Kinross at TwinEagles, North Naples Florida
Kinross closed 11 MLS sales in two years, from $650,000 to $900,000, and prices have reset since 2024, so an online estimate has little to work from. McGreevy and Comisar value your home from those sales, adjusted for your plan, view, club category and flood file. Free and in writing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Kinross at TwinEagles home in North Naples is most likely worth something inside the band its recent sales set: 11 Southwest Florida MLS closings from $650,000 to $900,000 in the 24 months to September 24, 2026, at a $740,000 median. Your Lennar plan, view, club category, systems and flood file decide where yours falls.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, Kinross Lane, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
This valuation guide sits beside our complete Kinross at TwinEagles neighborhood guide, which covers the plat, the Lennar plans, the fee stack, the schools and the flood map in full. Here the question is narrower: what your home on Kinross Lane would sell for, and how we get to that number. Kinross is 86 Lennar pool homes built from 2015 to 2018 on one street along the northern edge of TwinEagles, the gated club community on Immokalee Road, and prices there have reset since 2024. So the answer comes from Kinross’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. Kinross has 25 MLS closings in five years, and on a street where one builder sold every house, the spread still runs $560,000 from the lowest sale to the highest (our arithmetic). The same 2,224 square feet of living area has closed at $1,100,000 and at $660,000 on this street. 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 Kinross 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 Kinross sales that fit your home, adjusted for your plan, view, club category, systems 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 Lennar plan name if you know it (Victoria, Sophia, Angelina, Isabella, Maria, Catalina or another), the club category deeded to the home (Golf, Sports or Social), what sits behind your lanai (preserve, lake or a lake with a fairway beyond it), the age of your air-conditioning system and any replacement permit, the age of your pool heater and pump, any impact openings or generator you added, and your elevation certificate. Those facts move a Kinross value more than anything else, and none of them is visible to an online model.
Jesse reviews your home against the 11 Kinross MLS closings of the last 24 months and the 25 of the last 60, the 20 qualified resales in Collier County’s deed record over the same five years, and the TwinEagles homes listed today, then sends a written valuation with the comparable sales, the adjustments and a recommended range. If you want a walkthrough, Marc Comisar will see the home in person, which usually moves the number by the amount the photos cannot show: the finishes, the condition of the systems and the view from the lanai.
Kinross’s eight closings of the last twelve months ran from $650,000 to $840,000, and two Kinross homes were listed on September 24, 2026, at $1,100,000 and $775,000, 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 Kinross at TwinEagles. Buying instead? See our Kinross buyer guide, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
The key facts behind a Kinross at TwinEagles home value are recorded: 86 Lennar pool homes on one street, built 2015 to 2018, a deeded Golf, Sports or Social membership on every home, 11 MLS closings in 24 months at a $740,000 median, two estoppels at a sale, no community development district and no FEMA letter on any lot.
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 Kinross at TwinEagles valuation beats an automated estimate because a model needs frequent, stable sales, and Kinross prices have moved sharply since 2024 on a handful of closings a year. A model also cannot see the deeded club category, the elevation certificate behind a Zone AH map reading, the lanai view or the age of the air-conditioning system.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; club documents; FEMA NFHL)
An automated valuation leans on recent nearby sales. Kinross recorded 20 qualified resales in Collier County’s deed file across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), about four a year, and eight MLS closings in the latest twelve months. The problem is not only that the sample is small. It is that the sample moved: the eight Kinross MLS closings of 2024 had a median of $895,000, and the eight of 2026 a median of $717,500. A model that blends the two years without weighting for time lands between them, which is wrong for almost every home on the street today.
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. Kinross Lane is Kinross, and nothing else is. A model that skips that step can price your home against a Fenhurst home a street away, a Covent Garden carriage home or an Estates home on the Talon, and the TwinEagles-wide twelve-month median of $1,031,250 across 50 closings says nothing about a 52-foot Kinross homesite.
Lennar sold every house on the street between 2015 and 2018, so a model may treat Kinross as a single product. The record says otherwise. Homes of 2,224 square feet of MLS living area closed seven times in five years: $785,000 in September 2021, $1,100,000 in February 2024, $1,070,000 in July 2024, $820,000 in June 2025, $660,000 in May 2026, $661,000 in August 2026 and $820,000 in September 2026. Same living area, a $440,000 spread (our arithmetic). The month of sale explains much of it, and the view, the finishes, the systems and the club category explain the rest. None of them is in a model’s inputs.
No public record attached to a sale says whether the home was deeded Golf, Sports or Social. At the fees the club posted in September 2026, a Golf buyer’s entry cost is $105,000 higher than a Social buyer’s (our arithmetic), and on a Kinross price that difference is about 14 percent of a $740,000 home. Lennar’s new-home program paired its Kinross homes with golf, but that was a developer offer, and the only reliable answer for an address is the club’s estoppel for that house, which is why we confirm it before we choose a single comparable.
FEMA’s published map shows most of Kinross Lane in Zone AH, a shallow-ponding area, and no FEMA letter removes any Kinross lot. An automated flood lookup will therefore call a Kinross home high-risk and stop. The elevation certificates Collier County keeps for 79 of the 86 homes tell the rest of the story: on the five our neighborhood guide could read, the first floor sits 1.0 to 1.9 feet above the 16.1-foot base flood elevation. That height is an input to the buyer’s flood premium, and a model never sees it.
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 Kinross home in the right broad range, somewhere in the $700,000s or $800,000s. What it cannot do is tell you where inside a $250,000 two-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 Kinross at TwinEagles home in ten steps: the MLS closings and recorded resales, the Lennar plan and living area, the view behind the lanai, the deeded club category, the Phase One balance, the landscaping assessment, the elevation certificate, the systems, a time adjustment from the 2023 and 2024 peak, and the live TwinEagles competition.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; club and association documents; FEMA NFHL)
We tracked every Kinross closing in the Southwest Florida MLS over 60 months and use the 24-month window as the headline, because it is the first that holds ten sales (the 12-month window holds 8). We lay Collier County’s recorded, qualified resales beside them as an independent check: 14 in the 36 months ending September 24, 2026 at a median of $867,500, and 20 over 60 months at a median of $885,000 (newest recorded sale June 30, 2026). The MLS carries four Kinross closings from late July to September 2026 that the county file has not yet received, and none of the 25 MLS closings was a sale entered after the fact. We read each record on its own denominator and never mix them.
Lennar sold six plans in Kinross in 2017, from the 1,850-square-foot Victoria to the 2,828-square-foot Catalina under air, and the developer’s releases mention a seventh from 1,649 square feet (Florida Weekly, March 16, 2017). Buyers compare plan with plan, so we group sales by living area first. In the MLS, 2,249 square feet appears eight times in 60 months, 2,224 seven times and 1,867 six times. The 11 closings of the last 24 months sold at a median of $368.71 per square foot of MLS living area, but per-foot figures fall as homes grow: the two largest Kinross homes in the five-year record, at 2,805 and 2,835 square feet, closed at $431.37 and $405.64 a foot in 2024 and 2022. We never apply a small plan’s per-foot rate to a large one.
