Lake Estates at TwinEagles, North Naples Florida
A free, no-obligation valuation from McGreevy and Comisar. Nine recorded sales from $2,021,600 to $3,500,000 since 2021, adjusted for your lake exposure, club category and flood file. The only number that matters is yours.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Lake Estates at TwinEagles home in North Naples is most likely worth something inside the band its recent recorded sales set: Collier County recorded nine qualified Lake Estates sales from September 2021 to June 2026, from $2,021,600 to $3,500,000, with a median of $2,800,000. Exposure, size, the deeded club category and the flood paperwork decide where one home falls.
Data updated: September 2026 (Collier County recorded deeds, DOR-qualified sales, 60 months ending September 24, 2026, newest recorded sale June 30, 2026; Southwest Florida MLS, TwinEagles development, pulled 24 Sep 2026)
This valuation guide sits beside our complete Lake Estates at TwinEagles neighborhood guide, which covers the recorded replat, the Grand Arbors design rules, the lake, the schools and the flood map in full. Here the question is narrower: what your home on the lake side of TwinEagles Boulevard would sell for, and how we get to that number. Lake Estates is 19 lakefront houses built from 2015 to 2022 on the 34-acre lake the developer called the largest in TwinEagles, and it records about one resale a year, so the answer comes from the row’s own sales rather than a TwinEagles-wide average. 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. 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. On a row of 19 homes where the Southwest Florida MLS shows 8 closings in 60 months and the county shows 9 qualified sales, you deserve to see each sale with its date, size, price per square foot and the side of the row it sat on, and to see how we adjusted for your home. That is what the written valuation you request below contains, and it is why this page lists the sales rather than leaning on a median built from a handful of houses.
We price Lake Estates from two independent public records. The Southwest Florida MLS gives us the brokered closings with their final list prices, days on market and the living area each listing reported. Collier County’s recorded deeds give us every qualified, arm’s-length sale with the roll’s building area, trailing the MLS by about three months. The two measure square footage differently, so we never compare a county per-foot figure with an MLS one, and we label every figure on this page with the record it came from.
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 row’s own recorded sales are what your value depends on, and we tracked every one of them.
You get a free Lake Estates 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 Lake Estates sales that fit your home and a written opinion of value, free.
Data updated: September 2026 (Collier County recorded deeds, newest recorded sale June 30, 2026; Southwest Florida MLS, pulled 24 Sep 2026)
Your address, which way your lanai faces (south or west), the club category on your last club statement if you know it, your elevation certificate and any FEMA letter for your lot, a current wind mitigation report if you have one, the builder and model name, and a list of improvements with their approval letters. Those facts move a Lake Estates value more than anything else, and none of them is visible to an online model.
Jesse reviews your home against every Lake Estates sale on both records, the TwinEagles homes a buyer at your price will also tour and the cost stack your buyer will carry, 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 changes the number by the amount the photographs cannot show: the finish, the lanai, the pool and the view across the water.
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 Lake Estates at TwinEagles. Buying instead, on the lake or elsewhere inside the gate? Read our Lake Estates at TwinEagles buyer guide, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873.
Our Lake Estates at TwinEagles valuation beats an online automated estimate because a model needs frequent, similar sales and Lake Estates records about one resale a year. A model cannot read the club category deeded to your house, cannot see which way the lanai faces across the 34-acre lake, and cannot read your elevation certificate.
Data updated: September 2026 (Collier County recorded deeds, 60 months ending September 24, 2026; Southwest Florida MLS, pulled 24 Sep 2026; The TwinEagles Club membership page)
An automated valuation leans on recent nearby sales. The county’s deed file shows exactly one Lake Estates resale in each year from 2022 through June 2026, and the MLS shows 2 Lake Estates closings in the 12 months to September 24, 2026. With so little Lake Estates evidence, a model reaches for wider TwinEagles sales, where the twelve-month single-family MLS median was $1,150,000 on 39 closings, or for Hedgestone and The Estates, which are different products on different lots. Every one of those shortcuts points the wrong way for a newer lakefront house.
Every TwinEagles home is deeded a Golf, Sports or Social membership, and the club says each residence “is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)” (club membership page). No public record attached to a sale says which category a Lake Estates home carries. At the fees posted in September 2026, a buyer’s entry cost differs by $105,000 between a Golf and a Social home (our arithmetic from the $150,000 and $45,000 initiation fees). A model that cannot see the category cannot price the buyer pool.
The developer released the row as “19 south or west facing lakefront homesites 110 feet wide and 150 feet deep with long range views of a 34-acre lake, the largest lake in TwinEagles” (Naples Daily News, August 23, 2015). Exposure decides afternoon sun on the pool and, on a west-facing lot, the sunset. Lake Estates buyers ask about it before they ask about the kitchen, and no listing feed tags it.
Points along the Lake Estates frontage fall in both Zone AH and Zone X on FEMA’s effective May 16, 2012 map, and the county-filed elevation certificates we could read on Lake Estates homes show first floors 1.3 to 3.9 feet above the base flood elevation. A buyer’s lender reads the certificate and any FEMA letter, not the street. A model reads neither, and a home with its paperwork ready presents very differently from a neighbor without it.
The Collier County Property Appraiser’s just value is a mass-appraisal figure for taxation, set on a statutory schedule, and it is not what a buyer will pay. 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 building area, year built and home counts, never as a price.
An automated estimate is quick and free, and it usually places a Lake Estates home in the right broad range. What it cannot do is tell you where inside a band that ran from $2,021,600 to $3,500,000 on the county file your specific home sits, which is the question that decides your list price and your net.
Selling? Get the evidence behind your number from our free home valuation or call Jesse direct at (239) 898-6072. Buying on the lake instead? Read how we represent buyers in Southwest Florida and call Marc at (239) 287-5873.
