Lockford at TwinEagles, North Naples Florida
Lockford had six MLS closings in the 60 months to September 24, 2026, so an online estimate has little to work from. McGreevy and Comisar value your home from all six, adjusted for your plan, view, club category, systems and FEMA letter. Free and in writing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Lockford at TwinEagles home in North Naples is most likely worth something inside the band its recent sales set: 6 Southwest Florida MLS closings from $1,070,000 to $1,590,000 in the 60 months to September 24, 2026, each listed below. The view, the systems, the club category and the FEMA letter decide where yours falls.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, Lockford Lane, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
This valuation guide sits beside our complete Lockford at TwinEagles neighborhood guide, which covers the Lockford association, the Grand Arbors design guidelines, the fee stack, the schools and the flood record in full. Here the question is narrower: what your home on Lockford Lane would sell for, and how we get to that number. Lockford is 41 Minto homes built from 2012 to 2018 on one street along the Eagle course, inside TwinEagles, the gated club community on Immokalee Road, and it has traded about twice a year lately. So the answer comes from Lockford’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. Lockford has six MLS closings in five years, and on a street where one builder sold every house, those six still run $520,000 from the lowest to the highest (our arithmetic). Three of them were homes of exactly the same 2,905 square feet of living area, and they closed at $1,590,000, $1,400,000 and $1,070,000. 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 Lockford 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 Lockford 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 Minto plan name if you know it, the club category deeded to the home (Golf, Sports or Social), what sits behind your lanai (fairway, lake or preserve), whether you have a pool and screen enclosure, the age of your air-conditioning system and any replacement permit, any impact openings or solar you added, and your elevation certificate. Those facts move a Lockford value more than anything else, and none of them is visible to an online model.
Jesse reviews your home against the six Lockford MLS closings of the last 60 months, the six qualified resales in Collier County’s deed record over the same years, the 25 Lockford closings in the MLS since March 2016, 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.
Lockford’s two closings of the last twelve months were $1,070,000 in January 2026 and $1,225,000 in April 2026, and not one Lockford home was listed for sale on September 24, 2026, so the next well-evidenced listing sets the street’s price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse McGreevy direct at (239) 898-6072, or use the McGreevy and Comisar free home valuation form. If you are thinking about selling rather than only valuing, read how we sell homes in Lockford at TwinEagles. Buying instead? See our Lockford buyer guide, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
The key facts behind a Lockford at TwinEagles home value are few and recorded: 41 Minto homes on one street, built 2012 to 2018, a deeded Golf, Sports or Social club membership on every home, 6 MLS closings in 60 months from $1,070,000 to $1,590,000, three estoppels at a sale, no community development district and a 2013 FEMA fill letter.
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 Lockford at TwinEagles valuation beats an online automated estimate because a model needs frequent, similar sales, and Lockford has recorded about two a year lately and none in 2022 or 2023. A model also cannot see the deeded club category, the FEMA letter behind a Zone AH map reading or the view from the lanai.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; club documents; FEMA NFHL)
An automated valuation leans on recent nearby sales. Lockford recorded six qualified resales in Collier County’s deed file across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), and two MLS closings in the latest twelve months. With so little Lockford evidence, a model reaches for wider TwinEagles sales, where the twelve-month MLS median across all 50 closings was $1,031,250, or for nearby production homes that are not Lockford at all. Both point the wrong way for a Minto home on an Eagle course street.
The Southwest Florida MLS carries every TwinEagles closing under one development name, and its subdivision field is inconsistent: every one of the six Lockford closings of the last five years reads simply “Twin Eagles” rather than Lockford. So we assign every sale to its neighborhood by street, the way the master association maps streets to neighborhoods. Lockford Lane is Lockford, and nothing else is. A model that skips that step can price your home against a Kinross home on a 52-foot homesite or a Covent Garden carriage home.
Minto sold every house on the street between 2013 and 2020, so a model may treat Lockford as a single product. The record says otherwise. Three Lockford homes of the same 2,905 square feet of MLS living area closed at $1,590,000 in June 2024, $1,400,000 in March 2025 and $1,070,000 in January 2026, a $520,000 spread on one floor plan in 19 months (our arithmetic). The lot, the view, the pool, the finishes, the systems and the month of sale explain the difference, and none of them is in a model’s inputs.
Lockford’s 25 MLS closings since March 2016 have a median of $825,000, and a model that reads the whole history will anchor near it. But that set includes Minto’s own new-construction closings from 2016 to 2018, and the most recent 2021 resale was $787,000. None of that is today’s market: the six closings of the last 60 months all ran $1,070,000 or higher. We read the long record for how the street has moved, never as a price.
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). Minto sold new Lockford homes with the golf initiation paid through the builder’s price, so many Lockford homes may well be deeded Golf, but categories can change, and the only reliable answer for an address is the club’s estoppel for that house. That is why we confirm it before we choose a single comparable.
FEMA’s published map still shows parts of Lockford Lane as Zone AH, because the July 9, 2013 fill letter was never incorporated into a map revision. An automated flood lookup that reads only the map can call a Lockford home high-risk; the letter, and a county-filed elevation certificate that notes it, is what corrects the picture for a specific house. A model that prices flood risk from the map discounts a Lockford home for a requirement the paperwork may already answer.
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 Lockford home in the right broad range, somewhere a little over $1 million. What it cannot do is tell you where inside a $520,000 five-year band your specific home sits, which is the question that decides your list price, your days on market and your net.
We value a Lockford at TwinEagles home in ten steps: the MLS closings and recorded resales, the floor plan, the lot and view, the deeded club category, the Phase One balance, the FEMA letter and elevation certificate, the air conditioning and roof, permitted upgrades, a time adjustment from the 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 Lockford closing in the Southwest Florida MLS over 60 months, and because no window from 12 to 60 months reaches ten sales (the 12, 24, 36 and 60-month windows hold 2, 4, 6 and 6), we list every sale instead of quoting a median, then read the full MLS history since 2016 for context. We lay Collier County’s recorded, qualified resales beside them as an independent check: the county record holds the same six resales over the same five years. We read each record on its own denominator and never mix them.
Minto marketed eight one- and two-story plans at TwinEagles from 2,642 to 3,811 square feet under air, and the six Lockford closings of the last five years carried 2,642, 2,905 (three times), 3,020 and 3,083 square feet of MLS living area. Buyers compare plan with plan, so we group sales by living area first. The six sold at a median of $464.77 per square foot of MLS living area, the midpoint of $447.62 and $481.93, but per-foot figures fall as homes grow on the same street, so we never apply a small home’s per-foot rate to a large one.
The developer marketed Lockford homesites as 60 feet wide in 2016 and 2017 and as “62’ LOTS” in 2019, as summarized on our Lockford neighborhood guide. On the federal aerial, homes on the north side of Lockford Lane back toward an Eagle course fairway and a long lake, homes on the south side toward another fairway and two lakes, and the cul-de-sac lots toward a lake and the preserve at the east edge of TwinEagles. No public dataset tags Lockford sales by view, so we apply no rule-of-thumb premium; we price the view from the specific resales that had one, using the survey and the 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.” We never price a Sports or Social home as if it were a future Golf home, and when the evidence allows we compare Golf homes with Golf homes.
