assessment and both association assessments continue whichever you choose.
Data updated: September 2026 (Hollybrook recorded covenants; HOA Use Restrictions 2024; club documents; Southwest Florida MLS; Collier County recorded deeds)
Hollybrook turned over about 12 percent of its homes in the last twelve months, and the six closings set a clear band, $912,000 to $1,235,000, with larger homes at the top. Two homes were listed on September 24, 2026, one of them 184 days on the market. A well-documented Hollybrook home priced inside the band for its size sells; an optimistic list price waits, as the 259-day September closing showed.
The house that sold at $920,000 in November 2023 resold in April 2026 at $925,000, and the Minto-era home that sold at $1,242,500 in 2022 resold in 2026 for 3.8 percent less, so waiting has not added much lately. But a homesteaded owner with a low assessed value pays far less tax than a new buyer would. If you sell and establish a new Florida homestead, you may be able to transfer accumulated Save Our Homes benefit using the Department of Revenue’s Form DR-501T, which is worth planning before you decide. Every month held also carries club dues, the Phase One assessment, both association assessments, insurance and tax.
“No Dwelling Unit shall be leased for a term of less than thirty (30) consecutive days and no Dwelling Unit may be leased more than … three (3) times in any calendar year,” under the recorded Second Amendment to the Hollybrook covenants, which also bars renting part of a home or leasing on a time-share basis. Tenants also pass the master association’s screening under its 2024 Use Restrictions. A seasonal lease to one household is the realistic model, and the association’s lawn service makes a Hollybrook home easier to leave between seasons. We publish no Hollybrook rent figures, because no public record holds them, so weigh leasing against your own carrying costs, and remember that a tenant in place narrows the buyer pool when you do sell.
TwinEagles is a seasonal market: 109 of the 188 TwinEagles MLS closings of the last 60 months fell in January through June, and 9 of Hollybrook’s 18 did (our arithmetic from the MLS pull). Readiness still matters more than the month. A Hollybrook home that goes to market in late fall with the three estoppels, any FEMA letter, an elevation certificate and the roof and system permits already in the file meets the season’s buyers on day one.
A free in-person comparative market analysis on Hollybrook 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 Hollybrook’s own MLS closings and adjusted for era, plan, lot, view, roof, systems and flood paperwork. Call Jesse at (239) 898-6072.
A photo cannot show what sits behind the pool, the condition of a cage, the quality of a renovation or the age of a roof and air-conditioning system. A walkthrough can, and on a street where most homes share a builder and an era, 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 Hollybrook, elsewhere in TwinEagles or anywhere in Naples, read our Hollybrook 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 Hollybrook 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 Hollybrook at TwinEagles owners ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds, the Hollybrook association’s, the club’s and the master association’s documents and FEMA, each in a single paragraph. Nothing here is an appraisal, and nothing here is tax or legal advice; your written valuation applies it to your address.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; club, HOA and Hollybrook association documents as linked)
Most likely somewhere inside the band Hollybrook’s MLS closings set: $790,000 to $1,242,500 across the 18 closings of the last 60 months, at a $960,000 median, with the six of the last twelve months at $912,000 to $1,235,000. The era, plan, view, roof, systems, club category and flood paperwork decide where yours falls. Request a written valuation or call Jesse McGreevy at (239) 898-6072.
From Hollybrook’s own MLS closings and recorded resales, grouped by era and living area, then adjusted for the lot and view, the club category, the Phase One balance, the lawn and irrigation service your buyer inherits, the FEMA letter and elevation certificate, the roof, air-conditioning and opening records and time since 2022, then tested against what is listed in TwinEagles today.
$1,148,000 and $1,150,000 in September 2026, $1,195,000 in July 2026, $912,000 in May 2026, $925,000 in April 2026 and $1,235,000 in November 2025, all Southwest Florida MLS closings. Before those, $975,000 in May 2025.
$960,000 across the 18 MLS closings of the 60 months to September 24, 2026; eighteen is an even count and both middle sales were $960,000. The six closings of the last twelve months had a median of $1,149,000, the mean of $1,148,000 and $1,150,000, too few for a stable median. Collier County’s deed file holds 14 qualified resales over 60 months at a $942,500 median.
$1,242,500, an MLS closing in October 2022 that is also the highest qualified sale on Collier County’s deed file for the street. The same house resold in July 2026 for $1,195,000.