We value a Lake Estates at TwinEagles home in nine steps: every recorded Lake Estates sale on both records; exposure and position on the row; size; the deeded club category; the Phase One balance your buyer assumes; the flood paperwork; age, builder and systems; the lake bank; and the live TwinEagles competition.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and roll; club documents; FEMA National Flood Hazard Layer)
We start with every Lake Estates sale in the last 60 months on the Southwest Florida MLS (8 closings) and on the county’s deed file (9 qualified sales), and we read each one on its own record’s square footage. We then widen to the whole history: the MLS holds 13 Lake Estates closings since the first on July 15, 2016, with a median of $2,153,345 and 72 days on market, counting the developer’s new-construction closings, and the county file holds 16 qualified sales of finished Lake Estates homes from 2016 to June 2026. The four county sales of 2021 and 2022 that were first sales of new homes are read separately from the five resales, because a builder’s finished-home price and an owner’s resale are different evidence.
The row runs east to west along TwinEagles Boulevard, with the east end nearest the clubhouse (about 0.7 miles by road) and the west end about 1.2 miles from it and about 3.0 miles from the gate. The lots were sold as south- or west-facing. We read each comparable for its position on the row and price exposure from the specific resales that share it. There are too few sales to put a fixed dollar figure on south versus west, and we say so in writing rather than invent one.
On the county roll Lake Estates homes carry 3,632 to 5,019 square feet of building area, median 4,187. On the MLS the eight recent closings reported 3,410 to 4,554 square feet of living area. We adjust on one measure at a time. Across the eight MLS closings, price per living square foot ran from $592.84 to $878.96; across the nine county sales, price per county square foot ran from $438.61 to $882.95, and larger homes carry a lower figure per foot, which is normal.
The category is on the club estoppel for your home, and we confirm it before we price, because it decides which initiation your buyer pays and whether a golfer can buy your home and play immediately. The club says “Resident Golf Memberships are immediately available with homes deeded Golf,” and Golf is capped at 614 memberships across the 717 homes (club membership page). No public document lists the category for each Lake Estates home, and we never price a Sports or Social home as if it were a future Golf home.
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 monthly payments from September 2020 run through August 2032, so 71 payments remain after the September 2026 payment; at the fiscal 2022 Golf rate of $244 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.
Collier County indexes 18 elevation certificates filed with building permits on Lake Estates homes, and FEMA’s database shows at least three Letters of Map Revision based on Fill touching Lake Estates lots, issued in 2016, 2017 and 2018 (FEMA National Flood Hazard Layer). The zone for any one home comes from its own certificate, any FEMA letter and the lender’s determination, never from a street map. A complete flood file lowers a buyer’s monthly cost, and a buyer’s budget is monthly. Collier County targets summer 2027 for new flood maps to take effect, and the preliminary panels keep the same AH and X pattern at the Lake Estates street points (Collier County, August 2026); letters issued under the old maps generally need revalidation when a new map takes effect, so keep the certificate and any letter current.
Every Lake Estates home carries a county year built of 2015 to 2022, median 2019, and was built by Arthur Rutenberg Homes, Stock Signature Homes or Divco Custom Homes under the modern Florida Building Code with a tile roof. Collier County’s issued-permit files for January 2024 to July 2026 show 7 alteration permits on the 19 homes and no reroof, pool or screen-enclosure permit, so the first cycle of major replacements is still ahead for most of the row. A 2021 or 2022 home may still carry builder warranty coverage, and a former model may carry upgrades; both belong in the valuation file.
The master association’s lake-bank restoration program is funded “without special assessment to Residents,” has most of its 2026 work in process or completed, and has two more phases slated for 2027 and 2028; owners whose banks are repaired receive a proposal for connecting downspouts to the new under-bank drainage (Lake Bank Remediation update, June 2026). A buyer on a lakefront row will ask where your bank stands. A clear answer protects the price; an unclear one invites a credit.
On September 24, 2026 the Southwest Florida MLS showed no active Lake Estates listing, against 15 active listings across TwinEagles, including two Hedgestone homes at $2,750,000 and $2,695,000 and one Estates home at $3,897,000 after 290 days on market. Those are the homes a buyer at your price will tour the same afternoon, so we read each one against your home before we recommend a list price.
Selling? Start a written Lake Estates valuation with our free home valuation or call Jesse direct at (239) 898-6072. Buying? See how we represent buyers in Southwest Florida or call Marc at (239) 287-5873 to tour the row and its rivals.
Lake Estates at TwinEagles home values rose sharply from the first finished-home sales of 2016 to a record $3,500,000 in January 2025, and the two MLS closings of 2026, $3,300,000 and $2,800,000, closed below their final list prices. Buyers still pay a premium for the lake, but they now negotiate, as they do across TwinEagles.
Data updated: September 2026 (Collier County recorded deeds, all qualified sales of finished Lake Estates homes, 2016 to June 30, 2026; Southwest Florida MLS, pulled 24 Sep 2026)
Year | Qualified sales of finished Lake Estates homes (county) | Prices |
|---|---|---|
2016 | 2 | $1,625,000 and $1,774,000 |
2017 | 2 | $1,925,800 and $1,998,400 |
2019 | 2 | $1,750,000 and $2,150,000 |
2021 | 2 | $2,384,600 and $2,021,600 |
2022 | 4 | $2,950,000, $2,827,200, $2,153,400 and $2,190,000 |
2023 | 1 | $2,400,000 |
2024 | 1 | $3,250,000 |
2025 | 1 | $3,500,000 |
2026, to June 30 | 1 | $2,800,000 |
Source: Collier County recorded deeds, DOR-qualified arm’s-length sales over $100,000, as held in the county’s sales file (newest recorded sale June 30, 2026). Sixteen sales in ten years; no qualified sale of a finished Lake Estates home was recorded in 2018 or 2020. Every year holds four sales or fewer, so read each row as a record of what happened, not a market rate.