In June 2020 members approved the $22.5 million Phase One Master Plan, funded partly by a capital assessment that runs 12 years from September 2020, and when a home sells “the buyer will be responsible for all remaining monthly payments” (Phase One Master Plan booklet). The fiscal 2022 schedule set it at $244 a month for Golf. Twelve years of payments from September 2020 run through August 2032, so 71 payments remain after the September 2026 payment; at the fiscal 2022 Golf rate that is $17,324 (our arithmetic, an illustration at the fiscal 2022 rate, not a balance). The actual figure for your home is on the club estoppel.
The county indexes seven elevation certificates for Lockford homes, dated 2012 to 2014. The five with a legible first-floor reading show the top of the bottom floor at 17.7 to 19.3 feet, and the certificates that name a base flood elevation give 16 feet; four of them state that the property “has been removed from the Special Flood Hazard Area by LOMR-F Dated July 9, 2013 … and is now in Zone Shaded X” (Collier County elevation certificates layer). A home with its certificate and the letter in the file presents very differently to a lender than one that relies on the map. The zone for any one home comes from its own paperwork, never from a street map.
Every Lockford home post-dates Florida’s first statewide building code of 2002, was built from 2012 to 2018 under the 2010 code edition or a later one 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 20 permits and 2 revisions on Lockford Lane: 11 air-conditioning replacements, declared at $6,128 to $15,771, 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 2012 to 2018 house.
The same permit files show one solar installation on Lockford Lane, declared at $65,055, two window, door and shutter jobs and three building permits whose scope is not stated. An upgrade with a closed permit and an architectural approval is one a buyer’s inspector and insurer can credit; an upgrade with neither is one a buyer discounts. We price what the paperwork proves and say so in writing.
Lockford’s two 2024 MLS closings had a median of $557.54 per square foot of living area (the midpoint of $547.33 and $567.75), its two 2025 closings $464.77 and its two 2026 closings $386.98 (the midpoint of $368.33 and $405.63). A 2024 comparable used without a time adjustment would overprice most Lockford homes today. We adjust older sales for time using Lockford’s own record, the same Minto plans in Dundee and the wider TwinEagles record, and we say so in writing when the evidence is thin.
On September 24, 2026 the MLS showed no active Lockford listing and 15 active listings across TwinEagles, none of them on Lockford Lane. Your buyer will still tour what is listed elsewhere inside the gate, and Dundee, the other all-Minto street, showed no listing either. With nothing on Lockford Lane to compete against, a well-priced Lockford listing meets buyers who have been waiting for the street, and an overpriced one becomes the reason they keep waiting. We position your price against what closed, then against what is listed.
Lockford at TwinEagles home values peaked in 2024 and have eased since: the two 2024 MLS closings were $1,500,000 and $1,590,000, the two of 2025 were $1,400,000 and $1,380,000, and the two of 2026 were $1,070,000 and $1,225,000. Buyers are negotiating harder, with none of the six closings of the last 60 months at or above final list price.
Data updated: September 2026 (Southwest Florida MLS, Lockford 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) | Sales or median | Low to high | Volume | Median days on market | Median sale-to-list | At or above list |
|---|---|---|---|---|---|---|---|
| 12 months | 2 | two sales, listed below | $1,070,000 to $1,225,000 | $2,295,000 | 130 (midpoint of 122 and 138) | 90.47% (midpoint of the two) | 0 of 2 |
| 24 months | 4 | four sales, listed below | $1,070,000 to $1,400,000 | $5,075,000 | 86 (midpoint of 50 and 122) | 93.55% (midpoint of the middle pair) | 0 of 4 |
| 36 months | 6 | six sales, listed below | $1,070,000 to $1,590,000 | $8,165,000 | 40 (midpoint of 30 and 50) | 94.30% (midpoint of 93.97% and 94.64%) | 0 of 6 |
| 60 months | 6 | six sales, listed below | $1,070,000 to $1,590,000 | $8,165,000 | 40 (midpoint of 30 and 50) | 94.30% (midpoint of 93.97% and 94.64%) | 0 of 6 |
| All MLS history, since March 2016 | 25 | $825,000 median, including Minto’s new-construction closings | $644,289 to $1,590,000 | $23,511,056 | 50 | 95.94% | 4 of 25 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Lockford by street, pulled September 24, 2026. None of the six closings of the last 60 months was entered after closing, so every one 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. No window from 12 to 60 months holds ten sales, which is why this page lists the sales and gives a median only for the all-history window, labelled for what it contains.
| Year (MLS closings) | Closings | Low to high | Median per living sq ft | Median sale-to-list |
|---|---|---|---|---|
| 2016 | 4 | $644,289 to $923,500 | $243.09 (midpoint of the middle pair) | 94.89% (midpoint of the middle pair) |
| 2017 | 3 | $708,958 to $1,120,000 | $259.64 | 95.32% |
| 2018 | 2 | $820,000 to $829,900 | $283.78 (midpoint of the two) | 99.28% (midpoint of the two) |
| 2019 | 2 | $810,000 to $840,000 | $292.39 (midpoint of the two) | 98.92% (midpoint of the two) |
| 2020 | 6 | $725,000 to $910,000 | $290.89 (midpoint of the middle pair) | 96.61% (midpoint of the middle pair) |
| 2021 (January to March) | 2 | $767,500 to $787,000 | $278.45 (midpoint of the two) | 97.49% (midpoint of the two) |
| 2022 and 2023 | 0 | no Lockford closing | none | none |
| 2024 | 2 | $1,500,000 to $1,590,000 | $557.54 (midpoint of the two) | 95.53% (midpoint of the two) |
| 2025 | 2 | $1,380,000 to $1,400,000 | $464.77 (midpoint of the two) | 94.77% (midpoint of the two) |
| 2026 through September 24 | 2 | $1,070,000 to $1,225,000 | $386.98 (midpoint of the two) | 90.47% (midpoint of the two) |
Source: Southwest Florida MLS, all Lockford history, pulled September 24, 2026; medians and per-foot figures are our arithmetic from the MLS sold price, final list price and living area. The 2016 to 2018 rows include Minto’s own new-construction closings. Every year holds six sales or fewer, so read each as a record, not a rate. The pattern is the useful part: roughly $240 to $315 a foot for most of the build-out and early resale years, no Lockford closing at all in 2022 or 2023, the highest prices per foot in 2024, and two steps down since.
Collier County’s deed file records the first sale of each finished Lockford home from 2013 to 2020 at a median of $746,700 across all 41 first sales, as compiled on our Lockford neighborhood guide from the recorded deeds. Minto’s own 2015 release priced a move-in-ready Prestwick at $684,289 and a Turnberry at $769,643 before a $35,000 incentive (Minto news release, 2015). The six qualified resales of the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026) had a county median of $1,390,000, the midpoint of $1,380,000 and $1,400,000, about 86 percent above the first-sale median in nominal dollars (our arithmetic). Those are prices before pools, upgrades and inflation, and they describe the street, not your house.
| Year of first recorded sale (county) | Homes | Median first-sale price |
|---|---|---|
| 2013 | 3 | $713,300 |
| 2014 | 10 | $727,550 |
| 2015 | 11 | $743,500 |
| 2016 | 7 | $750,000 |
| 2017 | 7 | $775,000 |
| 2018 | 2 | $956,100 |
| 2020 | 1 | $910,000 |
Source: Collier County recorded deeds, the first sale of each finished Lockford home, as compiled on our Lockford neighborhood guide. The 2018 and 2020 rows include Minto’s two 2012 model homes, which were the last to sell.