A median of $364.91 per square foot of MLS living area across the 18 closings of the last 60 months, from $306.92 to $453.47, and $394.78 across the six of the last twelve months, the mean of $393.69 and $395.87. County per-square-foot figures use a different area measure and never compare with these.
Three or four in a typical year: 18 MLS closings in 60 months, about 3.6 a year, and six in the latest twelve months, about 12 percent of the 51 homes. No Hollybrook home closed in 2024.
Not on the record. The 2026 closings had the highest median price per living square foot of any year in the five-year MLS record, $393.69. What has changed is the negotiation: none of the five 2026 closings sold at or above list, against four of the seven in 2022, and the same Minto-era house sold for 3.8 percent less in July 2026 than in October 2022.
A median of 52 days on market across the 18 MLS closings of the last 60 months, and a median of 107 days across the six of the last twelve months, which took from 30 to 259 days. The fastest recent sales were the ones listed closest to the evidence.
A median 95.71 percent of final list price over 60 months and 93.57 percent over the last twelve months, with 4 of the 18 five-year closings at or above list, all in 2022.
Because a model has three or four Hollybrook sales a year to work from, cannot see the deeded club category, the FEMA letter for your lot, the view or the roof’s age, and may treat a Centex villa as a condominium or mix the Centex and Minto eras. It often leans on wider TwinEagles sales or the assessed value.
No. The county’s just value is a mass-appraisal figure for taxation, and it resets for your buyer at a change of ownership. We never quote it as what a home is worth.
On the county record, yes: the only two 2013-to-2015 Minto-era homes to resell in five years brought $1,242,500 and $1,235,000, the two highest Hollybrook prices, against a $922,500 median for the twelve Centex-era resales. Newer construction and a larger median size are part of the difference.
Usually, yes. Homes back onto the Eagle course, lakes or preserve, and two homes of the same 2,802 square feet of living area closed $305,000 apart in 2022 and 2023. No public dataset tags sales by view, so we price the view from the specific resales that had one.
Yes, because your buyer will tour them. On September 24, 2026 one was asking $1,050,000 after 128 days and one $758,000 after 184 days, the second below every Hollybrook closing of the latest year. Asking prices tell you what owners hope for; closings tell you what buyers paid.
Wicklow is the Centex street next door, with larger homes on wider lots and nine MLS closings in five years from $930,000 to $1,580,000. Its smaller plans have closed near Hollybrook’s, while its larger plans have closed well above, so a larger Hollybrook home is the lower-cost alternative and should be priced to win that comparison.
A Golf-deeded home reaches every golfer shopping TwinEagles, while a Sports or Social home reaches a narrower pool, and Golf is capped at 614 memberships across 717 homes. No public record attached to a sale shows the category, so the premium cannot be measured from deeds; we confirm your category on the club estoppel and state it in the listing.
The buyer, at closing: $150,000 Golf, $60,000 Sports or $45,000 Social as posted in September 2026, plus the $3,500 transfer fee, unless an exemption in the club’s Initiation Fee Policy applies.
None of the club’s public documents describes a refund of the initiation fee when a member sells; the club’s Membership Plan and bylaws are not public. For valuation we treat it as a sunk cost.
The buyer takes over the remaining monthly payments. At the fiscal 2022 Golf rate of $244 a month, the 71 payments left after September 2026 would come to $17,324, an illustration, not a balance; your club estoppel states the actual figure.
The Hollybrook covenants charge a $500 Working Fund Contribution only when a buyer purchases a new home from the declarant or a builder, so it does not apply to a resale. The club’s initiation and transfer fees still apply.
Three: the club’s, the master association’s through FirstService Residential and the Hollybrook association’s through Complete Property Management of SWFL. Heather Woods Court is on the club’s list of eight streets that need the neighborhood estoppel.
The last public master figure is the 2024 assessment of $3,735.72 a year per Hollybrook home, due January 1. The Hollybrook association bills quarterly and covers the lot landscaping, each lot’s irrigation system and the private street; its current amount is not public and appears on the Hollybrook estoppel.
No. TwinEagles has no community development district: the 2025 tax bills reviewed carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s official list names no TwinEagles district.
Often higher. Florida resets the assessed value at a change of ownership, and 27 of the 51 Hollybrook homes carried a homestead exemption on the 2026 preliminary roll. At the 2025 rate of 12.2558 mills, taxable value equal to the $960,000 median would produce about $11,766 a year before exemptions, an illustration only.