The clearest measure of how far Lake Estates has moved is a house that sold twice. Divco’s furnished Montego model on the east end of the row was recorded at $1,625,000 in July 2016 and at $2,950,000 in February 2022, an 81.5% increase in five and a half years on the county file (our arithmetic). A second east-end home recorded a qualified $2,150,000 sale in June 2019, when it was new, and the MLS shows it closing at $3,300,000 on February 10, 2026; the county recorded that 2026 transfer on February 5 but did not qualify it, so it stays out of every county figure on this page.
On the Southwest Florida MLS, five of the eight Lake Estates closings of the last 60 months sold at or above their final list price, and every closing from November 2021 through October 2024 did, at 100.00% to 102.78% of list. The three since then closed at 95.89% (January 2025), 97.06% (February 2026) and 93.49% (April 2026, after 72 days on market). Across TwinEagles the same shift is broader: the median sale-to-list ratio fell from 98.97% in calendar 2022 to 94.52% in 2026 to September 24, and median days on market rose from 15 to 120. A Lake Estates list price now has to carry its evidence.
The TwinEagles single-family MLS median rose from $960,000 in 2022 to $1,235,000 in 2024 and has eased to $1,149,000 in 2026 to September 24, about 7 percent below 2024, and some production neighborhoods reset harder than that: Wisteria homes of 2,905 square feet closed at $1,775,000 in December 2024 and at $1,050,000 twice in 2026. Lake Estates has not shown a reset of that kind. Its two highest recorded prices are the 2024 and 2025 sales, and the 2026 closings sit inside the band set since 2022. The full community picture lives on our TwinEagles community guide.
Months of supply means little on a row that closes two homes a year. On September 24, 2026 the MLS showed no active Lake Estates listing; across all of TwinEagles, 15 active listings against 50 closings in twelve months came to about 3.6 months of supply. For a Lake Estates seller the useful facts are that no same-row competitor was listed and that the nearest price competition sat in Hedgestone and The Estates.
On the county roll, 15 of the 19 Lake Estates homes carry a homestead exemption. Owners who live in their homes year-round, in houses built from 2015 to 2022, have little reason to move, which is why the row records about one resale a year. That scarcity is the seller’s leverage: a buyer who wants a newer house on the largest lake in TwinEagles usually waits for one.
Your Lake Estates at TwinEagles comparables are the eight Southwest Florida MLS closings of the last 60 months, from $2,021,589 to $3,500,000, and the nine qualified county sales of nearly the same period. An appraiser will start with the resales, adjusted for time, size, exposure and condition, before reaching to The Estates or Hedgestone.
Data updated: September 2026 (Southwest Florida MLS, 60 months September 25, 2021 to September 24, 2026, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale June 30, 2026)
MLS closing | Sold | Final list | Sale-to-list | MLS living area (sq ft) | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|---|
Apr 30, 2026 | $2,800,000 | $2,995,000 | 93.49% | 4,416 | $634.06 | 72 |
Feb 10, 2026 | $3,300,000 | $3,400,000 | 97.06% | 4,363 | $756.36 | 0 |
Jan 31, 2025 | $3,500,000 | $3,650,000 | 95.89% | 3,982 | $878.96 | 3 |
Oct 21, 2024 | $3,250,000 | $3,200,000 | 101.56% | 4,554 | $713.66 | 18 |
Jun 1, 2022 | $2,189,967 | $2,145,000 | 102.10% | 3,410 | $642.22 | 32 |
Apr 26, 2022 | $2,153,345 | $2,095,000 | 102.78% | 3,591 | $599.65 | 91 |
Feb 23, 2022 | $2,950,000 | $2,950,000 | 100.00% | 4,105 | $718.64 | 37 |
Nov 8, 2021 | $2,021,589 | $1,995,000 | 101.33% | 3,410 | $592.84 | 90 |
Source: Southwest Florida MLS, closed residential sales in the TwinEagles development on the Lake Estates stretch of TwinEagles Boulevard, assigned by street, pulled September 24, 2026. Eight closings is fewer than ten, so we list them rather than print a median price. Total volume $22,164,901; the middle pairs give a median of 34.5 days on market (32 and 37) and a median sale-to-list ratio of 100.67% (100.00% and 101.33%), figures that describe these eight sales, not a market rate. None was a sale entered in the MLS after closing.
Recorded | Price | Position on the row | County building area (sq ft) | County year built | Price per county sq ft | Sale type |
|---|---|---|---|---|---|---|
Apr 17, 2026 | $2,800,000 | East end | 4,416 | 2016 | $634.06 | Resale |
Jan 30, 2025 | $3,500,000 | Middle | 3,964 | 2019 | $882.95 | Resale |
Oct 17, 2024 | $3,250,000 | West end | 5,019 | 2020 | $647.54 | Resale |
Nov 14, 2023 | $2,400,000 | Middle | 3,632 | 2017 | $660.79 | Resale |
May 31, 2022 | $2,190,000 | West end | 4,993 | 2022 | $438.61 | First sale of a new home |
Apr 26, 2022 | $2,153,400 | West end | 3,784 | 2022 | $569.08 | First sale of a new home |
Mar 16, 2022 | $2,827,200 | East end | 4,187 | 2022 | $675.23 | First sale of a new home |
Feb 15, 2022 | $2,950,000 | East end | 4,110 | 2016 | $717.76 | Resale |
Nov 8, 2021 | $2,021,600 | West end | 3,694 | 2021 | $547.27 | First sale of a new home |
Source: Collier County recorded deeds, DOR-qualified arm’s-length sales over $100,000, 60 months ending September 24, 2026 (newest recorded sale June 30, 2026). Nine sales, $24,092,200 in recorded volume, median $2,800,000 (an observed sale, because nine is odd) and median $647.54 per county square foot; nine is fewer than ten, so read the median beside the list. “County building area” is the roll’s building-area field, not MLS living area. The five resales alone ran $2,400,000 to $3,500,000, median $2,950,000.
An east-end home of 4,416 square feet on both records, built 2016, closed at $2,800,000 after 72 days on market, 93.49% of its $2,995,000 final list. It is the most recent Lake Estates closing and the one every buyer will quote. At $634.06 per foot on either record it sits a little below the county median for the row, which tells a seller that even here, a price set ahead of the evidence gets negotiated down.