The cleanest price evidence on a one-builder street is the same house selling twice. Four Lockford homes appear twice in the MLS record since 2016:
| Earlier sale | Later sale | Change | Record |
|---|---|---|---|
| $767,500 (Jan 2021) | $1,070,000 (Jan 2026) | +39.4% | Southwest Florida MLS, same address |
| $855,000 (Dec 2020) | $1,400,000 (Mar 2025) | +63.7% | Southwest Florida MLS, same address |
| $810,000 (May 2019) | $725,000 (Feb 2020) | down 10.5% | Southwest Florida MLS, same address |
| $754,246 (Oct 2017, new) | $790,000 (Mar 2020) | +4.7% | Southwest Florida MLS, same address |
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 first two rows are the ones to read twice. A house bought at $855,000 at the end of 2020 resold in March 2025 for 63.7 percent more, while a house bought at $767,500 in January 2021 resold in January 2026 for 39.4 percent more: the later the resale, the smaller the gain, which is the best single guide to where the band sits now.
On a Minto street, the same living area appears again and again, and the 2,905 square feet of the Prestwick Grand appears most. Lockford homes of 2,905 square feet of MLS living area closed at $708,958 in May 2017, $754,246 in October 2017, $829,900 in October 2018, $840,000 in September 2019, $910,000 and $790,000 in 2020, then $1,590,000 in June 2024, $1,400,000 in March 2025 and $1,070,000 in January 2026. Per foot, that is $244.05 in 2017, $547.33 at the 2024 peak and $368.33 in 2026. Read together, they say the 2024 prices were the top of the cycle for this plan, and that a 2026 Prestwick Grand is priced from the 2025 and 2026 sales, not from June 2024.
Over 60 months, the six Lockford closings reached a median 94.30 percent of final list price after a median 40 days, and none closed at or above list. The spread matters more than the median. The two 2024 sales went under contract in 30 and 10 days at 94.64 and 96.42 percent of list; the two 2026 sales took 138 and 122 days at 93.12 and 87.81 percent. The April 2026 home closed about 12 percent under its $1,395,000 list (our arithmetic), the clearest sign in Lockford’s record that a list price set from the 2024 sales does not hold in 2026.
No Lockford home was active on September 24, 2026, against two closings in the latest twelve months, so Lockford’s months of supply read zero that day. Across all of TwinEagles the same measure was about 3.6 months against the twelve-month pace. Zero supply does not mean any price will hold: both 2026 Lockford sales sat more than 120 days and closed below list. It does mean the next Lockford listing has the street to itself.
Across all of TwinEagles, the Southwest Florida MLS shows 50 closings in the twelve months to September 24, 2026 at a median of $1,031,250, a median 83 days on market and a median 94.63 percent of final list price, against a median of $993,750, 58.5 days and 94.52 percent over 24 months. Prices across the community have held while homes take longer to sell, and Lockford’s own record shows the longer selling times more sharply than most.
Your Lockford at TwinEagles comparables are the six Southwest Florida MLS closings of the last 60 months, led by the two of the last twelve: $1,225,000 in April 2026 and $1,070,000 in January 2026. An appraiser will read the same six first, adjusted for time, living area, lot, view and condition, before reaching to Dundee or other TwinEagles sales.
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 | Bedrooms and baths (MLS) | Living area (sq ft) | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Apr 2026 | $1,225,000 | $1,395,000 | 87.81% | 4 plus den, 4 baths | 3,020 | $405.63 | 122 |
| Jan 2026 | $1,070,000 | $1,149,000 | 93.12% | 3 plus den, 3 baths | 2,905 | $368.33 | 138 |
| Aug 2025 | $1,380,000 | $1,444,000 | 95.57% | 3 plus den, 3 full and 1 half baths | 3,083 | $447.62 | 15 |
| Mar 2025 | $1,400,000 | $1,489,900 | 93.97% | 3 plus den, 3 baths | 2,905 | $481.93 | 50 |
| Jun 2024 | $1,590,000 | $1,649,000 | 96.42% | 3 plus den, 3 baths | 2,905 | $547.33 | 10 |
| Apr 2024 | $1,500,000 | $1,585,000 | 94.64% | 2 plus den, 3 baths | 2,642 | $567.75 | 30 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Lockford 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. Six sales, $8,165,000 in volume; with fewer than ten, every sale is shown rather than a median.
The newest Lockford closing, a four-bedroom home with a den and 3,020 square feet of living area, closed at $1,225,000 against a $1,395,000 list, 87.81 percent, after 122 days. At $405.63 a foot it is the second-lowest per-foot figure in Lockford’s five-year MLS record, and its $170,000 gap from list is the widest in that record (our arithmetic). It is the comparable every Lockford buyer’s agent will quote first.
A 2,905-square-foot home, the Prestwick Grand’s living area, that closed at 93.12 percent of a $1,149,000 list after 138 days, at $368.33 a foot, the lowest per-foot figure in the five-year record. The same house sold for $767,500 in January 2021, so its owners gained 39.4 percent across five years that included the whole run-up and part of the retreat.
A 3,083-square-foot home with a den and a half bath that went under contract in 15 days at 95.57 percent of list, at $447.62 a foot. It is the fastest Lockford sale after June 2024 and shows that a larger home priced close to the evidence still moves quickly.
A 2,905-square-foot home that closed at 93.97 percent of list after 50 days, at $481.93 a foot. The same house sold for $855,000 in December 2020, a 63.7 percent gain over about four years (our arithmetic).
A 2,905-square-foot home that closed in 10 days at 96.42 percent of list, at $547.33 a foot, the highest Lockford price on both the MLS and the county record. It is real evidence and it is peak evidence: the same living area closed at $1,070,000 nineteen months later.
A 2,642-square-foot home, the living area Minto published for the one-story Prestwick, that closed in 30 days at 94.64 percent of list, at $567.75 a foot, the highest per-foot figure in the five-year record. Smaller plans carry higher per-foot prices on the same street, which is why a Prestwick’s per-foot rate never prices a Turnberry Grand.
We tracked all six qualified Lockford resales in Collier County’s deed record across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), from $1,070,000 to $1,590,000, at a median of $1,390,000, the midpoint of the two middle sales, $1,380,000 and $1,400,000, and $468.24 per county square foot. They are the same six sales the MLS shows; the county dates are recording dates and differ from the MLS closing dates by up to three weeks. Two more recorded transfers above $1 million since 2021 were not qualified by the county and are left out of every figure here. The county’s per-square-foot figures use the roll’s square-footage field, a different measure from MLS living area (the August 2025 home carries 3,036 square feet on the roll and 3,083 on the MLS), so we never set the two against each other.