Kinross homes on the north side of the lane back onto a wooded preserve along the community’s northern border; homes on the south side back onto a chain of lakes, and at the east end the lake separates them from a golf hole, on the 2023 federal aerial (USGS National Map, NAIP imagery). Lennar marketed preserve homesites in 2017. No public dataset tags Kinross sales by view, and with about four recorded sales a year no premium can be measured honestly, so we price the view from the specific sales on your side of the street, using the survey and the aerial to show exactly what sits behind the house.
The club states that “each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)” (club membership page). The category runs with the house, decides which initiation your buyer pays and decides whether a golfer can play the day they close, because “Resident Golf Memberships are immediately available with homes deeded Golf.” Because Lennar’s new-home buyers were offered a golf membership, many Kinross homes are likely Golf-deeded, but no public list gives the category by address. We never price a Sports or Social home as if it were a 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.
Kinross is not an owner-landscaped neighborhood. The master association bills a separate Kinross landscaping assessment, and its February 2024 newsletter routes a “landscape or irrigation” issue “on Fenhurst or Kinross” to “your representative on TwinEagles HOA” (February 2024 HOA newsletter). A seasonal buyer values a yard that is kept without them, and we say so in the listing, while being plain that the amount is not public and appears on the master association’s estoppel for your home.
Every Kinross elevation certificate our neighborhood guide read names Zone AH, each legible one with a base flood elevation of 16.1 feet, and the five legible first-floor heights run from 17.1 to 18.0 feet (Collier County elevation certificates layer). A home with its certificate and a current flood quote in the file presents very differently to a buyer than one that leaves the buyer to guess from the map. The zone and the premium for any one home come from its own paperwork, never from a street map.
Every Kinross home post-dates Florida’s first statewide building code of 2002 and sits in the code’s wind-borne debris region, with a design wind speed of about 160 mph, per the Florida Building Commission contours published by UF GeoPlan. Collier County’s monthly permit files from January 2024 to July 2026 show 29 permits on Kinross Lane, 21 of them air-conditioning replacements at 20 addresses, one generator with a gas line, one solar permit, one window and door permit, one storm-protection permit and no reroof (Collier County monthly building permit reports). A home that has already replaced its air conditioning, with the permit closed, answers the first question a buyer asks about a 2015 to 2018 house.
Kinross’s four 2023 MLS closings had a median of $457.99 per square foot of living area and its eight 2024 closings $463.06; its eight 2026 closings had a median of $329.04. A 2023 or 2024 comparable used without a time adjustment would overprice most Kinross homes today by a wide margin. We adjust older sales for time using Kinross’s own record, the same-plan series above 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 Kinross listings, one at $1,100,000 after 8 days and one at $775,000 after 43 days, and 15 active listings across TwinEagles, including two on Fenhurst Way at $774,000 and $675,000. The $1,100,000 asking price sits $260,000 above the twelve-month Kinross high of $840,000 (our arithmetic), and asking prices are what owners hope for, not evidence. Your buyer will tour the Fenhurst listings the same afternoon. We position your price against what closed, then against what is listed.
Kinross at TwinEagles home values peaked in 2023 and 2024 and have reset since: the twelve MLS closings of those two years ran $850,000 to $1,210,000, and the eight closings of the last twelve months ran $650,000 to $840,000. Days on market have lengthened, and one of the eight closed at or above its final list price.
Data updated: September 2026 (Southwest Florida MLS, Kinross Lane, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
| Window (Southwest Florida MLS, to Sept. 24, 2026) | Closings (n) | Median sold | Low to high | Volume | Median days on market | Median sale-to-list | At or above list |
|---|---|---|---|---|---|---|---|
| 12 months | 8 | $717,500 (mean of $695,000 and $740,000) | $650,000 to $840,000 | $5,806,000 | 86 (mean of 54 and 118) | 96.44% (mean of 95.86% and 97.01%) | 1 of 8 |
| 24 months | 11 | $740,000 | $650,000 to $900,000 | $8,376,000 | 107 | 95.86% | 1 of 11 |
| 36 months | 18 | $845,000 (mean of $840,000 and $850,000) | $650,000 to $1,210,000 | $15,271,000 | 54 | 96.14% (mean of 95.86% and 96.42%) | 1 of 18 |
| 60 months | 25 | $855,000 | $650,000 to $1,210,000 | $21,981,000 | 44 | 96.42% | 3 of 25 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Kinross by street, pulled September 24, 2026. None of the 25 was entered after closing, so every sale counts in days on market and sale-to-list. The windows overlap, so read them as a record of what closed, not as a trend line. The 12-month window holds fewer than ten sales; the 24-month window is the first that holds ten, and eleven is an odd count, so its $740,000 median is an observed price (two Kinross homes closed at exactly $740,000, in July and August 2026).
| Year (MLS closings) | Closings | Median sold | Median per living sq ft | Median sale-to-list | At or above list |
|---|---|---|---|---|---|
| 2021 (September) | 1 | $785,000 (one sale) | $352.97 | 100.00% | 1 of 1 |
| 2022 | 3 | $1,040,000 | $405.64 | 97.87% | 1 of 3 |
| 2023 | 4 | $975,000 (mean of $950,000 and $1,000,000) | $457.99 (mean of the middle pair) | 96.61% (mean of the middle pair) | 0 of 4 |
| 2024 | 8 | $895,000 (mean of $890,000 and $900,000) | $463.06 (mean of the middle pair) | 95.69% (mean of the middle pair) | 0 of 8 |
| 2025 | 1 | $820,000 (one sale) | $368.71 | 98.80% | 0 of 1 |
| 2026 through September 24 | 8 | $717,500 (mean of $695,000 and $740,000) | $329.04 | 96.44% (mean of the middle pair) | 1 of 8 |
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. Four of the six years hold four sales or fewer, so read each as a record, not a rate. The pattern is the useful part: the highest prices per foot in 2023 and 2024, one sale in 2025, and a 2026 median about 20 percent below the 2024 median and about 29 percent below it per square foot (our arithmetic).
Collier County’s deed file records Lennar’s qualified new-home closings in Kinross from 2015 to 2018 at yearly medians of $529,350 to $574,500, as compiled on our Kinross neighborhood guide from the recorded deeds. In March 2017 the developer described Kinross plans “priced from the high $400’s to the low-$600’s” (Florida Weekly, March 16, 2017). Resales held near the builder’s prices through 2020, at a county median of $525,000 that year, then climbed to a county median of $895,000 in 2024. The 24-month MLS median of $740,000 is still about 41 percent above that 2020 figure in nominal dollars (our arithmetic), before pools, upgrades and inflation.
The cleanest price evidence on a one-builder street is the same house selling twice. Three Kinross homes appear twice in the MLS record of the last 60 months, each pair at the same address:
| Earlier sale | Later sale | Change | Living area (MLS) |
|---|---|---|---|
| $685,000 (Jan 2022) | $855,000 (Apr 2024) | +24.8% | 1,867 sq ft |
| $1,040,000 (Aug 2022) | $1,100,000 (Apr 2023) | +5.8% | 2,249 sq ft |
| $950,000 (Aug 2023) | $740,000 (Aug 2026) | down 22.1% | 2,249 sq ft |
Source: Southwest Florida MLS, same address, pulled September 24, 2026 (addresses withheld). Percentages are our arithmetic on nominal prices; improvements between the two sales are not recorded. The last row is the one to read twice: a Kinross home that sold for $950,000 in August 2023 resold three years later, in August 2026, for $740,000 after 153 days on market, at 89.70 percent of its final list price. That is the best single guide to where the band sits now.