An east-end home of 4,363 MLS square feet closed at $3,300,000 with 0 days on market, 97.06% of its $3,400,000 final list. The county did not qualify the recorded transfer, so it appears only in MLS figures. It is the second-highest closing on the row in 60 months.
A 2019 home in the middle of the row, 3,982 MLS square feet, closed at $3,500,000 after 3 days on market, 95.89% of its $3,650,000 final list. It is the highest TwinEagles price in both the MLS and the county record for the 60-month window, and at $878.96 per living square foot the highest per-foot figure on the row. A seller should read it as the top of the evidence, not the middle.
A 2020 west-end home, the largest on the county roll at 5,019 square feet of building area, closed at $3,250,000 after 18 days, 101.56% of its $3,200,000 list. Larger homes carry a lower figure per foot, and at $647.54 per county square foot this sale set the row’s county median.
A 2017 home in the middle of the row, the smallest on the county roll at 3,632 square feet, recorded at $2,400,000, the lowest of the five resales. It has no matching closing in the MLS pull above. Against the $3,500,000 middle-of-row resale of January 2025, it shows how far size, finish and exposure can move two Lake Estates prices.
The last five homesites changed hands in a single recorded deed in November 2019, and four of those homes recorded first sales inside the 60-month window, from November 2021 to May 2022, at $2,021,600 to $2,827,200. They are builder-era prices on new houses and belong in a valuation as history. The resales since then are the stronger evidence for a home listed today.
Selling? We will place your home against every sale above in writing: request a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Southwest Florida and call Marc at (239) 287-5873.
Lake Estates vs The Estates is the comparison every top-of-TwinEagles buyer makes. Lake Estates’ eight MLS closings of the last 60 months ran $2,021,589 to $3,500,000, five at or above list; The Estates’ eleven ran $1,725,000 to $3,250,000 at a median 90.00% of list. The lakefront row has held its price better.
Data updated: September 2026 (Southwest Florida MLS, 60 months to September 24, 2026, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale June 30, 2026; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer)
The Estates at TwinEagles is the original custom-home section at the front of the community, 63 homes and 3 vacant homesites in six enclaves, most fronting the Jack Nicklaus Talon course. Lake Estates is 19 newer builder-era homes on one row facing the lake. Both have no neighborhood association, both need only the club and master association estoppels, and both pay the same club initiation fee for the same deeded category, so the comparison is about the house, the lot, the record and the price.
Measure | Lake Estates at TwinEagles | The Estates at TwinEagles |
|---|---|---|
Homes | 19 | 63, plus 3 vacant homesites |
Setting | one row on TwinEagles Boulevard facing the 34-acre lake | six enclaves at the front of the community, most on the Talon course |
Homesite | 110 by 150 feet, south- or west-facing (developer figure) | “nearly an acre to nearly two acres” in Sterling Hill and Inverness (developer figure) |
County year built | 2015 to 2022, median 2019 | 1999 to 2024, median 2013 |
Builders | Arthur Rutenberg, Stock Signature Homes, Divco | custom, owner’s choice |
MLS closings, 60 months | 8 | 11 (2 entered after closing) |
MLS price range, 60 months | $2,021,589 to $3,500,000 | $1,725,000 to $3,250,000 |
MLS median sold, 60 months | fewer than ten sales, listed above | $2,600,000 |
Median sale-to-list, MLS-marketed sales | 100.67% (8 sales) | 90.00% (9 sales) |
At or above final list | 5 of 8 | 3 of 9 |
Median days on market | 34.5 (8 sales) | 32 (9 sales) |
MLS closings, last 12 months | 2 ($3,300,000 and $2,800,000) | 3 ($3,150,000, $3,100,000 and $2,425,000) |
Active on September 24, 2026 | none | 1, at $3,897,000 after 290 days |
County qualified sales, 60 months | 9, median $2,800,000 | 7, median $2,355,000 |
Median per county sq ft, 60 months | $647.54 | $549.22 |
2024 master assessment | $4,895.73 | $5,559.42 to $5,586.19 |
Street points checked on the effective flood map | 8: 4 Zone AH, 4 Zone X | 6: all Zone X |
Estoppels at resale | club and master association | club and master association |
Sources: Southwest Florida MLS, TwinEagles development, closed September 25, 2021 to September 24, 2026 and active on September 24, 2026, homes assigned to each neighborhood by street; Collier County recorded deeds (qualified sales, county building area, not MLS living area); TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer, street points queried September 24, 2026. Street points describe the ground in front of homes, never any one house.
The Estates’ 90.00% median sale-to-list ratio means its homes have been listing well above where they close: six of its nine MLS-marketed sales closed below 95% of final list. Lake Estates has done the opposite for most of the window. Part of the difference is product: Lake Estates homes are 2015 to 2022 builds that buyers treat as finished, while The Estates mixes 1999 houses with new custom builds on large lots, where a buyer prices land, age and the option to rebuild. Part is scarcity: 19 lake homes against 63 Estates homes.
On the same county yardstick, Lake Estates’ 60-month median of $647.54 per county square foot runs ahead of The Estates’ $549.22. The Estates includes older and larger floor plans on much bigger lots, where more of the price is land, which pulls its per-foot figure down. Per square foot, Lake Estates is the most expensive neighborhood in TwinEagles; per homesite, an Estates lot often gives more.
A buyer should choose Lake Estates for a 2015-or-later house on the largest lake in TwinEagles, a builder-era floor plan, less land to keep and a short drive to the clubhouse, and should be ready to read the elevation certificate. A buyer should choose The Estates for a large, private homesite on the Talon, a choice of six streets and ages, street points that read Zone X, and the option to rebuild.
Your buyer will likely tour The Estates and Hedgestone before writing an offer on the lake. A Lake Estates home priced inside its own recorded band, with the club category confirmed, the elevation certificate and any FEMA letter in the file and the lake bank answered, wins that comparison on the house, the water and the paperwork. A Lake Estates home priced above its band hands the buyer to the Estates listing that has already been waiting 290 days to meet one.