Lockford vs Dundee is the comparison a buyer of a Minto home at TwinEagles makes. Lockford’s six MLS closings over 60 months ran $1,070,000 to $1,590,000, too few for a median; Dundee’s 18 ran $1,150,000 to $2,051,000 at a $1,549,500 median. Lockford offers a golf-course street nearer the clubhouse; Dundee, newer homes on larger lots at the north end.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; TwinEagles HOA approved 2024 budget; FEMA NFHL)
Lockford and Dundee are TwinEagles’ two all-Minto neighborhoods, built from the same plan family a few years apart: Minto was closing out Lockford as it opened Dundee (Minto news release, 2016). Both have their own quarterly neighborhood association, both need three estoppels at a sale, and both pay the same club initiation for the same deeded category. The full picture of the rival neighborhood is on our Dundee at TwinEagles guide, and a Dundee owner can read the same method applied to that street on our Dundee at TwinEagles home valuation page.
| Measure | Lockford at TwinEagles | Dundee at TwinEagles |
|---|---|---|
| Homes | 41, on Lockford Lane | 61, on Dundee Lane |
| Builder | Minto, every home | Minto, every home |
| Built (county roll) | 2012 to 2018, median 2015 | 2016 to 2019 |
| Homesite (developer’s marketed figure) | 60 to 62 feet wide | 62 by 135 feet |
| Setting | one street along the Eagle course, cul-de-sac at the east end | cul-de-sac at the north end, lakes at the corners, preserve north and west |
| Clubhouse by road | 0.85 to 1.02 miles | 1.4 miles |
| Gate by road | 2.65 to 2.83 miles | 3.2 miles |
| MLS closings, 60 months | 6 | 18 |
| MLS price range, 60 months | $1,070,000 to $1,590,000 | $1,150,000 to $2,051,000 |
| MLS median, 60 months | too few sales for a median; all six listed above | $1,549,500 (midpoint of $1,549,000 and $1,550,000) |
| First MLS window with ten sales | none from 12 to 60 months | 36 months: 11 closings, $1,630,000 median |
| MLS closings, last 12 months | 2, at $1,225,000 and $1,070,000 | 3, from $1,400,000 to $1,900,000 |
| Median days on market, 60 months | 40 (midpoint of 30 and 50), on six sales | 17 (midpoint of 9 and 25) |
| Closed at or above final list, 60 months | 0 of 6 | 5 of 18 |
| Median sold per living sq ft, 60 months | $464.77, the midpoint of $447.62 and $481.93 (n=6) | $493.96 (midpoint of $492.23 and $495.68) |
| Qualified county resales, 60 months | 6, median $1,390,000, $468.24 per county sq ft | 20, median $1,537,000, $516.19 per county sq ft |
| Active on September 24, 2026 | none | none |
| 2024 master association assessment | $3,645.49 | $3,646.26 |
| Neighborhood association | Lockford at TwinEagles HOA, quarterly; oversees neighborhood landscaping | Dundee at TwinEagles HOA, quarterly; lawns, sod and irrigation on the lots |
| Irrigation water | a separate utility bill | billed by the Dundee association as an operating expense |
| individual mailboxes | community mailbox units | |
| Flood, effective map | a patchwork of Zone X, shaded X and Zone AH street points | 62 parcel centers: 60 Zone AH, 2 Zone X |
| FEMA letter | a LOMR-F of July 9, 2013 whose description names Lots 1 through 41 of the Lockford replat | one LOMR-F, December 24, 2015, covering a portion of Lots 1 through 61 |
| Homestead share, 2026 roll | 63% | 72% |
Sources: Southwest Florida MLS, TwinEagles development, allocated by street, pulled September 24, 2026; Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer. Parcel-center and street-point counts describe points on the map, never any single house. County per-square-foot figures use the roll’s square-footage field and compare only with each other.
The cleanest Lockford vs Dundee comparison is one living area on both streets. On the MLS, a Dundee home of 2,905 square feet closed at $1,735,000 in April 2024; Lockford homes of the same 2,905 square feet closed at $1,590,000 in June 2024, $1,400,000 in March 2025 and $1,070,000 in January 2026. Seven weeks apart in 2024, the Dundee home sold for $145,000 more than the Lockford home (our arithmetic). On that evidence the same living area has carried a Dundee premium, consistent with the newer house and the larger lot, and a Lockford seller should expect a buyer to know it.
A buyer should choose Lockford to be closer to the clubhouse on a golf-course street, with individual mailboxes, homes a few years older and, on recent sales, a lower entry price for the same Minto plans: Lockford’s two latest closings were $1,225,000 and $1,070,000. A buyer should choose Dundee for a newer Minto home on a larger lot at the private north end, with lakes and preserve around it, a lawn crew and irrigation water paid through the association, and a deeper resale record to price from.
Your buyer may well tour Dundee, and in the last twelve months Dundee closed three homes from $1,400,000 to $1,900,000. That does not lift a Lockford price by association. It frames it: a Lockford home priced inside its own recent band, with its FEMA letter, elevation certificate, club category and systems documented, is the same Minto plan for less money and closer to the club. A Lockford home priced as if 2024 were still the market asks a buyer to pay a peak Lockford price while a newer Dundee home of the same plan costs about the same.
Lockford at TwinEagles is a slower, thinner market to sell in than TwinEagles as a whole: over 60 months its six MLS closings took a median 40 days and none closed at or above list, against 32 days and 41 of 180 across the community. On price, Lockford sits with Wisteria, Wicklow and Dundee.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, allocated by street, 60 months to 24 Sep 2026, pulled 24 Sep 2026)
| Neighborhood | Homes | MLS closings, 60 months | Closings, last 12 months | Price range, 60 months | Median days on market | Median sale-to-list | At or above list | Under contract in 30 days or fewer | Active, Sept. 24, 2026 |
|---|---|---|---|---|---|---|---|---|---|
| Lockford | 41 | 6 | 2 | $1,070,000 to $1,590,000 | 40 (midpoint) | 94.30% (midpoint) | 0 of 6 | 3 of 6 | 0 |
| Dundee | 61 | 18 | 3 | $1,150,000 to $2,051,000 | 17 (midpoint) | 95.84% (midpoint) | 5 of 18 | 10 of 18 | 0 |
| Wisteria | 46 | 9 | 4 | $1,012,500 to $1,775,000 | 69 | 94.67% | 1 of 9 | 4 of 9 | 0 |
| Wicklow | 59 | 9 | 5 | $930,000 to $1,580,000 | 58 | 93.33% | 1 of 9 | 2 of 9 | 0 |
| Hollybrook | 51 | 18 | 6 | $790,000 to $1,242,500 | 52 (midpoint) | 95.71% (midpoint) | 4 of 18 | 7 of 18 | 2 |
| All TwinEagles | 717 homes and homesites | 188 | 50 | $350,000 to $3,500,000 | 32 | 96.17% | 41 of 180 | 87 of 180 | 15 |
Source: Southwest Florida MLS, TwinEagles development, allocated to each neighborhood by street, closed September 25, 2021 to September 24, 2026 and active on September 24, 2026, pulled September 24, 2026; days on market, sale-to-list and at-or-above-list counts exclude the eight community closings entered after the fact. Medians for counts under ten are shown for comparison only, and “midpoint” marks an even count. Home counts are from the county roll and the master association.