It can raise a buyer’s monthly cost if nothing in the file answers it. Two of eight Heather Woods Court map points read Zone AH; a FEMA letter for your lot or an elevation certificate showing the floor above the base flood elevation is what answers the lender.
On the preliminary panels every Hollybrook map point keeps its current zone. Existing FEMA letters are revalidated or re-determined when the new map takes effect, expected in summer 2027, so confirm your letter’s status once FEMA publishes the county’s revalidation letter.
If it is the original 2006 to 2008 roof, a buyer’s inspector and insurer will focus on it. Replacing it with a closed permit, or pricing the home to reflect it, removes the largest credit request; two Hollybrook reroofs were permitted in December 2025 and April 2026.
Only if it is failing or near the end of its life. Thirteen air-conditioning replacements were permitted on the street from 2024 to mid-2026; a recent system with a closed permit is a selling point and an original one is a negotiation item.
Usually not a full renovation. Replace what an inspector will flag and document it with closed permits; kitchens and baths are a buyer’s choice, and any exterior change needs architectural approval that can outlast your listing window.
Buyers treat it as a feature: the same crew keeps every yard on the street, which makes the neighborhood look consistent and the home easy to own from a distance. The assessment pays for it, which we explain alongside the price.
About as long as the market holds still, which on this street means until the next sale or listing. We refresh a written valuation whenever a new Hollybrook closing or listing appears.
Yes, from the recorded sales and what you tell us about the era, view, roof, systems and updates. A walkthrough narrows the range, because the differences between Hollybrook homes are mostly the ones a photo does not show.
Yes. There is no cost and no obligation, and a written valuation does not commit you to list.
A valuation is our opinion of the price your home would bring, built from the comparable sales and written to help you decide. An appraisal is a licensed appraiser’s report for a lender or a court. We do not provide appraisals.
Yes. An existing member who moves to your home in the same or a lower category and occupies it pays no new initiation fee under the club’s policy, which can make a TwinEagles buyer the strongest buyer for your home.
Yes, within the leasing rules: at least 30 consecutive days per lease and no more than three leases a calendar year. A tenant in place complicates showings, so time a lease to end before season.
Someone who prices from Hollybrook’s own sales and understands the two eras, the club category, the three estoppels and the flood letters. 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 Hollybrook association’s, the club’s and the master association’s own documents, Florida Statutes and state agencies, and FEMA. No listing portal or competing brokerage is cited.
The Hollybrook association and its records
The club and the master association
Market data and county records
Florida statutes, courts and state agencies
Flood, storms and insurance
History, the builders and the developer record
Our own assets
Every row below links the authority that publishes the document, so a Hollybrook 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 Hollybrook owner about value | Official authority |
|---|---|---|
Hollybrook articles of incorporation, 2006 | That Hollybrook is 51 single-family homes and “NOT a condominium association” | |
Hollybrook covenants and 2012 Second Amendment | The lawn and irrigation service, the leasing rule and the home-size band your buyer inherits | |
Approved 2024 HOA Budget | The $3,735.72 Hollybrook master assessment your buyer will underwrite | |
Initiation Fee Policy | What your buyer pays the club, the 10 to 4 to 3 ratio and the family and move-within exemptions | |
Membership Agreement 2024 | The $3,500 transfer fee and the seven-day deadline before closing | |
Estoppel requirements by street | Why a Hollybrook sale needs three estoppels | |
Florida Statutes 720.401 | The disclosure summary a seller owes before the contract | |
Estoppel certificate fee schedule | The current cap on the association estoppel fees | |
Letter of Map Amendment and LOMR-F guidance | What a FEMA letter does and does not do for a lender | |
Wind mitigation resources and inspection form | How to document your roof and openings for the buyer’s insurer | |
Form DR-501T | How a homestead benefit can move to your next Florida homestead |
Three documents that matter to a Hollybrook valuation are not public and cannot be linked: the club estoppel for your home, which states your category, current dues and Phase One balance, from the club’s membership office; the master association’s current budget and estoppel, from FirstService Residential; and the Hollybrook association’s budget and estoppel, which states the quarterly assessment and whether irrigation water is in it, from Complete Property Management of SWFL.
Your Hollybrook at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar personally, Top 1% Real Estate Agents Nationally Since 2008, built on Hollybrook’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 Hollybrook 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 Hollybrook, 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.