Selling on either street? Get a free home valuation or call Jesse direct at (239) 898-6072. Deciding between them as a buyer? Read how we represent buyers in Southwest Florida and call Marc at (239) 287-5873 to tour both.
Lake Estates at TwinEagles ranks at the top of the TwinEagles ladder on price: on Collier County recorded deeds for the last 60 months its $2,800,000 median sale and $647.54 median per county square foot are the highest of the twelve neighborhoods. On pace, its MLS closings sold closer to list than any other top-rung neighborhood’s.
Data updated: September 2026 (Collier County recorded deeds, September 24, 2021 to June 30, 2026; Southwest Florida MLS, pulled 24 Sep 2026; TwinEagles HOA approved 2024 budget)
Neighborhood | Homes | Qualified sales | Median | Low | High | Median per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|---|---|
Lake Estates | 19 | 9 | $2,800,000 | $2,021,600 | $3,500,000 | $647.54 | $4,895.73 |
The Estates | 63 | 7 | $2,355,000 | $1,725,000 | $3,250,000 | $549.22 | $5,559.42 to $5,586.19 |
Hedgestone (with Maidstone Court) | 70 | 14 | $2,205,000 | $1,625,000 | $2,900,000 | $638.86 | $5,017.84 |
Dundee | 61 | 20 | $1,537,000 | $1,150,000 | $2,051,000 | $516.19 | $3,646.26 |
Wisteria | 46 | 10 | $1,495,000 | $1,012,500 | $1,860,000 | $519.82 | $3,734.79 |
All TwinEagles | 714 | 174 | $967,500 | $350,000 | $3,500,000 | n/a | $3,300.46 to $5,586.19 |
Yardstick: Collier County recorded deeds, DOR-qualified sales recorded September 24, 2021 to June 30, 2026; “per county sq ft” uses the county’s building-area field. Lake Estates and The Estates hold fewer than ten sales in the window, so their medians rest on thin samples; every Lake Estates sale is listed above.
Neighborhood (Southwest Florida MLS) | Window used | Closings | Median sale-to-list | Median days on market | Active, Sept. 24, 2026 |
|---|---|---|---|---|---|
Lake Estates | 60 months (under ten: sales listed) | 8 | 100.67% | 34.5 | 0 |
The Estates | 60 months | 11 | 90.00% | 32 | 1 |
Hedgestone | 60 months | 16 | 94.34% | 27 | 2 |
Dundee | 36 months | 11 | 94.71% | 58 | 0 |
Wisteria | 60 months (under ten: sales listed) | 9 | 94.67% | 69 | 0 |
All TwinEagles | 12 months | 50 | 94.63% | 83 | 15 |
Source: Southwest Florida MLS, TwinEagles development, pulled September 24, 2026; each neighborhood’s first window holding ten closings, or 60 months where none does. Days on market and sale-to-list use only MLS-marketed sales. Windows differ by row, so compare the bands, not the exact medians.
Hedgestone at TwinEagles is the closest match on product: 70 homes, including Maidstone Court, on lots the developer marketed at 90 by 160 feet, built 2006 to 2022 largely by the same builders, with no neighborhood association. Its four twelve-month MLS closings ran $2,200,000 to $2,300,000, and two Hedgestone homes were listed at $2,750,000 and $2,695,000 on September 24. A buyer who chooses Hedgestone over Lake Estates is trading the 34-acre lake for a golf or smaller-lake setting and a wider choice of ages.
Dundee is 61 Minto homes built 2016 to 2019 on 62-foot homesites with its own neighborhood association and a quarterly assessment, in the northernmost section of TwinEagles. Its 36-month MLS median was $1,630,000 on 11 closings, and its 60-month county median of $1,537,000 is a little over half of Lake Estates’. Dundee shares the shoreline of the 34-acre lake, yet the two are different markets.
A Lake Estates at TwinEagles buyer prices a stack of costs on top of your price: the club initiation and $3,500 transfer fee at closing, the remaining Phase One assessment, club dues, the master association assessment of $4,895.73 in 2024, irrigation water and a reset county tax bill. Lake Estates adds no neighborhood association fee, and TwinEagles has no CDD.
Data updated: September 2026 (club, HOA and county documents as linked; latest public amount shown for each layer, with its year)
Layer | Paid to | Latest public amount | Period | Source |
|---|---|---|---|---|
Club initiation fee | The TwinEagles Club | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | One time, buyer, at closing | |
Club transfer fee | The TwinEagles Club | $3,500 | One time, with the Membership Agreement | |
Club operating, capital and improvement dues | The TwinEagles Club | Fiscal 2022: Golf $15,400, Sports $6,160, Social $4,620, plus sales tax on operating dues; current dues not public | Annual | |
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: $4,895.73 per Lake Estates home, including a $660 reserve share; 2025 and 2026 amounts not public | Annual, due January 1 | |
Neighborhood association | None in Lake Estates | $0 | ||
Irrigation water | Resource Conservation Systems | 2026 tariff: base charge by lot class plus $1.56 per 1,000 gallons; class for a given lot not published | Monthly | |
County property tax | Collier County Tax Collector | 12.2558 mills (2025), including 3.75 mills North Collier Fire | 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 club dues row adds the fiscal 2022 operating, capital and capital-improvement lines ($13,870, $1,207 and $323 for Golf), our arithmetic; with the Phase One assessment, the last dues schedule the club posted publicly put Full Golf at about $18,328 a year before sales tax. Current club dues and the 2025 and 2026 master assessments are not published on either organization’s public pages; the club and master association estoppel certificates for a specific home state the current figures.
On top of the house, a Lake Estates 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). Against the county’s 60-month Lake Estates median of $2,800,000, the $150,000 Golf initiation is about 5 percent of the price, a smaller share than on any lower rung of TwinEagles, which is one reason the club cost bites less at the top of the ladder. Add the Phase One illustration of $17,324 in remaining payments, and a Golf buyer’s club commitment beyond the house passes $170,000 before dues and closing costs (our arithmetic).