Two things. First, Lockford is the thinnest market of the five streets above: six closings in five years, against 18 in Dundee and Hollybrook on streets not much larger. A thin market means each sale moves the street’s price, so the next Lockford listing sets the comparable that the one after it inherits. Second, Lockford sellers have been the least able to hold their list price: none of the six reached it, and the two 2026 sales took more than 120 days. That is not a verdict on the street; it is a measure of how far recent list prices ran ahead of the evidence, and it is the gap a written valuation closes before you list.
Two Lockford closings in the twelve months to September 24, 2026 amount to about 5 percent of the street’s 41 homes, the same share as Dundee (3 of 61) and The Estates, against about 9 percent in Wisteria and Kinross and about 12 percent in Hollybrook (our arithmetic from the same MLS pull). Lockford owners stay: 26 of 41 Lockford homes, 63 percent, carried a Florida homestead exemption on the 2026 preliminary roll, against 54 percent across TwinEagles.
The club category changes what your Lockford 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 Lockford’s price series: the Lockford buyers of early 2021 paid no initiation at all, the 2024 buyers paid up to $130,000 for Golf, and a 2026 Golf buyer pays $150,000 on top of the house.
Minto’s 2015 and 2016 releases said “Golf membership initiation fee in the championship TwinEagles Golf Club is included with the purchase of every new Minto home at TwinEagles” (Minto news release, 2016). That described Minto’s new-home sales while the developer controlled the club, and it ended when new construction ended. It does not describe a resale today: the club’s current membership page puts the initiation fee on the buyer, and a Lockford 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 Lockford 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), plus any Lockford association transfer or capital charge its estoppel lists. The $150,000 Golf initiation is about 12 percent of the April 2026 Lockford price of $1,225,000 and about 11 percent of the county’s five-year Lockford median of $1,390,000, against about 9 percent of Dundee’s 36-month median. It is real money beside your price, and the buyer’s agent will add it before writing an offer.
Golf is capped at 614 memberships across the 717 homes, and the club describes “roughly 300 Golf Memberships per course and 9-minute tee times” (club membership page). Lockford sits on the Eagle course, 0.85 to 1.02 miles by road from the clubhouse, which is the setting a golfer is paying for. A Golf-deeded Lockford home can be marketed to any golfer, who plays immediately. A Sports or Social home is best marketed to a buyer who wants the gate, the clubhouse and the lower entry cost, and pricing it against Golf-deeded comparables is one of the most common reasons a listing sits. No public document lists the category for each Lockford 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 within a year 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 Lockford owner moving within TwinEagles, or passing a home to family, those clauses can be worth six figures, and a valuation of the home you are selling should sit beside the cost of the one you are buying.
The club is private and member-owned. None of the club’s public documents describes a refund of the initiation fee when a member sells; the only refund the 2024 Membership Agreement names is of the transfer fee if the club does not approve the applicant, and the policy says the fee “is to be used for Club Capital expenditures.” The club’s Membership Plan and bylaws are not posted publicly. For valuation purposes we treat the initiation you paid, if you paid one, as a sunk cost: it does not add to your price, and your buyer pays their own.
A Lockford 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 $3,645.49 in 2024, the quarterly Lockford assessment, a separate irrigation bill and county taxes. Lockford has no community development district.
Data updated: September 2026 (club, HOA, Lockford association and county documents as linked; latest public amount shown for each layer, with its year)
| Layer | Paid to | Latest public amount | Period | Source |
|---|---|---|---|---|
| Club initiation fee | The TwinEagles Club | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | One time, buyer, at closing | Club 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: $3,645.49 per Lockford home ($2,985.49 operating, $660.00 reserve); 2025 and 2026 amounts not public | Annual, due January 1 | Approved 2024 HOA Budget |
| Lockford neighborhood assessment | Lockford at TwinEagles Homeowners Association | Not published; mainly neighborhood landscaping | Quarterly, four payments | TwinEagles Community FAQs |
| Irrigation water | Resource Conservation Systems | 2026 tariff: base charge by lot size class plus $1.56 per 1,000 gallons | Monthly | RCS 2026 tariff |
| County property tax | Collier County Tax Collector | 12.2558 mills (2025); median total 2026 preliminary-roll bill on TwinEagles residential parcels $9,124 | Annual | Collier County Tax Collector |
| Non-ad-valorem assessment | Collier County | $261.91 District 1 garbage (2025), the only such line | Annual, on the tax bill | Collier County Tax Collector 2025 bills |
| Community development district | None | $0 | Official List of Special Districts |
The last dues schedule the club posted publicly is fiscal 2022, and the initiation has risen about 2.3 times since, so a buyer should expect current dues to differ. Current club dues, the Lockford budget and the 2025 and 2026 master budgets sit behind owner logins; the three estoppels for a specific home state the current figures. Lockford’s 2024 master assessment rose 7.0 percent from $3,407.35 in 2023 (our arithmetic).
Lockford has its own association, so a Lockford sale needs three estoppel certificates: the club’s, the master association’s through FirstService Residential, and the Lockford association’s through its manager, MAY Management Services according to the club’s January 2024 neighborhood contact list. Lockford Lane is one of the eight TwinEagles streets on the club’s list that need the neighborhood estoppel as well as the other two (club estoppel requirements by street). For the master and Lockford association certificates, Florida law requires the certificate within 10 business days of a written request and caps the fee (section 720.30851 is the homeowners’ association text), adjusted for inflation every five years by the Department of Business and Professional Regulation; its current estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, puts the cap at $299 for a current account, plus $119 for expedited delivery within three business days and up to $179 more if the account is delinquent. The club’s own estoppel fee was $250 on its fiscal 2022 schedule; confirm the current fee when you order. Order all three before you list, because the club estoppel is also the document that confirms your category, current dues and remaining Phase One balance, and the Lockford estoppel is the only place the quarterly amount appears.
Your buyer’s property tax will not be your tax bill. Florida resets the assessed value at a change of ownership, so a long-held homesteaded Lockford home, and 26 of the 41 carried a homestead exemption on the 2026 preliminary roll, can carry a bill far below what a new owner will pay. At the 2025 rate of 12.2558 mills, taxable value equal to the April 2026 Lockford price of $1,225,000 would produce about $15,013 a year before any exemption the buyer qualifies for (our arithmetic, an illustration, not a tax estimate). We put the buyer’s likely tax next to your price so it does not surprise them after the inspection.
The valuation is a price; what you keep is the net. A Lockford seller’s main costs are the brokerage commission, which is negotiable and set by your listing agreement, Florida documentary stamp tax on the deed at 70 cents per $100 of consideration (section 201.02, Florida Statutes), customarily paid by the seller in Collier County, the three estoppel fees, prorations of dues, assessments and taxes, including the Lockford quarter in progress, and any mortgage payoff. In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of Lee County and most of Florida. Documentary stamps come to $8,575 on a $1,225,000 sale and $9,730 on a $1,390,000 sale (our arithmetic). We put a net sheet beside every valuation we write.
A Lockford at TwinEagles seller owes the buyer the Florida homeowners association disclosure summary before the contract is signed, because section 720.401 of the Florida Statutes places that duty on the parcel owner in a resale. Every Lockford home sits under two associations, and every sale adds the club’s approval and three estoppels.