On a Lennar street, the same living area appears again and again. Homes of 2,249 square feet closed at $1,040,000 in August 2022, $1,100,000 in April 2023, $1,000,000 in June 2023, $950,000 in August 2023, $900,000 in November 2024, $840,000 in May 2026, and $740,000 in both July and August 2026. Homes of 1,867 square feet closed at $685,000 in January 2022, $880,000 in November 2023, $890,000 in February 2024, $855,000 in April 2024, $850,000 in December 2024 and $695,000 in July 2026. Read together, they say the 2023 and 2024 prices were the top of the cycle for every repeating plan, and the 1,867-square-foot plan shows how far the reset has gone: its $695,000 in July 2026 is within $10,000 of the $685,000 the same living area brought in January 2022.
Over 24 months, the 11 Kinross closings reached a median 95.86 percent of final list price after a median 107 days. The spread matters more than the median. The three fastest, at 16 to 22 days, closed at 95.86 to 97.94 percent of list; four of the 11 took 139 days or more, and the slowest two, at 203 and 209 days, closed in May 2026 at $660,000 and $840,000. The one sale above list was the newest: $820,000 in September 2026 against a $799,500 list after 54 days, a home whose owners had priced it at the evidence. Over 60 months, 11 of the 25 Kinross closings went under contract in 30 days or fewer, most of them in 2021 to 2024 (our arithmetic from the same MLS pull).
Two Kinross homes were active on September 24, 2026, against eight closings in the latest twelve months, so Kinross’s months of supply read about 3.0 that day (our arithmetic). Across all of TwinEagles the same measure was about 3.6 months against the twelve-month pace. Three months of supply is a balanced market, not a seller’s one, and one of the two Kinross listings was asking $1,100,000 against a twelve-month high of $840,000. A well-priced Kinross home competes with one other listing on the street and two on Fenhurst Way; an overpriced one waits.
Across all of TwinEagles, the Southwest Florida MLS shows 50 closings in the twelve months to September 24, 2026 at a median of $1,031,250, a median 83 days on market and a median 94.63 percent of final list price, against a median of $993,750, 58.5 days and 94.52 percent over 24 months. Prices across the community have held while homes take longer to sell. Kinross has held its sale-to-list ratio better than the community, 96.44 percent over twelve months, but its prices have reset more than most, because its 2023 and 2024 sales set a high mark that 2026 buyers have not paid.
Your Kinross at TwinEagles comparables are the Southwest Florida MLS closings of the last 60 months, led by the 11 of the last 24 months and the latest: $820,000 in September 2026, $661,000 in August, $740,000 in August and $695,000 in July. An appraiser will read the same sales first, adjusted for time, living area, view and condition.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
| Closed | Sold | Final list | Sale-to-list | Living area (sq ft) | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|---|
| Sep 2026 | $820,000 | $799,500 | 102.56% | 2,224 | $368.71 | 54 |
| Aug 2026 | $661,000 | $674,900 | 97.94% | 2,224 | $297.21 | 18 |
| Aug 2026 | $740,000 | $825,000 | 89.70% | 2,249 | $329.04 | 153 |
| Jul 2026 | $695,000 | $725,000 | 95.86% | 1,867 | $372.25 | 22 |
| Jul 2026 | $740,000 | $775,000 | 95.48% | 2,249 | $329.04 | 118 |
| May 2026 | $840,000 | $849,900 | 98.84% | 2,249 | $373.50 | 209 |
| May 2026 | $650,000 | $670,000 | 97.01% | 2,061 | $315.38 | 16 |
| May 2026 | $660,000 | $699,000 | 94.42% | 2,224 | $296.76 | 203 |
| Jun 2025 | $820,000 | $829,999 | 98.80% | 2,224 | $368.71 | 107 |
| Dec 2024 | $850,000 | $888,000 | 95.72% | 1,867 | $455.28 | 44 |
| Nov 2024 | $900,000 | $1,025,000 | 87.80% | 2,249 | $400.18 | 139 |
| Jul 2024 | $1,070,000 | $1,150,000 | 93.04% | 2,224 | $481.12 | 95 |
| May 2024 | $1,210,000 | $1,249,000 | 96.88% | 2,805 | $431.37 | 54 |
| Apr 2024 | $855,000 | $895,000 | 95.53% | 1,867 | $457.95 | 5 |
| Feb 2024 | $890,000 | $923,000 | 96.42% | 1,867 | $476.70 | 68 |
| Feb 2024 | $1,100,000 | $1,150,000 | 95.65% | 2,224 | $494.60 | 2 |
| Feb 2024 | $890,000 | $899,000 | 99.00% | 1,901 | $468.17 | 6 |
| Nov 2023 | $880,000 | $899,000 | 97.89% | 1,867 | $471.34 | 35 |
| Aug 2023 | $950,000 | $1,025,000 | 92.68% | 2,249 | $422.41 | 82 |
| Jun 2023 | $1,000,000 | $1,025,000 | 97.56% | 2,249 | $444.64 | 51 |
| Apr 2023 | $1,100,000 | $1,150,000 | 95.65% | 2,249 | $489.11 | 21 |
| Aug 2022 | $1,040,000 | $1,100,000 | 94.55% | 2,249 | $462.43 | 1 |
| Jun 2022 | $1,150,000 | $1,175,000 | 97.87% | 2,835 | $405.64 | 25 |
| Jan 2022 | $685,000 | $685,000 | 100.00% | 1,867 | $366.90 | 5 |
| Sep 2021 | $785,000 | $785,000 | 100.00% | 2,224 | $352.97 | 0 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Kinross by street, pulled September 24, 2026. Sale-to-list and price per square foot are our arithmetic from the MLS sold price, final list price and living area. The first 11 rows are the 24-month window, and the first 18 the 36-month window.
The newest Kinross closing, a home of 2,224 square feet of living area, closed at $820,000 against a $799,500 list, 102.56 percent, after 54 days, the only Kinross sale above its list price in the last 24 months. It matched to the dollar the $820,000 a same-size Kinross home brought in June 2025, and it shows that a Kinross home priced at the evidence still draws a full-price buyer.
Two August closings bracket the band. A 2,224-square-foot home closed at $661,000, 97.94 percent of list, in 18 days; a 2,249-square-foot home closed at $740,000, 89.70 percent of an $825,000 list, after 153 days. The second is the home that sold for $950,000 in August 2023. Priced near the evidence, a Kinross home sold in under three weeks; priced from the old high, it sat five months and gave up more than 10 percent of its list.
A 1,867-square-foot home, the smallest plan in the recent record, closed at $695,000 in 22 days at 95.86 percent of list, and a 2,249-square-foot home closed at $740,000 after 118 days. The 1,867 sale is the clearest reset on the street: the same living area closed at $850,000 to $890,000 four times in 2023 and 2024.
Three Kinross homes closed in May 2026: $650,000 for 2,061 square feet in 16 days, $660,000 for 2,224 square feet after 203 days, and $840,000 for 2,249 square feet after 209 days, the twelve-month high. The two long-marketed sales both closed within 6 percent of their final list prices, which means the price reductions came before the final list, not at the closing table.