Your buyer’s property tax will not be your tax bill. Florida resets the assessed value at a change of ownership, and 15 of the 19 Lake Estates homes carry a homestead exemption, so a long-held homesteaded bill says little about what a new owner will pay. At the 2025 rate of 12.2558 mills, taxable value equal to a $2,800,000 price would produce about $34,316 a year, and a $3,500,000 price about $42,895, before any exemption the buyer qualifies for (our arithmetic, not a tax estimate). Under section 689.261, Florida Statutes, the contract carries a property tax disclosure summary telling the buyer not to rely on your taxes.
The valuation is a price; what you keep is the net. A Lake Estates seller’s main costs are the brokerage commission, which is negotiable and set by your listing agreement, Florida documentary stamp tax on the deed at 70 cents per $100 of consideration (section 201.02, Florida Statutes), title charges as the contract allocates them (in Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of Lee County and most of Florida), the club and master association estoppel fees, prorations of dues, assessments and taxes, and any mortgage payoff. Documentary stamps come to $19,600 on a $2,800,000 sale, $23,100 on $3,300,000 and $24,500 on $3,500,000 (our arithmetic). We put a net sheet beside every valuation we write.
Selling? Ask for a net sheet with your free home valuation or call Jesse direct at (239) 898-6072. Buying? We run the same stack for buyers; read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
What adds or subtracts value in Lake Estates at TwinEagles is paperwork and setting more than age, because every home was built from 2015 to 2022: the lanai’s exposure, the deeded club category, the elevation certificate and any FEMA letter, a wind mitigation report, the lake bank, builder and model provenance, and approvals on file.
Data updated: September 2026 (Grand Arbors Design Review Guidelines, June 2018; club and HOA documents; FEMA; Collier County elevation certificates layer and issued-permit files)
Changes the buyer pool. West-facing lanais get the sunset and the afternoon heat; south-facing ones get winter sun on the pool. We photograph and film each listing at the hour its exposure shows best, and we price it against sales on the same side of the row where the evidence allows.
Widens the buyer pool. A buyer who wants golf needs a Golf-deeded home, and Golf is capped at 614 memberships. A Sports or Social home still sells, to a buyer who wants the gate, the clubhouse and the lower initiation, and it is priced against the homes that buyer will also tour.
Adds value when it is in the file. Because part of the row maps in Zone AH, a buyer’s lender and insurer will ask. The certificates we could read on this row show floors 1.3 to 3.9 feet above the base flood elevation, and a Letter of Map Revision based on Fill that removed a property can lift the federal flood-insurance requirement.
Adds value. The Grand Arbors guidelines allow only clay or concrete tile roofs, and the whole community sits in the wind-borne debris region with a design wind speed of about 160 mph, so a current wind mitigation report on the state’s form usually documents strong insurance credits on a 2015-or-later home (Florida Office of Insurance Regulation, wind mitigation resources).
Adds or subtracts. A bank that has been repaired, or is scheduled, with the downspout connection answered, is a strength. An eroded bank with no answer becomes a credit at contract. The bank repair is the association’s; a downspout connection behind a repaired bank is the owner’s cost.
Adds value when documented. Buyers know the Amalfi, Montego, Windsor and Wyndam names from the developer’s marketing, and models were usually built with the builder’s upgrades. For a 2021 or 2022 home, the builder’s warranty documents and certificate of occupancy date belong in the file.
Protects value. Any exterior change, from a screen cage to a generator, needs written approval from the master association’s design review committee, and the Grand Arbors guidelines let the association record a notice of violation for unapproved work (Grand Arbors Design Review Guidelines). A buyer’s attorney will ask, and a missing approval becomes a closing problem.
Widens the buyer pool. Lake Estates has no age restriction: neither the master association’s recorded 2024 use restrictions nor its rules contain 55-and-over language. Every Lake Estates address is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26 (Collier County Public Schools zone locator; Florida Department of Education school grades), so a family relocating to North Naples is a real buyer for a lakefront house here. Confirm the zone for your address with the district before you market it.
A Lake Estates 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. The seller also orders two estoppel certificates, the club’s and the master association’s, and discloses known flooding and known defects.
Data updated: September 2026 (Florida Statutes as linked; DBPR estoppel fee schedule; TwinEagles club and HOA 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. This is general information, not legal advice; confirm your package with your closing agent or attorney.
Every TwinEagles resale needs an estoppel from the club and one from the master association, and eight streets with a neighborhood association need a third. TwinEagles Boulevard is not one of them: the club’s estoppel sheet lists it among the streets that need only the club and master association estoppels, “No subdivision” (club estoppel requirements by street). For the master association, section 720.30851 requires the certificate within 10 business days of a written request and caps the fee, adjusted for inflation every five years by the Department of Business and Professional Regulation; its current estoppel certificate fee schedule sets the cap at $299 when nothing is delinquent, plus $119 for delivery within three business days and up to $179 more if the account is delinquent. The club’s fiscal 2022 schedule listed its own estoppel fee at $250; confirm the current fee when you order. Order both before you list, because the club estoppel also confirms your category, current dues and remaining Phase One balance.
The recorded 2010 Golf and Sports Declaration of Recreational Covenant, posted by the master association, splits the sale obligations clearly (Golf and Sports covenant): the membership transfers with title, subject to the club’s reasonable approval of the purchaser, and seller and buyer are jointly and severally liable to the club for dues incurred before the sale. The buyer signs the club’s Membership Agreement, which “must be received by the Club SEVEN (7) DAYS PRIOR to the closing,” pays the $3,500 transfer fee with it, pays the initiation for the deeded category and takes over the Phase One balance. The seller owes the disclosure summary, a clean dues account and the estoppels.
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 Lake Estates seller with a clean claims history, an elevation certificate and, where one exists, a FEMA letter for the lot should lead with all three.