Data updated: September 2026 (Florida Statutes as linked; Lockford Articles of Incorporation; TwinEagles recreational covenant and club documents as linked)
The statute requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it, per section 720.401. The contract must carry the statutory voidability warning in conspicuous type. If the summary is not provided first, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. It is a pre-contract duty, not a closing item. The Lockford association’s state corporate record (Florida Division of Corporations) lists it as a not-for-profit corporation under Chapters 617 and 720 of the Florida Statutes, and Lockford has no condominium, so the Chapter 718 fork that applies to Covent Garden elsewhere in TwinEagles does not reach a Lockford 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, the club’s Membership Agreement and the Lockford Articles 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. Under the Articles, Lockford membership runs with the lot and a new owner becomes a voting member by delivering a copy of the deed to the association. The seller owes the disclosure summary, clean accounts with all three bodies and the three estoppels. We have not read the recorded Lockford neighborhood covenants, so we make no claim about whether they restate the section 720.401 duty or add a Lockford transfer charge; the Lockford estoppel lists any charge.
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 Lockford seller with a clean claims history, an elevation certificate and a copy of FEMA’s 2013 fill letter should lead with all three, because parts of the published map still read Zone AH.
The Grand Arbors Design Review Guidelines allow “One ‘For Sale’ sign” in the front yard only, “no signs on the golf course/rear yard,” no larger than 24 by 18 inches, and prohibit information tubes (Grand Arbors Design Review Guidelines, 2018). TwinEagles admits open-house visitors on Saturday and Sunday from 9 a.m. to 5 p.m., only to addresses on the gate’s open-house list drawn from the MLS, with private showings by appointment through a buyer’s agent (TwinEagles Quick Guide for Realtors). A Lockford listing has to reach buyers before they reach the gate, which is why the valuation, the photographs of the view and the document file matter more here than a yard sign.
The FEMA letter changes a Lockford at TwinEagles price because the published map still shows parts of Lockford Lane as Zone AH, while FEMA’s July 9, 2013 Letter of Map Revision based on Fill names Lots 1 through 41 of Lockford’s replat. A buyer’s lender and insurer respond to whichever document the listing file puts in front of them.
Data updated: September 2026 (FEMA NFHL and letters of map change layer, queried 24 Sep 2026; Collier County elevation certificates; Citizens)
FEMA’s letters of map change layer lists a Letter of Map Revision based on Fill determined July 9, 2013 for a group of TwinEagles lots in Lockford, Wisteria and Hollybrook, and its property description names Lots 1 through 41 of Lockford’s replat (FEMA National Flood Hazard Layer). FEMA records the outcome as “multiple” and the letter as not incorporated into the printed map. The layer does not say which part of each lot the letter removed, so the letter itself, and the certificate for your house, are the documents that answer the question for a specific home. Four county-filed elevation certificates on Lockford homes state that the property “has been removed from the Special Flood Hazard Area by LOMR-F Dated July 9, 2013 … and is now in Zone Shaded X.”
Because the letter was never incorporated into a map revision, FEMA’s effective panel, dated May 16, 2012, still reads a patchwork along Lockford Lane. Our Lockford neighborhood guide checked six street-centerline points in four stretches: the west end read Zone X, the west-middle Zone AH, the east-middle shaded Zone X and the cul-de-sac end Zone AH, and the preliminary 2025 map keeps the same zone at every point checked (FEMA National Flood Hazard Layer; preliminary layer). Street points are positions on a map, not house pads, so we never quote any one home’s zone from a map. An automated lookup may say AH; the letter and the certificate are what correct it.
Collier County indexes seven FEMA elevation certificates for Lockford homes, dated 2012 to 2014 (Collier County elevation certificates layer). The five with a legible first-floor reading show the top of the bottom floor at 17.7, 18.3, 18.9, 19.0 and 19.3 feet, and the certificates that name a base flood elevation give 16 feet, so those floors sit about 1.7 to 3.3 feet above it; garage slabs run 17.1 to 18.9 feet. A certificate for your own home, showing your floor above that figure, is one of the strongest pages a Lockford listing file can carry, and where the county has not indexed one, a licensed surveyor can prepare a new one before you list.
FEMA’s guidance on these letters is that a structure removed from the Special Flood Hazard Area is no longer subject to the federal mandatory flood insurance requirement, and that “the mortgage lender retains the prerogative to require flood insurance” (FEMA, LOMA and LOMR-F). So the letter can remove the federal mandate for a house it covers, but not every lender’s own requirement. Two Lockford homes of the same plan can carry different monthly costs for a buyer because one seller put the letter and the certificate in the file and the other did not, and a buyer’s budget is monthly.
Collier County opened the appeal period on its proposed new flood maps in August 2026 and targets summer 2027 for them to take effect, per its August 2026 release. Existing letters are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance), and FEMA has not yet published the outcome for Lockford’s letter. Citizens requires flood insurance on every wind-covered personal residential policy from January 1, 2027 (Citizens flood requirement), and unincorporated Collier County holds Community Rating System Class 5, worth a 25 percent discount on eligible NFIP premiums (FEMA CRS list, April 1, 2026). A seller listing before the new map takes effect sells under the letter as it stands today; a seller listing after it should check FEMA’s revalidation letter for the county first.
What adds or subtracts value on Lockford Lane at TwinEagles is the view and the paperwork, because one builder built every house from one plan family: the fairway, lake or preserve behind the lanai, the pool, the finishes, the air-conditioning and roof records, solar and impact glass, the club category, the FEMA letter and elevation certificate, and approvals on file.
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. Minto’s 2015 release sold move-in-ready Lockford homes “located on the acclaimed Eagle course” with “northern golf course fairway views” (Minto news release, 2015), and its 2016 release placed the two models “between the sixth and seventh holes of the acclaimed Eagle Golf Course” (Minto news release, 2016). Which individual lots back to a fairway, a lake or the preserve is not published lot by lot, so we show the survey and the aerial rather than a label, because on a street of repeating plans the frontage behind the house is the largest single difference between two otherwise identical homes.
Adds value when documented. Eleven of the 20 permits on Lockford Lane from January 2024 to July 2026 were air-conditioning replacements, so the street is in its first replacement cycle and buyers will compare yours with the homes that have already done it. A replaced system with a closed permit answers the question every buyer asks about a 2012 to 2018 house; an original system is usually priced as a credit.
Protects value. Lockford’s original concrete tile roofs date from 2012 to 2018, and the county’s 2024 to 2026 permit files show no Lockford reroof. 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; the oldest original Lockford roofs reach that age from 2027. A roof inspection and a wind mitigation report on the state’s form turn roof age into a number the buyer’s insurer can credit (section 627.0629, Florida Statutes). When a replacement comes, the Grand Arbors guidelines require tile again.
Adds value. The permit files show two door, window and shutter jobs on Lockford Lane since January 2024, the largest at $21,725. Every Lockford home was permitted in the wind-borne debris region, and the guidelines say approved shutters “shall not be allowed to cover openings until a storm watch or warning has been issued,” so documented impact protection is a real advantage for a seasonal owner.