Eight Kinross homes closed in 2024, from $850,000 for a 1,867-square-foot home in December to $1,210,000 for a 2,805-square-foot home in May, the highest Kinross price on both the MLS and the county record for the five-year window. The per-foot figures ran $400.18 to $494.60, and none closed at or above list. Those are real evidence and they are 2024 evidence. Used without a time adjustment they overprice a Kinross home in 2026 by $150,000 or more.
We tracked all 20 qualified Kinross resales in Collier County’s deed record across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), from $650,000 to $1,210,000, at a median of $885,000 and $373.76 per county square foot. The 36-month county window holds 14 resales at a median of $867,500, the mean of the two middle sales, $855,000 and $880,000, and $381.45 per county square foot. The county’s per-square-foot figures use the roll’s building area, a different and larger measure than MLS living area, so we never set the two against each other.
Kinross vs Fenhurst is the comparison every buyer of a Lennar home at TwinEagles makes. Kinross’s 18 MLS closings over 36 months ran $650,000 to $1,210,000 at an $845,000 median; Fenhurst’s ten ran $767,500 to $959,900 at $872,500. Kinross offers newer, larger plans at the quiet north edge; Fenhurst, older homes that have held their price.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; TwinEagles HOA approved 2024 budget; FEMA NFHL)
Fenhurst and Kinross are TwinEagles’ two Lennar neighborhoods, side by side in the Grand Arbors half of the community: Lennar built Fenhurst first, from 2012, and Kinross from 2015. Neither has a neighborhood association of its own, both pay a landscaping assessment through the master association, both need only two 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 Fenhurst at TwinEagles guide.
| Measure | Kinross at TwinEagles | Fenhurst at TwinEagles |
|---|---|---|
| Homes | 86, on Kinross Lane | 57, on Fenhurst Way |
| Builder | Lennar, every home | Lennar, every home |
| Built (county roll) | 2015 to 2018 | 2012 to 2016, median 2014 |
| Plans (developer’s marketed figures, under air) | Six in 2017, 1,850 to 2,828 sq ft, plus a seventh from 1,649 | Four (Victoria, Nina, Isabella, Sophia), 1,650 to 2,250 sq ft |
| Homesite (developer’s marketed figure) | 52 feet wide, 145 feet deep or deeper | 53 feet wide |
| Setting | north edge, preserve behind the north row, lakes behind the south row | two lake rows with golf holes, preserve at the cul-de-sac |
| Gate by road | about 3.1 miles, about 12 minutes | 2.9 to 3.0 miles, 11 to 12 minutes |
| Clubhouse by road | about 1.3 miles | 1.1 to 1.2 miles |
| MLS closings, first window with ten | 24 months: 11, median $740,000 | 36 months: 10, median $872,500 (mean of $870,000 and $875,000) |
| MLS closings, 36 months | 18, median $845,000 (mean of $840,000 and $850,000) | 10, including 1 entered after closing, median $872,500 |
| MLS price range, 36 months | $650,000 to $1,210,000 | $767,500 to $959,900 |
| Median days on market, 36 months | 54 | 14 |
| Median sale-to-list, 36 months | 96.14% | 96.77% |
| Median sold per living sq ft, 36 months | $386.84 (mean of $373.50 and $400.18) | $391.29 (mean of $386.84 and $395.73) |
| Closed at or above final list, 36 months | 1 of 18 | 0 of 9 marketed |
| MLS closings, last 12 months | 8, from $650,000 to $840,000 | 1, at $840,000 (December 2025) |
| MLS closings, 60 months | 25, median $855,000, $650,000 to $1,210,000 | 23, including 2 entered after closing, median $840,000, $685,000 to $959,900 |
| Qualified county resales, 36 months | 14, median $867,500, $381.45 per county sq ft | 11, median $875,000, $386.84 per county sq ft |
| Qualified county resales, 60 months | 20, median $885,000 | 24, median $840,000 |
| Active on September 24, 2026 | 2, at $1,100,000 and $775,000 | 2, at $774,000 and $675,000 |
| 2024 master association assessment | $3,402.96 | $3,407.73 |
| Neighborhood association | none; landscaping assessment through the master association | none; landscaping assessment through the master association |
| Estoppels at a sale | two: club and master association | two: club and master association |
| community mailbox units | individual mailboxes | |
| Flood, street points on the effective map | 7 points: 6 Zone AH, 1 shaded Zone X | 4 points: 2 Zone AH, 2 shaded Zone X |
| FEMA letters | none names a Kinross lot | two single-home letters, 2013 and 2015 |
| First floor on legible elevation certificates | 17.1 to 18.0 ft, base flood elevation 16.1 ft | 17.6 to 18.7 ft, base flood elevation 16 ft |
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; club estoppel requirements by street; FEMA National Flood Hazard Layer; archived developer page, Fenhurst. 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.
The cleanest Kinross vs Fenhurst comparison is one living area on both streets, and 2,249 square feet repeats on both. In 2022 and 2023, Kinross homes of that size closed at $1,040,000, $1,100,000, $1,000,000 and $950,000, while Fenhurst homes of the same size closed at $873,000 and $950,000 in 2022 and $925,000 in 2023. In 2025, five Fenhurst homes of 2,249 square feet closed at $767,500 to $959,900, and in 2026 three Kinross homes of that size closed at $840,000, $740,000 and $740,000. On that evidence Kinross carried a premium for the same living area at the peak, consistent with the newer house, and gave it back in 2026, when the same Kinross size sold below Fenhurst’s December 2025 closing at $840,000.
Over 36 months the median price per square foot of MLS living area is $386.84 in Kinross and $391.29 in Fenhurst, about 1 percent apart (our arithmetic), and on the county record the two sit within $6 a foot. Buyers are pricing the two Lennar neighborhoods as one product at the entry end of TwinEagles single-family living, with Kinross’s newer homes and larger plans offset by the longer drive to the gate, community mailboxes and a street mapped mostly in Zone AH. The difference in speed is larger than the difference in price: Fenhurst’s marketed sales went under contract in a median 14 days over 36 months, Kinross’s in 54.
A buyer should choose Kinross for the newest Lennar construction in TwinEagles, the larger plans up to the 2,828-square-foot Catalina, a preserve or lake behind the house and the quiet of the far end of the community, and should be ready for community mailboxes and a flood policy priced from the elevation certificate. A buyer should choose Fenhurst for a slightly older, smaller Lennar home a little closer to the clubhouse and the gate, individual mailboxes and a street where two homes carry a FEMA letter.
Your buyer will almost certainly tour Fenhurst, where two homes were listed at $774,000 and $675,000 on September 24, 2026. That does not pull a Kinross price down by association. It frames it: a Kinross home priced inside its own recent band, with its plan, club category, elevation certificate and system records documented, is the newer house on the quieter street for a clear reason. A Kinross home priced from its 2024 sales asks a buyer to pay a peak price while Fenhurst offers the same Lennar product for less, and the two long-marketed Kinross sales of 2026 show how that ends.
The club category changes what your Kinross at TwinEagles buyer can pay because it comes out of the same budget as your price. The buyer pays the club $150,000 for a Golf-deeded home, $60,000 for Sports or $45,000 for Social at closing, plus a $3,500 transfer fee, and none of it reaches the seller.
