The Estates at TwinEagles, North Naples Florida
The Estates trades about twice a year across custom homes that are never alike, so an online estimate has little to work from. McGreevy and Comisar value your home from the Estates' own 11 MLS closings and homesite sales, adjusted for your lot, size, age, club category and flood file. Free and in writing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A home in The Estates at TwinEagles is most likely worth something inside the band its recent sales set: eleven Southwest Florida MLS closings from $1,725,000 to $3,250,000 in the 60 months to September 24, 2026, and three in the last year from $2,425,000 to $3,150,000. Lot, size, age, club category and flood paperwork decide where yours falls.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, the six Estates streets, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
This valuation guide sits beside our complete Estates at TwinEagles neighborhood guide, which covers the six enclaves, the 2023 Estates design guidelines, the fee stack, the schools and the flood map in full. Here the question is narrower: what your home on Golden Eagle Court, Peregrine Court, Aerie Lane, Talon Drive, Bald Eagle Way or Five Oaks Lane would sell for, and how we get to that number. The Estates is 63 custom homes and 3 vacant homesites at the front of TwinEagles, the gated club community on Immokalee Road, and it trades about twice a year. So the answer comes from Estates sales and Estates land, not from a TwinEagles average that mixes carriage-home condominiums with custom 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, and in The Estates a guess is expensive. Eleven MLS closings in five years spread $1,525,000 from lowest to highest, across homes from 3,500 to 7,219 square feet of living area, built in every decade from the 1990s to the 2020s. You deserve to see each sale, with its date, street, living area, list price and days on market, and to see how we adjusted for your home and your lot. That is what the written valuation you request below contains, and it is what this page shows you in advance.
We read two independent records. The Southwest Florida MLS holds the listing side of every marketed sale: list price, days on market and living area. Collier County’s recorded deeds hold the price the county qualified as an arm’s-length sale, with the roll’s building area. In The Estates the two agree on six sales and differ on the rest, and each is labelled with its own count and its own square-foot measure wherever it appears on this page. We never set a county per-foot figure against an MLS per-foot figure.
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 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 Estates sales that fit your home, adjusted for your lot, size, age, club category and flood file.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Your address, the club category deeded to the home if you know it (Golf, Sports or Social), the year the house was built or rebuilt, your living area under air, the age of your roof and its permit, any impact windows or doors, the year of your last kitchen or bath update, what sits behind your lot (the Talon, a lake or preserve), your survey, and your elevation certificate or FEMA letter if you have one. On an Estates homesite, the survey and the certificate matter as much as the kitchen, and none of them is visible to an online model.
Jesse reviews your home against the 11 Estates MLS closings of the last 60 months, the 7 qualified resales in Collier County’s deed record, the Estates homesite sales of 2021 and 2022 and the one Estates home 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 on a custom estate usually moves the number more than anywhere else in TwinEagles: the roof, the glass, the finishes, the floor plan and the view from the lanai are different on every Estates house.
The Estates’ last three closings ran from $2,425,000 to $3,150,000, and every Estates home marketed on the MLS since March 2022 closed between 87.86 and 90.00 percent of its final list price, so an evidenced price matters here more than anywhere in TwinEagles. 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 The Estates at TwinEagles. Buying instead? See our Estates buyer guide, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
The key facts behind an Estates at TwinEagles home value are recorded: 63 custom homes and 3 vacant homesites on six streets, the largest homesites in TwinEagles, a deeded club membership on every home, 11 MLS closings in 60 months at a $2,600,000 median, two estoppels at a sale, no CDD and Zone X at every street point.
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 Estates at TwinEagles valuation beats an online automated estimate because a model needs frequent, similar sales, and The Estates records about two a year across custom homes that differ by lot, age, size and builder. A model cannot see the deeded club category, the value of the land under an older house, a replaced roof or a FEMA letter.
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. The Estates recorded 7 qualified resales in Collier County’s deed file across the 60 months to June 2026 and 11 MLS closings across the 60 months to September 2026, roughly two a year on either record, and three in the latest twelve months. With so little Estates evidence, a model reaches for wider TwinEagles sales, where the twelve-month MLS median across all 50 closings was $1,031,250, or for nearby estate sales that are not The Estates at all. Both point the wrong way for a custom home on an Estates homesite.