Adds value when it is owned, permitted and approved. One Lockford home added a solar installation declared at $65,055 in 2024. Florida law protects the right to install solar (section 163.04, Florida Statutes), and the guidelines ask for rear or side roof placement where that works. A buyer will ask whether the system is owned or leased and for the permit and approval; with those in the file, it is an asset rather than a question.
Adds value, and it is the largest difference a buyer sees between two homes of the same plan. Florida Weekly reported in 2016 that “12-foot ceilings, granite countertops, and 18-inch ceramic tile are included in the base price” of Lockford’s Minto homes (Florida Weekly, April 7, 2016). Ten years on, those are the finishes a buyer finds in an original-condition Lockford home, and a home updated beyond the builder package separates itself from the last sale of the same plan.
Adds or subtracts. The 2023 federal aerial shows screened pools behind most Lockford homes, and Minto’s Prestwick Grand and Turnberry Grand were marketed with an outdoor kitchen on the lanai, so a buyer compares yours with the pool behind the last sale. A pool, cage or outdoor kitchen needs master architectural approval and a county permit, and both belong in the file; nothing may be built onto a lake bank.
Changes the comparable set. The two-story Turnberry Grand’s upstairs bonus room and terrace, and the three-car or tandem garages on several plans, reach buyers the two-car Prestwick Grand does not, especially a family or a buyer who keeps a golf cart. We compare each Lockford home with the plans a buyer will actually weigh against it, not with the street average.
Adds or subtracts relative to the comparable set. A Golf-deeded Lockford 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. Every exterior change needs approval from the master association’s Architectural Review Committee, which meets twice a month and has up to 30 days to decide (TwinEagles HOA architectural review). The master association may record “a Notice of Violation … in the Collier County records,” which follows the house to the next owner. A buyer’s attorney will compare the house to the permit file; missing approvals become a closing problem.
Whether to sell, hold or lease a Lockford at TwinEagles home depends on your basis, your carrying costs and the band Lockford has traded in since 2025. The master association’s recorded use restrictions cap leasing at three leases a year of at least 30 days each, and club dues and both association assessments continue whichever you choose.
Data updated: September 2026 (TwinEagles HOA Use Restrictions 2024; club documents; Southwest Florida MLS; Collier County recorded deeds)
No Lockford home was listed on September 24, 2026, and the four closings since March 2025 set a clear band, $1,070,000 to $1,400,000, so a well-documented Lockford home priced inside it has the street to itself. On the county’s own record, Lockford homes first sold for a median of $746,700, and the owners who bought at the end of 2020 and in early 2021 have resold for 39 to 64 percent more.
The two 2026 Lockford sales averaged $1,147,500, about 26 percent below the 2024 pair’s average of $1,545,000 (our arithmetic), so an owner who wants a 2024 price is waiting for a market that has not returned. But a homesteaded owner with a low assessed value pays far less tax than a new buyer would. If you sell and establish a new Florida homestead, you may be able to transfer accumulated Save Our Homes benefit using the Department of Revenue’s Form DR-501T, which is worth planning before you decide. Every month held also carries club dues, the Phase One assessment, both association assessments, insurance and tax.
“No 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,” on the association’s approved lease form, and tenants pass the master association’s screening (TwinEagles 2024 Use Restrictions). The Lockford neighborhood covenants may add their own step. A seasonal lease to one household is the realistic model. We publish no Lockford 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 five of Lockford’s six did (our arithmetic from the MLS pull). Readiness still matters more than the month. A Lockford home that goes to market in late fall with the FEMA letter, the elevation certificate, the three 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 Lockford 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 Lockford’s own MLS closings and adjusted for plan, view, pool, systems and flood paperwork. Call Jesse at (239) 898-6072.
A photo cannot show what sits behind 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, those are the differences that turn a range into a price. Beside the price you receive the cost picture your buyer will underwrite and a net sheet.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request it through the free home valuation form. If you own elsewhere inside the gate, our TwinEagles home valuation page applies the same method to all twelve neighborhoods.
If you plan to buy again, in Lockford, elsewhere in TwinEagles or anywhere in Naples, read our Lockford buyer guide or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. We run both sides of that math in one conversation.
McGreevy and Comisar are a top-reviewed listing team on Google, and Lockford 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.
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These are the valuation questions Lockford at TwinEagles owners ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds, the Lockford association’s, the club’s and the master association’s documents and FEMA, each in a single paragraph. Nothing here is an appraisal, and nothing here is tax or legal advice; your written valuation applies it to your address.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; club, HOA and Lockford association documents as linked)
Most likely somewhere inside the band Lockford’s recent MLS closings set: $1,070,000 to $1,590,000 across the six closings of the last 60 months, and $1,070,000 to $1,400,000 across the four since March 2025, 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 Lockford’s own MLS closings and recorded resales, grouped by living area, then adjusted for the lot and view, the club category, the Phase One balance, the FEMA letter and elevation certificate, the air-conditioning and roof records, solar and other permitted upgrades and time since the 2024 peak, then tested against what is listed in TwinEagles today.
$1,225,000 in April 2026 and $1,070,000 in January 2026, both Southwest Florida MLS closings. Before those, $1,380,000 in August 2025, $1,400,000 in March 2025, $1,590,000 in June 2024 and $1,500,000 in April 2024.
Six MLS closings in 60 months are too few for a meaningful median, so we list every sale. Collier County’s deed file holds the same six resales at a median of $1,390,000, the midpoint of $1,380,000 and $1,400,000, which is not a price any home sold for. Across all 25 Lockford MLS closings since March 2016, including Minto’s new-construction closings, the median is $825,000.
$1,590,000, in June 2024, for a 2,905-square-foot home that closed in 10 days at 96.42 percent of list. It is the highest Lockford price on both the MLS and the county record.
The six MLS closings of the last 60 months ran from $368.33 to $567.75 per square foot of MLS living area, a median of $464.77, the midpoint of $447.62 and $481.93. Smaller plans carry higher per-foot figures, and the 2026 sales sit well below the 2024 sales.
About two lately: two MLS closings in each of 2024, 2025 and 2026 to September 24, and none at all in 2022 or 2023. Two closings in the last twelve months are about 5 percent of the street’s 41 homes.
They have come off the 2024 peak. The two 2026 sales averaged $1,147,500, about 26 percent below the two 2024 sales, and homes of the same 2,905 square feet closed at $1,590,000 in June 2024 and $1,070,000 in January 2026. Condition and view explain part of that gap; timing explains the rest.
The six closings of the last 60 months took a median of 40 days on market, from 10 to 138 days; the two 2024 sales took 30 and 10 days, the two 2026 sales 138 and 122.
A median 94.30 percent of final list price over 60 months, and none of the six at or above list. The April 2026 sale closed at 87.81 percent, about 12 percent under its list.
Because a model needs frequent, similar sales and Lockford has recorded about two a year lately, and because it cannot see your club category, your FEMA letter, the view from your lanai or the age of your air conditioning. A long-history model can also anchor on Minto’s new-construction prices.
No. The Collier County Property Appraiser’s just value is a mass-appraisal figure for taxation, and Florida resets a homestead’s assessed value for your buyer at a change of ownership. We never quote it as a price.