Data updated: September 2026 (The TwinEagles Club membership page, Initiation Fee Policy and 2024 Membership Agreement, as linked)
| Effective | Golf | Sports | Social | Source |
|---|---|---|---|---|
| Before April 1, 2021 | none | none | none | Initiation Fee Policy |
| April 1, 2021 | $30,000 | $12,000 | $9,000 | FY2022 Dues and Fees |
| February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees |
| Between 2022 and March 2024 | $100,000 | $40,000 | $30,000 | Initiation Fee Policy, revised October 20, 2023 |
| March 1, 2024 | $130,000 | $52,000 | $39,000 | Initiation Fee Policy |
| Posted September 2026 (effective date not published) | $150,000 | $60,000 | $45,000 | Club membership page |
The policy sets the 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 Kinross’s price series: the Kinross buyer who paid $785,000 in September 2021 faced a $30,000 Golf initiation, while a 2026 Golf buyer pays $150,000 on top of the house. Part of the Kinross price reset is the same budget being split differently.
The developer’s 2017 release said “A golf membership is included with the purchase of every newly constructed home at TwinEagles” (Florida Weekly, March 16, 2017). That described Lennar’s new-home sales while the developer controlled the club. It does not describe a resale today: the club’s current membership page puts the initiation fee on the buyer, and a Kinross 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 Kinross 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). Kinross has no neighborhood association, so there is no neighborhood resale contribution to add. The $150,000 Golf initiation is about 20 percent of Kinross’s 24-month median of $740,000, one of the largest shares in TwinEagles; in Hedgestone the same fee is about 7 percent of the 60-month median. It is real money beside your price, and the buyer’s agent will add it before writing an offer: a cash buyer of a Golf-deeded Kinross home at $740,000 writes a check for about $893,500 before title, prorations and insurance.
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). A Golf-deeded Kinross 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 at Kinross prices that buyer is real: a Social-deeded home at $740,000 costs a buyer $105,000 less to enter than a Golf-deeded one. Pricing a Sports or Social home against Golf-deeded comparables is one of the most common reasons a listing sits. No public document lists the category for each Kinross 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 Kinross owner, that makes two buyers unusually strong: a Covent Garden owner moving up to a detached pool home in the same category, and an Estates or Hedgestone owner downsizing, each of whom may pay no new initiation. A valuation of the home you are selling should sit beside the cost of the one you are buying.
The club is private and member-owned. None of the club’s public documents describes a refund of the initiation fee when a member sells; the only refund the 2024 Membership Agreement names is of the transfer fee if the club does not approve the applicant, and the policy says the fee “is to be used for Club Capital expenditures.” The club’s Membership Plan and bylaws are not posted publicly. Many Kinross owners bought new from Lennar with a membership offered in the sale and paid no initiation at all. For valuation purposes we treat any initiation you paid as a sunk cost: it does not add to your price, and your buyer pays their own.
A Kinross 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 $3,402.96 in 2024, the Kinross landscaping assessment, county taxes, irrigation water and flood insurance. Kinross has no CDD and no neighborhood association fee.
Data updated: September 2026 (club, HOA and county documents as linked; latest public amount shown for each layer, with its year)
| Layer | Paid to | Latest public amount | Period | Source |
|---|---|---|---|---|
| Club initiation fee | The TwinEagles Club | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | One time, buyer, at closing | Club membership page |
| Club transfer fee | The TwinEagles Club | $3,500 | One time, with the Membership Agreement | 2024 Membership Agreement |
| Club dues | The TwinEagles Club | Fiscal 2022: Full Golf about $18,328 a year before sales tax, counting the Phase One assessment; current dues not public | Annual, fiscal year from November 1 | FY2022 Dues and Fees |
| 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 | Phase One Master Plan |
| Master association assessment | TwinEagles Homeowners Association | 2024: $3,402.96 per Kinross home ($2,742.96 operating, $660.00 reserve); 2025 and 2026 amounts not public | Annual, due January 1 | Approved 2024 HOA Budget |
| Kinross landscaping assessment | TwinEagles Homeowners Association | Not published; appears on the master association estoppel | Set by the master association | TwinEagles HOA, association and club responsibilities |
| Irrigation water | Resource Conservation Systems | 2026 tariff: base charge by lot class, $10.37 to $47.57 a month, plus $1.56 per 1,000 gallons; Kinross lot class not published | Monthly | RCS 2026 tariff |
| County property tax | Collier County Tax Collector | 12.2558 mills (2025); one 2025 Kinross Lane bill totalled $9,782.46 including the garbage line | Annual | Collier County Tax Collector |
| Non-ad-valorem assessment | Collier County | $261.91 District 1 garbage (2025), the only such line | Annual, on the tax bill | Collier County Tax Collector 2025 bills |
| Community development district | None | $0 | Official List of Special Districts |
The last dues schedule the club posted publicly is fiscal 2022, and the initiation has risen about 2.3 times since, so a buyer should expect current dues to differ. Current club dues, the Kinross landscaping amount and the 2025 and 2026 master budgets sit behind owner logins; the two estoppels for a specific home state the current figures. Kinross’s 2024 master assessment rose 7.2 percent from $3,173.90 in the prior year’s column, largely because the reserve share per home went from $510.05 to $660.00 (our arithmetic). At the fiscal 2022 Golf rate, club dues alone were more than five times the 2024 master assessment, so for a Kinross owner the club, not the association, is the largest recurring bill.
Kinross has no association of its own, so a Kinross sale needs two estoppel certificates: the club’s, and the master association’s through FirstService Residential, which also states the Kinross landscaping assessment. Kinross Lane is not one of the eight TwinEagles streets on the club’s list that need a third, neighborhood estoppel (club estoppel requirements by street). For the master association certificate, Florida law requires delivery within 10 business days of a written request and caps the fee (section 720.30851 is the homeowners’ association text), adjusted for inflation every five years by the Department of Business and Professional Regulation; its current estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, puts the cap at $299 for a current account, plus $119 for expedited delivery within three business days and up to $179 more if the account is delinquent. The club’s own estoppel fee was $250 on its fiscal 2022 schedule; confirm the current fee when you order. Order both before you list, because the club estoppel is also the document that confirms your category, current dues and remaining Phase One balance, and the master estoppel is the only place the Kinross landscaping 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 Kinross home, and 40 of the 86 carried a homestead exemption on the 2026 preliminary roll, can carry a bill well below what a new owner will pay. At the 2025 rate of 12.2558 mills, taxable value equal to Kinross’s $740,000 24-month median would produce about $9,069 a year before any exemption the buyer qualifies for (our arithmetic, an illustration, not a tax estimate). Fewer than half of current Kinross owners claim a homestead, and a seasonal buyer who does not homestead pays on the full purchase price. We put the buyer’s likely tax next to your price so it does not surprise them after the inspection.
Because most of Kinross Lane is mapped in Zone AH and no letter removes a Kinross lot, a buyer using a federally backed mortgage should expect the lender to require flood insurance. Unincorporated Collier County holds Community Rating System Class 5, worth a 25 percent discount on eligible NFIP premiums (FEMA CRS list, April 1, 2026), and under FEMA’s current pricing the premium reflects the individual building, including its first-floor height (FEMA, NFIP pricing). A buyer who sees your elevation certificate and a real quote early budgets for it; a buyer who meets it after the inspection often renegotiates.