Florida sellers must disclose known facts that materially affect the value of a home and are not readily observable to the buyer (Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)). On a lakefront row that includes erosion you know about behind the house and any repair notice or downspout proposal you have received. Ask your attorney about the wording; say it plainly and early, because a buyer who finds it in escrow negotiates harder than one who read it in the listing file.
Whether to sell, hold or lease a Lake Estates at TwinEagles home depends on your basis, your homestead status and your plans. Supply on the row is thin, the recorded band has held since 2022, and leasing is allowed only within the 2024 use restrictions: no more than three leases a year, each at least 30 consecutive days.
Data updated: September 2026 (TwinEagles 2024 use restrictions; Southwest Florida MLS, pulled 24 Sep 2026; Collier County roll)
No Lake Estates home was listed on September 24, 2026, and the row’s two highest recorded prices are its 2024 and 2025 sales. A prepared home priced inside the recorded band meets buyers who have been waiting for the lake, without a same-row competitor beside it. TwinEagles closings cluster in winter and spring: over 60 months, 109 of the 188 TwinEagles MLS closings fell from January through June, so a listing ready by January meets the most buyers.
A homesteaded owner pays tax on a capped assessed value that resets for a buyer, and that Save Our Homes benefit can move with you to a new Florida homestead within statutory limits (Florida Department of Revenue, property tax information for taxpayers). If you plan to stay in Florida, weigh that benefit, and the cost of replacing a newer lakefront house, before you decide. The TwinEagles-wide negotiation margin has widened since 2022, and holding through a softer season is a legitimate choice.
“No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days,” and the tenant uses the association’s approved form lease and screening (2024 Use Restrictions). That suits a single winter season lease, not short stays. We do not publish Lake Estates rent figures, because no public record holds them, so weigh a lease against your own carrying costs: the master assessment, club dues, the Phase One payments, insurance, irrigation and tax.
If you plan to move to another TwinEagles home, the club’s Initiation Fee Policy charges no new initiation to a member who moves to a home in the same or a lower category and occupies it, and it exempts transfers to a spouse or surviving spouse and bona fide estate-planning transfers (Initiation Fee Policy). For a Lake Estates owner, that can also make another TwinEagles member the strongest buyer for your home.
A free in-person comparative market analysis on Lake Estates at TwinEagles from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, starts with Marc Comisar’s walkthrough and ends with Jesse McGreevy’s written report, built on every recorded Lake Estates sale and adjusted for what the walkthrough finds. Call Jesse at (239) 898-6072.
A photograph cannot show the quality of a renovation, the light on a west-facing lanai at five o’clock or the state of the bank behind the pool. A walkthrough can, and on a row where every house is a 2015-to-2022 lakefront home, those are the differences that turn a range into a price.
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, and our Naples real estate guide covers the wider city.
If you plan to buy again, on the lake or elsewhere, read our Lake Estates at TwinEagles buyer guide, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “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
These are the valuation questions Lake Estates at TwinEagles owners ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds and roll, the club’s and master association’s documents and Florida law, 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)
Most likely somewhere inside the band the recent recorded sales set: nine qualified county sales from September 2021 to June 2026 ran $2,021,600 to $3,500,000, median $2,800,000. Exposure, size, the club category, the flood paperwork and condition decide where your home falls. Request a written valuation for your address.
From every Lake Estates sale on the MLS and the county deed file, read on each record’s own square footage and adjusted for exposure, size, the deeded club category, the Phase One balance, the flood file, age and systems and the lake bank, then tested against the live TwinEagles listings.
On the Southwest Florida MLS: $2,800,000 in April 2026, $3,300,000 in February 2026, $3,500,000 in January 2025 and $3,250,000 in October 2024. The county deed file does not qualify the February 2026 sale, and it adds a $2,400,000 resale from November 2023.
$2,800,000 across the nine qualified county sales of the 60 months to June 30, 2026, an observed sale because nine is odd. Nine sales are too few for a stable median, which is why we list every sale; on the MLS, eight closings in 60 months are listed rather than given a median.
$3,500,000 in January 2025, the highest TwinEagles price in both the MLS and the county record for the 60-month window, at $878.96 per MLS living square foot.
On the MLS, the eight recent closings ran $592.84 to $878.96 per living square foot. On the county file, the nine qualified sales ran $438.61 to $882.95 per county square foot, median $647.54. The two measures differ, so never compare one with the other.
About one resale a year: the county file shows one resale in each year from 2022 through June 2026, plus four first sales of new homes in 2021 and 2022. The MLS shows 2 closings in the 12 months to September 24, 2026.
Not on the record so far. The row’s two highest recorded prices are the 2024 and 2025 sales, and the 2026 closings of $3,300,000 and $2,800,000 sit inside the band set since 2022. What has changed is negotiation: the 2026 closings sold at 97.06% and 93.49% of list, where earlier sales closed at or above list.
Five of the eight MLS closings of the last 60 months sold at or above their final list price, and the median of the eight was 100.67% of list. The three most recent closed at 95.89%, 97.06% and 93.49%.
The eight MLS closings of the last 60 months took 0 to 91 days on market, a median of 34.5. Across all 13 MLS closings since 2016, including developer new-construction closings, the median is 72 days.
None on September 24, 2026, against 15 active listings across TwinEagles, about 3.6 months of supply community-wide.
Because a model has about one Lake Estates resale a year to work from, cannot read your club category, exposure or elevation certificate, and often leans on Hedgestone, The Estates or TwinEagles-wide sales that are different products.
No. Just value is a tax assessment, and Florida resets it for your buyer at a change of ownership. We use the roll for building area and year built, never as a price.
A Golf deed widens the buyer pool, because Golf is capped at 614 memberships and a golfer can play immediately. There are too few Lake Estates sales with a known category to put a dollar figure on it; confirm your category on the club estoppel.
It changes who buys. West for sunsets, south for winter sun on the pool. There are too few sales to price it with a formula, so we let the photographs, the showing time and the same-side sales make the case.