Yes, in your favour, if you price to the evidence. No Lockford home was active on September 24, 2026, so the next listing has the street to itself; but both 2026 sales sat more than 120 days, so zero supply does not rescue an overpriced home.
Your buyer will compare the same Minto plans on both streets. A Dundee home of 2,905 square feet closed at $1,735,000 in April 2024, $145,000 more than the Lockford home of the same size seven weeks later, and Dundee’s three closings of the last twelve months ran $1,400,000 to $1,900,000. Lockford competes on a lower entry price and a shorter drive to the clubhouse.
It reaches more buyers, because a golfer plays the day they close and the club caps Golf at 614 memberships. No public record ties a Lockford sale to its category, so we confirm yours on the club estoppel and compare Golf homes with Golf homes where the evidence allows.
Not for free. Minto paid the golf initiation for the first buyer of a new Lockford home through its price; that ended with new construction. Today the buyer pays the club $150,000 for Golf, $60,000 for Sports or $45,000 for Social at closing.
The buyer, at closing, to the club: $150,000 Golf, $60,000 Sports or $45,000 Social as posted in September 2026, plus a $3,500 transfer fee. None of it reaches the seller.
None of the club’s public documents describes a refund of the initiation fee when a member sells. The club’s Membership Plan and bylaws are not posted publicly, so read them before you rely on any other answer.
The buyer takes over the remaining monthly payments, which run 12 years from September 2020. At the fiscal 2022 Golf rate of $244 a month, the 71 payments left after September 2026 come to $17,324, an illustration rather than a balance; your club estoppel states the actual figure.
Three: the club’s, the master association’s through FirstService Residential, and the Lockford association’s. Lockford Lane is one of the eight TwinEagles streets on the club’s list that need the neighborhood estoppel.
The master association billed $3,645.49 per Lockford home in its 2024 approved budget, and the Lockford association adds a quarterly neighborhood assessment whose amount is not published. The 2025 and 2026 figures appear on the estoppels for a specific home.
No. The only non-ad-valorem line on the 2025 TwinEagles tax bills reviewed is the county’s $261.91 garbage assessment, and the state’s official list of special districts names no TwinEagles district.
Usually higher, because the assessed value resets at a sale. At the 2025 rate of 12.2558 mills, taxable value of $1,225,000 would produce about $15,013 a year before any exemption, an illustration rather than an estimate; 26 of the 41 Lockford homes carried a homestead exemption on the 2026 preliminary roll.
It can if the listing relies on the map. FEMA’s July 9, 2013 fill letter names Lots 1 through 41 of Lockford’s replat, and four county-filed certificates on Lockford homes note the removal to shaded Zone X. Put the letter and your certificate in the listing file.
Yes. FEMA’s letters of map change layer lists a Letter of Map Revision based on Fill dated July 9, 2013 whose property description names Lots 1 through 41 of Lockford’s replat, alongside lots in Wisteria and Hollybrook. It was not incorporated into the printed map.
Possibly. Collier County targets summer 2027 for its new maps, and letters issued under the old map are revalidated, superseded or re-determined when a new map takes effect. Every Lockford street point checked keeps the same zone on the preliminary map.
Usually not. Lockford’s tile roofs date from 2012 to 2018, none has been replaced on the 2024 to 2026 permit files, and Florida law bars an insurer from refusing coverage solely because a roof is under 15 years old. A roof inspection and a wind mitigation report usually do more for your price.
If it is original and the inspector will flag it, often yes, with a permit; eleven Lockford homes replaced air-conditioning systems from January 2024 to July 2026, so buyers will compare yours with theirs.
Usually not a full renovation. Lockford buyers compare finishes against the 2014-era Minto standard of granite and 18-inch tile; paint from the approved color list, lighting, a clean lanai and documented systems return more per dollar, and every exterior change needs approval first.
Until the market moves, which on a two-sale-a-year street can be one sale. We refresh a valuation when a new Lockford or Dundee sale closes or a listing appears.
Yes, from the recorded sales, the MLS record and what you tell us about the view, systems and updates. A walkthrough by Marc Comisar usually moves the number by what photos cannot show.
Yes. There is no cost and no obligation, and it arrives in writing with the comparable sales and adjustments.
A valuation is our opinion of the price a buyer will pay, built for your list-price decision; an appraisal is a licensed appraiser’s opinion for a lender. On a street this thin, both start from the same six sales.
One sign, no larger than 24 by 18 inches, in the front yard only, never on the golf-course side, with no information tube, under the Grand Arbors Design Review Guidelines.
Yes. A member who moves to your home in the same or a lower category within a year and occupies it pays no new initiation fee under the club’s policy, which can make a TwinEagles buyer the strongest buyer for your home.
Someone who prices from Lockford’s own sales and reads the club estoppel, the FEMA letter, 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 and tax roll, the Lockford association’s state filings, the club’s and the master association’s own documents, Minto’s own releases, Florida Statutes and state agencies, and FEMA. No listing portal or competing brokerage is cited.
The Lockford association and builder records
The TwinEagles master association
The TwinEagles Club
Market data and county records
Florida statutes and state agencies
Flood and insurance
McGreevy and Comisar
Every row below links the authority that publishes the document, so a Lockford 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 Lockford owner about value | Official authority |
|---|---|---|
| Articles of Incorporation, Lockford at TwinEagles HOA (2013) | The 41-home count, voting and the rule that membership runs with the lot | Florida Division of Corporations |
| Approved 2024 HOA Budget | The $3,645.49 Lockford master assessment your buyer will underwrite | TwinEagles Homeowners Association |
| Grand Arbors Design Review Guidelines (2018) | The sign rule, tile roofs, shutters and what needs approval before you list | TwinEagles Homeowners Association |
| Use Restrictions (2024) | The three-lease, 30-day leasing rule your buyer inherits | 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 Lockford sale needs three estoppels | The TwinEagles Club |
| Florida Statutes 720.401 | The disclosure summary a seller owes before the contract | Florida Senate |
| Estoppel certificate fee schedule | The current cap on the association estoppel fees | Department of Business and Professional Regulation |
| Letter of Map Amendment and LOMR-F guidance | What the 2013 fill letter does and does not do for a lender | FEMA |
| Wind mitigation resources and inspection form | How to document your roof and openings for the buyer’s insurer | Florida Office of Insurance Regulation |
| Form DR-501T | How a homestead benefit can move to your next Florida homestead | Florida Department of Revenue |
Four documents that matter to a Lockford valuation are not public and cannot be linked: the club estoppel for your home, which states your category, current dues and Phase One balance, from the club’s membership office; the master association’s current budget and estoppel, from FirstService Residential; the Lockford association’s budget and estoppel, which states the quarterly assessment, from its manager; and the recorded Declaration of Neighborhood Covenants and Restrictions for Lockford at TwinEagles, from the Collier County Clerk’s official records or the association.
Your Lockford at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar personally, Top 1% Real Estate Agents Nationally Since 2008, built on Lockford’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 Lockford 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 Lockford, Dundee, Wisteria, Wicklow or anywhere else inside the TwinEagles gate, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. Few Lockford homes come up for sale, so the next owner who sells should call us first.
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.