The valuation is a price; what you keep is the net. A Kinross seller’s main costs are the brokerage commission, which is negotiable and set by your listing agreement, Florida documentary stamp tax on the deed at 70 cents per $100 of consideration (section 201.02, Florida Statutes), customarily paid by the seller in Collier County, the two estoppel fees, prorations of club dues, assessments and taxes, and any mortgage payoff. In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of Lee County and most of Florida. Documentary stamps come to $5,180 on a $740,000 sale (our arithmetic). We put a net sheet beside every valuation we write.
A Kinross at TwinEagles seller owes the buyer the Florida homeowners association disclosure summary before the contract is signed, because section 720.401 places that duty on the parcel owner in a resale. Every Kinross home is a single-family parcel under the TwinEagles master association, with no neighborhood association, and every sale adds the club’s approval and two estoppels.
Data updated: September 2026 (Florida Statutes as linked; TwinEagles declaration, use restrictions and recreational covenants; 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. Kinross has no condominium, so the Chapter 718 fork that applies to Covent Garden elsewhere in TwinEagles does not reach a Kinross seller. This is general information, not legal advice; confirm the package with your closing agent or attorney.
The club’s recorded 2010 Golf and Sports Declaration of Recreational Covenant and its 2024 Membership Agreement split the sale obligations clearly (Golf and Sports covenant; 2024 Membership Agreement). The membership transfers with the title, subject to the club’s approval of the purchaser; seller and buyer are “jointly and severally liable to the Club for any dues … incurred prior to the date of sale.” The buyer signs the club’s Membership Agreement, which “must be received by the Club SEVEN (7) DAYS PRIOR to the closing,” pays the $3,500 transfer fee with it, pays the initiation for the deeded category, takes over the Phase One balance and applies through the master association’s screening vendor (buyer and tenant screening instructions). The seller owes the disclosure summary, clean accounts with the club and the master association, and the two estoppels. We have not verified whether the TwinEagles declaration restates the section 720.401 duty in its own words, so we make no claim that it does.
Since October 1, 2025, Florida requires a residential seller to disclose known flooding, flood insurance claims and federal flood assistance received on the home at or before the time the sales contract is executed, under section 689.302, as explained in the Florida Senate staff analysis of HB 1049 (2024). A Kinross seller with a clean claims history, an elevation certificate and a current flood policy declarations page should lead with all three, because the buyer’s lender will see Zone AH on the map.
Every exterior change to a Kinross home, from paint to a generator to a new pool cage, needs written approval from the master association’s Architectural Review Committee, which meets twice a month and has up to 30 days to decide (ARC request form). Only Covent Garden adds a second, neighborhood-level approval in Grand Arbors; Kinross does not. A buyer’s attorney will ask for the approval letters for every visible change and compare the house with the county permit file, so a seller who gathers them before listing removes a common closing delay.
TwinEagles admits open-house visitors only on weekends, only to addresses on the weekly open-house list, with private showings by appointment through a buyer’s agent (TwinEagles Quick Guide for Realtors). Kinross sits about 12 minutes inside the gate, so a buyer rarely drives past your home by chance. A Kinross 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.
Zone AH changes a Kinross at TwinEagles price because most of Kinross Lane is mapped in FEMA’s shallow-ponding flood zone and no FEMA letter removes any Kinross lot, so a buyer with a federally backed mortgage should expect required flood insurance. The elevation certificate, which shows the floor above the flood elevation, sets how much that costs.
Data updated: September 2026 (FEMA NFHL and letters of map change layer, queried 24 Sep 2026; Collier County elevation certificates; Citizens; Collier County)
Our Kinross neighborhood guide checked seven street points along Kinross Lane on FEMA’s effective map, panel 12021C0217H, effective May 16, 2012: six read Zone AH, inside the Special Flood Hazard Area, and one read shaded Zone X, and the preliminary 2025 map shows the same zone at every point (FEMA National Flood Hazard Layer; FEMA preliminary flood hazard layer). Street points sit on the centerline in front of the homes, not on house pads, so we never quote any one home’s zone from a map. What the map says about the street is plain enough: most of Kinross is mapped high-risk, and it will stay that way on the new maps.
FEMA’s database holds at least 21 LOMA and LOMR-F determinations dated 2012 to 2024 naming TwinEagles lots, and none names a Kinross lot (FEMA letters of map change layer). Fenhurst Way, next door, has two single-home letters, and Lockford Lane and parts of Wisteria Drive have a shared 2013 letter. That is why a Kinross valuation cannot borrow a flood assumption from another TwinEagles street, and why an automated tool that knows TwinEagles has “FEMA letters” will be wrong about Kinross.
Collier County keeps a FEMA elevation certificate with the building permit for 79 of the 86 Kinross homes (Collier County elevation certificates layer). Our neighborhood guide read eight, spread along the street and signed at finished construction from 2015 to 2017: every one names Zone AH, each legible one gives a base flood elevation of 16.1 feet, and the five legible first-floor elevations run from 17.1 to 18.0 feet, one to two feet above it. A certificate for your own home, showing your floor above that figure, is one of the strongest pages a Kinross listing file can carry.
An owner whose structure sits above the base flood elevation may apply to FEMA for a Letter of Map Amendment for the structure, using the elevation certificate as the starting document (FEMA, LOMA and LOMR-F). Where FEMA issues one, the federal mandatory flood insurance requirement no longer applies to that structure, though “the mortgage lender retains the prerogative to require flood insurance.” No Kinross lot has one today, so we make no promise that any application would succeed; it takes months, and a seller who wants one should start well before listing and ask a licensed surveyor or engineer whether the elevations support it.
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; every Kinross street point keeps the same zone on the preliminary panel. Citizens requires flood insurance on every wind-covered personal residential policy from January 1, 2027 (Citizens flood requirement), so even a cash buyer who insures wind through Citizens will carry flood. Kinross sits in Collier County evacuation Zone E, and the state’s surge model shows no surge on Kinross Lane below a Category 4 or 5 hurricane (Florida Division of Emergency Management storm surge zones). Zone AH here is about rainfall ponding, not the Gulf, and a seller should say so.
No public dataset measures a flood discount on Kinross sales, and we publish none. What we see is simpler: the buyer’s monthly budget is the same whether the money goes to the price or to the flood premium, and a buyer who has to guess the premium discounts the price for the uncertainty. A Kinross listing with the certificate, a current declarations page and a quote in the file takes that guess away on the first showing.
What adds or subtracts value on Kinross Lane at TwinEagles is the view and the paperwork, because one builder built every house from a handful of plans: the preserve or lake behind the lanai, the plan and its options, the air-conditioning and pool-equipment records, the club category, the elevation certificate, and approvals on file for any exterior change.
Data updated: September 2026 (Collier County monthly permit files, January 2024 to July 2026; Grand Arbors Design Review Guidelines; FEMA; club documents)
Changes the buyer pool and usually the price. The north row backs onto dense preserve woodland, which means no rear neighbor and more wildlife; the south row backs onto lakes, and at the east end the lanais look across water to a golf hole. Buyers pay for water, golf and preserve views, but no public record tags a Kinross sale by view, so we price it from the sales on your side of the street and show the aerial and the survey.
Adds value when it is the larger plan. The two largest Kinross homes in the five-year MLS record, at 2,805 and 2,835 square feet, closed at $1,210,000 and $1,150,000, the two highest Kinross prices of the window. Lennar’s two furnished models, the Maria and the Angelina, were decorated by Baer’s Furniture and Robb and Stucky, and former models often resell with custom built-ins. Your closing file from Lennar usually lists the plan and the options, and both belong in the listing.