The buyer, at closing, to the club: $150,000 for Golf, $60,000 for Sports or $45,000 for Social as posted in September 2026, plus the $3,500 transfer fee. None of it reaches the seller, but all of it sits in the buyer’s budget beside your price.
None of the club’s public documents describes a refund of the initiation fee on resale; the only refund the 2024 Membership Agreement names is of the transfer fee if the club does not approve the applicant. Ask the club for the Membership Plan and bylaws before relying on either answer.
The buyer takes over the remaining monthly payments. At the fiscal 2022 Golf rate of $244, the 71 payments left after September 2026 come to $17,324, an illustration, not a balance; the club estoppel states the actual figure.
The master assessment ($4,895.73 in 2024), club dues (the last public schedule put Full Golf at about $18,328 a year in fiscal 2022, before sales tax), irrigation water and a reset tax bill at 12.2558 mills. There is no neighborhood assessment and no CDD.
Usually higher. As an illustration only, at 12.2558 mills a taxable value equal to a $2,800,000 price produces about $34,316 a year, before exemptions; 15 of the 19 Lake Estates homes carry a homestead exemption and a capped assessment that does not pass to the buyer.
No. The 2025 TwinEagles tax bills reviewed carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s official list of special districts names no TwinEagles district.
Two: one from The TwinEagles Club and one from the master association. The master association fee is capped at $299 for a current account, plus $119 expedited and up to $179 if delinquent, under the DBPR schedule; the club’s fiscal 2022 fee was $250.
Modestly, and mostly through the buyer’s monthly cost. Street points along the row read both Zone AH and Zone X, so the zone for your home comes from its elevation certificate, any FEMA letter and the lender’s determination. A complete flood file protects the price.
Possibly. FEMA’s database shows at least three Letters of Map Revision based on Fill touching Lake Estates lots, from 2016, 2017 and 2018. Check your lot on FEMA’s Map Service Center, and put any letter in the listing file with the certificate.
Possibly later. Collier County targets summer 2027 for new maps, and the preliminary panels keep the same AH and X pattern at the Lake Estates street points. Letters issued under the old maps generally need revalidation when a new map takes effect.
It can shape the offer. The repair is the association’s and is funded without a special assessment; a downspout connection behind a repaired bank is the owner’s cost. Know where your bank stands before you list.
Yes. Every Lake Estates home is a 2015-or-later build with a tile roof, so a current report on the state’s form usually documents strong credits a buyer’s insurer can use.
Rarely. Lake Estates homes are 2015 to 2022 builds that buyers expect finished, not remodeled. Fix what an inspector will flag, refresh tired finishes, and document the work and its approvals.
It can help. The Amalfi, Montego, Windsor and Wyndam names carry recognition, and models were usually built with upgrades. Gather the original specifications for the file.
Until the market moves or a new sale records. On a row with about one resale a year, each new sale can shift the band, so we refresh a valuation whenever one records 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 finish, lanai, pool and the bank.
Yes. There is no cost and no obligation to list, and your request goes to Jesse McGreevy and Marc Comisar only.
A valuation is our opinion of the price your home would sell for, built from recorded sales; an appraisal is a licensed appraiser’s opinion for a lender. On a thin row they usually draw on the same handful of sales.
Yes. Trustees and personal representatives request valuations routinely, and the club’s policy exempts a family member taking title through a bona fide family planning device, while a buyer purchasing from the estate pays the initiation.
Yes. We handle showings, the gate list, inspections and the estoppels locally, and closings can be completed by mail with a mobile notary.
Someone who prices from the recorded Lake Estates sales and reads your club estoppel, your elevation certificate and your lake bank before a buyer does. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.
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, roll and county records, the club’s and master association’s own documents, Florida Statutes and state agencies, FEMA and federal data, and contemporaneous news of the developer’s releases. No listing portal or competing brokerage is cited.
Market data and county records
The club and the master association
Florida statutes and state agencies
Flood, storms and insurance
History, schools and the area
Our own assets
Every row below links the authority that publishes the document, so a Lake Estates 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 Lake Estates owner about value | Official authority |
|---|---|---|
Club membership page and Initiation Fee Policy | The initiation your buyer pays by deeded category, and the exemptions | |
Club Membership Agreement, 2024 | The $3,500 transfer fee, club approval of the buyer and the seven-day delivery before closing | |
Phase One Master Plan | The capital assessment your buyer assumes and how long it runs | |
Estoppel Required by Street | That TwinEagles Boulevard needs two estoppels, not three | |
Approved 2024 HOA Budget | The last public master assessment for a Lake Estates home | |
Grand Arbors Design Review Guidelines, June 2018 | The roof, lake-bank, sign and approval rules a buyer’s attorney will read | |
Lake Bank Remediation update, June 2026 | Where the bank program stands and who pays for downspout connections | |
Approved Use Restrictions, 2024 | The leasing limits a buyer who plans to rent will read | |
Florida Statutes section 720.401 | The disclosure summary a seller owes before contract | |
Estoppel certificate fee schedule | The $299 cap, the $119 expedited fee and the $179 delinquent add-on | |
Florida Statutes section 193.155 | Why the seller’s tax bill is not the buyer’s | |
Wind mitigation resources and the state inspection form | How to document the roof and openings for the buyer’s insurer | |
Elevation Certificates layer | The certificate filed with your home’s building permit | |
Official List of Special Districts | That no TwinEagles community development district exists |
Three documents that matter to a Lake Estates 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; the master association’s current budget and estoppel, through FirstService Residential; and the club’s Membership Plan and bylaws, from the club.
Your Lake Estates at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar personally, Top 1% Real Estate Agents Nationally Since 2008, built on every recorded Lake Estates sale 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.
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, SL3101296) and Marc Comisar (Broker Associate, BK3060671) 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 recorded deeds (DOR-qualified sales, windows ending September 24, 2026, newest recorded sale June 30, 2026). Brokered by Domain Realty.