Adds value when documented. Twenty-one air-conditioning permits at 20 addresses across 86 homes in 31 months means roughly one Kinross home in four replaced a system in that window, with declared values from $4,000 to $15,842. A replaced system with a closed permit answers the question every buyer asks about a 2015 to 2018 house, and the pool heater, pump and water heater are the next questions. Original equipment is not a defect, but it is priced in.
Protects value. No Kinross reroof appears on the county’s January 2024 to July 2026 permit files, and a roof from 2015 to 2018 is still young. Under section 627.7011(5), Florida Statutes, an insurer may not refuse to write or renew solely because a roof is less than 15 years old, which covers every Kinross roof today. A roof inspection and a wind mitigation report on the state’s form turn that age into a number the buyer’s insurer can credit (section 627.0629, Florida Statutes; Florida Office of Insurance Regulation, wind mitigation resources).
Adds value. The permit files show one window and door permit, one storm-protection permit, one generator with a gas line and one solar permit on Kinross Lane since January 2024. Each needs master architectural approval as well as a permit, and a generator on a 52-foot homesite needs a site survey showing where it sits in the side yard. Documented impact protection is a real advantage for a seasonal owner who does not want to be home for shutter duty.
Adds or subtracts. Lennar’s base price on every Kinross plan included a caged heated pool and spa and a summer kitchen, so a buyer expects one and does not pay extra for it as if it were an upgrade. What moves the price is condition: a resurfaced pool, a sound cage and a working summer kitchen against a tired finish and a sagging screen.
Adds or subtracts relative to the comparable set. A Golf-deeded Kinross home reaches the whole golfing buyer pool; a Sports or Social home reaches a smaller one and is priced against the homes that buyer will tour. The category is on the club estoppel, and it goes at the top of the listing, never in the remarks.
Protects value. Exterior changes need written approval “AS PRESENTED,” and the owner acknowledges they “could be forced to have the item removed if it is installed without approval” (ARC request form). Repainting requires a selection from the approved color list, with an exception for the builder’s original color if the owner can verify it, so Lennar’s original color sheet from your closing file is worth keeping. Missing approvals become a closing problem.
Whether to sell, hold or lease a Kinross at TwinEagles home depends on your basis, your carrying costs and the 2026 Kinross price band. The TwinEagles use restrictions allow no more than 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)
Kinross buyers are active at the right price: eight closings in the last twelve months, the most of any single-family neighborhood in TwinEagles, and the newest closed above its list price. Two Kinross homes were listed on September 24, 2026, so a well-documented home priced inside the 2026 band competes with one neighbor, not a crowd. A home bought new from Lennar in 2015 to 2018 at a yearly median of $529,350 to $574,500 still carries a large gain at today’s band.
The case for holding is the 2024 peak: owners who bought or refinanced against $900,000 to $1,100,000 comparables may prefer to wait rather than sell at $740,000. But no public record promises the peak returns, a house that sold for $950,000 in August 2023 resold for $740,000 in August 2026, and every month held carries club dues, the Phase One assessment, the master and landscaping assessments, insurance and tax. A homesteaded owner who sells and establishes a new Florida homestead 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.
“All leases shall be in writing. No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days,” and tenants pass the master association’s screening under its 2024 Use Restrictions. Kinross is where a seasonal lease makes the most sense on paper: 40 of 86 homes are homesteaded, against 387 of 714 across TwinEagles, so about half the owners are already part-time, and a newer three-bedroom pool home is what winter renters look for. We publish no Kinross 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 13 of Kinross’s 25 did (our arithmetic from the MLS pull). The 2026 record shows the calendar is not the whole story, with three Kinross closings in May and five from July to September. Readiness matters more than the month. A Kinross home that goes to market in late fall with the elevation certificate, a flood quote, the two estoppels and the system records already in the file meets the season’s buyers on day one.
A free in-person comparative market analysis on Kinross 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 Kinross’s own MLS closings and adjusted for plan, view, pool, systems, club category and flood paperwork. Call Jesse at (239) 898-6072.
A photo cannot show the view from the lanai, the condition of a cage, the quality of a renovation or the age of the air conditioning. A walkthrough can, and on a street where one builder built every house from a handful of plans, those are the differences that turn a range into a price. Beside the price you receive the cost picture your buyer will underwrite, including the club initiation for your category and a flood quote from your certificate, 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 Kinross, elsewhere in TwinEagles or anywhere in Naples, read our Kinross 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, including whether the club’s move-within exemption applies to your next TwinEagles home.
McGreevy and Comisar are a top-reviewed listing team on Google, and Kinross 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
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These are the valuation questions Kinross at TwinEagles owners ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds, the club’s and the master association’s documents and FEMA, each in a single paragraph. Nothing here is an appraisal, and nothing here is tax or legal advice; your written valuation applies it to your address.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; club and HOA documents as linked)
Most likely somewhere inside the band Kinross’s recent MLS closings set: $650,000 to $900,000 across the 11 closings of the last 24 months, at a $740,000 median, with the plan, view, pool, systems, club category and flood paperwork deciding where. Request a written valuation for your address or call Jesse McGreevy at (239) 898-6072.
From Kinross’s own MLS closings and recorded resales, grouped by living area, then adjusted for the view, the club category, the Phase One balance, the landscaping assessment your buyer inherits, the elevation certificate, the air-conditioning and pool-equipment records and time since the 2023 and 2024 peak, then tested against what is listed in TwinEagles today.
$820,000 in September 2026, $661,000 and $740,000 in August 2026, and $695,000 and $740,000 in July 2026, all Southwest Florida MLS closings. Before those, $840,000, $650,000 and $660,000 in May 2026.
$740,000 across the 11 MLS closings of the 24 months to September 24, 2026, an observed price because eleven is an odd count. Over twelve months the MLS median is $717,500 on eight closings; over 60 months it is $855,000 on 25. Collier County’s deed file shows a 36-month median of $867,500 on 14 resales.
$1,210,000, in May 2024 on the MLS, for a home of 2,805 square feet of living area, the highest in both the MLS and the county record for the 60-month window. The twelve-month high is $840,000.
A median of $368.71 per square foot of MLS living area across the 11 Kinross closings of the last 24 months, and $329.04 across the eight of the last twelve months. The 2023 and 2024 medians were $457.99 and $463.06.
A handful in a typical year, more lately. The MLS shows 25 closings in 60 months and eight in the latest twelve months, and Collier County’s deeds show 20 qualified resales in 60 months; by calendar year the county record runs from one qualified resale in 2025 to eight in 2024.
They are well below the 2023 and 2024 peak. The median per square foot of living area was $457.99 on the four 2023 MLS closings and $463.06 on the eight 2024 closings, against $329.04 on the eight 2026 closings, and one house that sold for $950,000 in August 2023 resold for $740,000 in August 2026.
A median of 107 days on market across the 11 MLS closings of the last 24 months, but the range runs from 16 to 209 days. The three fastest took 16 to 22 days; the two slowest, 203 and 209. Price against the recent band decides which end a home lands on.
A median of 95.86 percent of final list price over 24 months and 96.44 percent over the last twelve months. One of the last 11 closed above list, $820,000 against $799,500 in September 2026; over 60 months, 3 of 25 closed at or above list.
Because a model has a handful of Kinross sales a year to work from, mixes 2024 peak prices with 2026 prices, often pulls in other TwinEagles sales under an inconsistent MLS label, cannot see the club category or the elevation certificate, and cannot see the view, pool, finishes or system ages.
No. The county’s just value is a mass-appraisal figure for taxation, and your assessed value resets for your buyer at a change of ownership. We never use it as a price.
Asking prices are what owners hope for. On September 24, 2026 one Kinross home was listed at $1,100,000 against a twelve-month Kinross high of $840,000. Closed sales, not neighbors’ asking prices, set a Kinross valuation.
Fenhurst is the other Lennar street, with ten MLS closings over 36 months at an $872,500 median and two listings at $774,000 and $675,000 on September 24, 2026. The two trade within about 1 percent per square foot of living area over 36 months, so Fenhurst frames a Kinross price; it does not set it.
Buyers treat the category as a major price factor because Golf is capped at 614 memberships and costs $150,000 to join against $60,000 for Sports and $45,000 for Social. No public record tags sales by category, so we price it from the estoppel and current demand.
The buyer, at closing, under the club’s Initiation Fee Policy, along with a $3,500 transfer fee under the 2024 Membership Agreement. None of it reaches the seller.
None of the club’s public documents describes a refund on resale; the only refund the Membership Agreement names is of a rejected applicant’s transfer fee. The club’s Membership Plan and bylaws are not posted publicly. Many Kinross owners who bought new from Lennar paid no initiation at all.
As a developer offer, yes: the 2017 release said “A golf membership is included with the purchase of every newly constructed home at TwinEagles.” That described Lennar’s new-home sales. On a resale today the buyer pays the club’s initiation fee at closing.
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, which also states the Kinross landscaping assessment. Kinross has no neighborhood association, so there is no third letter. The master 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 club’s fee was $250 on its fiscal 2022 schedule.
The last public master figure is the 2024 assessment of $3,402.96 a year per Kinross home, due January 1, the lowest of any single-family neighborhood in TwinEagles. The Kinross landscaping assessment is billed through the master association; its amount is not public and appears on the master estoppel.
No. The only non-ad-valorem line on the 2025 TwinEagles tax bills reviewed, including a Kinross Lane bill, is the $261.91 county garbage assessment, and the state’s official list of special districts names no TwinEagles district.
Often higher. As an illustration, taxable value equal to the $740,000 median at the 2025 rate of 12.2558 mills is about $9,069 a year, before any exemption the buyer qualifies for. One 2025 Kinross Lane bill totalled $9,782.46 including the garbage line.
It raises your buyer’s monthly cost, which the buyer weighs against your price. Six of seven Kinross street points read Zone AH and no FEMA letter names a Kinross lot, so put your elevation certificate and a current flood quote in the file from day one.
Possibly, for the structure. An owner whose floor sits above the 16.1-foot base flood elevation can apply to FEMA for a Letter of Map Amendment using the elevation certificate; no Kinross lot has one today, and it takes months, so start well before you list.
Probably not directly. Every Kinross street point keeps the same zone on the preliminary map, which Collier County targets to take effect in summer 2027. Citizens will require flood insurance on wind-covered residential policies from January 1, 2027.
Usually not. No Kinross reroof appears on the county’s 2024 to 2026 permit files, and a roof from 2015 to 2018 is still young. Get a roof inspection and a wind mitigation report so your buyer’s insurer can quote quickly.
Service it and document its age; replace it if an inspection says it is failing. Twenty-one of the 29 permits on Kinross Lane since January 2024 were air-conditioning replacements, so buyers will ask, and a closed permit answers the question.
Usually not a full renovation. Every exterior change needs master architectural approval and often a county permit that can outlast your listing window. Fix what an inspector will flag, paint from the approved color list, document the systems and price the rest.
Buyers pay for it, but no public record tags a Kinross sale by view and with a handful of sales a year no premium can be measured honestly. We price a view from the most comparable recent sale on the same side of Kinross Lane.
Yes. The two largest homes in the five-year MLS record, at 2,805 and 2,835 square feet, closed at $1,210,000 and $1,150,000, while the 1,867-square-foot plan closed at $695,000 in July 2026. Buyers compare your plan with the last sale of the same plan.
Until the market moves or a new sale closes. With eight closings in the last twelve months and prices still settling, 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 view, finishes and systems.
Yes. There is no cost and no obligation to list, and your request goes to Jesse McGreevy and Marc Comisar only.
A valuation is our opinion of the price your home would sell for, built from recorded sales; an appraisal is a licensed appraiser’s opinion for a lender. On a street like Kinross they usually draw on the same handful of sales.
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 Covent Garden owner moving up, or an Estates owner downsizing, the strongest buyer for your home.
Yes. Fewer than half of Kinross owners claim a homestead here, and most out-of-state sales close with remote signing. Plan a vendor list for repairs and a local contact for the gate and the showings.
Someone who prices from Kinross’s own sales and reads the club estoppel, the elevation certificate and the permit file before the buyer’s lender does. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s recorded deeds, tax roll, permits and elevation certificates, the club’s and the master association’s own documents, Florida Statutes and state agencies, FEMA, and dated coverage of Lennar’s Kinross sellout. No listing portal or competing brokerage is cited.
The club and the master association
Market data and county records
Florida statutes and state agencies
Flood, storms and insurance
History, the builder and the developer record
Our own assets
Every row below links the authority that publishes the document, so a Kinross 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 Kinross owner about value | Official authority |
|---|---|---|
| Approved 2024 HOA Budget | The $3,402.96 Kinross master assessment your buyer will underwrite | TwinEagles Homeowners Association |
| Use Restrictions, 2024 | The three-lease, 30-day leasing rule your buyer inherits | TwinEagles Homeowners Association |
| Architectural Review Committee request form | What any exterior change needs before you list | TwinEagles Homeowners Association |
| Initiation Fee Policy | What your buyer pays the club, the 10 to 4 to 3 ratio and the family and move-within exemptions | The TwinEagles Club |
| Membership Agreement 2024 | The $3,500 transfer fee and the seven-day deadline before closing | The TwinEagles Club |
| Estoppel requirements by street | Why a Kinross sale needs two estoppels, not three | The TwinEagles Club |
| Florida Statutes 720.401 | The disclosure summary a seller owes before the contract | Florida Senate |
| Estoppel certificate fee schedule | The current cap on the master association estoppel fee | Department of Business and Professional Regulation |
| MT-1 application forms | How an owner asks FEMA to remove a structure from Zone AH | FEMA |
| Elevation certificates layer | The certificate for your home, which prices your buyer’s flood policy | Collier County |
| Wind mitigation resources and inspection form | How to document your roof and openings for the buyer’s insurer | Florida Office of Insurance Regulation |
| Form DR-501T | How a homestead benefit can move to your next Florida homestead | Florida Department of Revenue |
Two documents that matter to a Kinross 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; and the master association’s current budget and estoppel, which states the Kinross landscaping assessment, from FirstService Residential.
Your Kinross at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar personally, Top 1% Real Estate Agents Nationally Since 2008, built on Kinross’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 Kinross 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 Kinross, Fenhurst, Dundee, Covent Garden 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.