The Southwest Florida MLS carries every TwinEagles closing under one development name, and its subdivision field is inconsistent: some Estates rows carry the developer’s enclave names, Strathmore, Thornhill, Sterling Hill, Glasgow or Lochlomond, and others read simply “Twin Eagles”. One Peregrine Court closing is even filed under Sterling Hill, the Aerie Lane enclave. So we assign every sale to The Estates by street, the way the master association maps streets to neighborhoods. A model that skips that step can miss an Estates comparable entirely, or price your home against a production home on a 52-foot homesite elsewhere in the gate.
A model works best where homes repeat. The Estates has no production floor plans: each house was designed for its lot by the owner’s architect and approved under the Estates guidelines. The ten Estates MLS closings with a living area on record range from 3,500 to 7,219 square feet, and their price per living foot runs from $408.64 to $721.90. The same model that handles a row of identical carriage homes well has nothing stable to multiply here.
No public record attached to a sale says whether the home was deeded Golf, Sports or Social. At the fees the club posted in September 2026, a Golf buyer’s entry cost is $105,000 higher than a Social buyer’s (our arithmetic), and on the Talon most Estates buyers ask about Golf first. The only reliable answer for an address is the club’s estoppel for that house, which is why we confirm it before we choose a single comparable.
The Collier County Property Appraiser’s just value is a mass-appraisal figure set for taxation, not the price a buyer will pay, so we never quote it as what a home is worth. It also resets for your buyer: Florida resets a homestead property’s assessed value at a change of ownership (section 193.155, Florida Statutes). We use the county roll for home counts, year built and building area, never as a price.
An automated estimate is quick and free, and it will usually place an Estates home in the right broad range, somewhere between $2 million and $3 million. What it cannot do is tell you where inside a $1,525,000 five-year band your specific home and lot sit, which is the question that decides your list price, your days on market and your net.
We value an Estates at TwinEagles home in ten steps: the 11 MLS closings and 7 recorded resales, the enclave and the lot, living area, the land under the house, the deeded club category, the Phase One balance, age, roof and code era, the flood file, a time adjustment, and the one home listed today.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; club documents; Estates Design Review Guidelines; FEMA NFHL)
We tracked every Estates closing in the Southwest Florida MLS over 60 months, the first window that holds ten sales (the 12, 24 and 36-month windows hold 3, 4 and 4), and we lay Collier County’s recorded, qualified resales beside them as an independent check. The two records share six sales. The MLS adds five that the county file does not count as qualified or had not yet received, and the county adds one, a Five Oaks Lane sale at $2,131,200 in January 2022, that never ran through the MLS window. We read each record on its own denominator and never mix them.
The six enclaves differ in age, size and setting. Thornhill on Peregrine Court carries the largest homes, a median county building area of 6,161.5 square feet. Strathmore on Golden Eagle Court and Inverness on Bald Eagle Way carry the newest median year built, 2018 and 2019, because so many of their homes were built since 2020. Lochlomond on Five Oaks Lane holds four homes and two of the three vacant lots, and Inverness sits closest to the clubhouse, about a quarter mile by road, per our Estates neighborhood guide. The enclave does not set price on its own, but it sets the lot, the frontage and the neighbors a buyer sees, and those do.
The 10 Estates MLS closings that report a living area sold at a median of $570.84 per square foot over 60 months, the mean of the middle pair ($568.22 and $573.46). That sits below Hedgestone’s $634.48 even though Estates prices run higher, because Estates homes are larger and a large custom home spreads its land value over more square feet. The per-foot spread inside The Estates, $408.64 to $721.90, is too wide to price from a rate alone. We use living area to rank the comparables, never to multiply a price.
In The Estates the lot is a large part of the price. Qualified Estates homesites sold for $705,000 and $730,000 in 2022, when the last platted lots changed hands, and the developer marketed the last six Sterling Hill and Inverness sites in 2016 as “nearly an acre to nearly two acres” (Naples Daily News, April 17, 2016). Eighteen of the 63 homes carry a county year built of 2020 or later, several on lots that already held a home. So an older Estates house is priced by some buyers as land plus a house worth renovating, and by others as land plus a rebuild. We value it for both buyers and show the survey that decides what the land can hold.
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.” No single public document lists the category for every Estates home, so we read your club estoppel first. 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.
The name is shared by two different things. On the county record, TwinEagles Phase One is the plat The Estates sits on. At the club, Phase One is the $22.5 million capital program members approved in June 2020, funded partly by a capital assessment that runs 12 years from September 2020; 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.
Five Estates homes carry a county year built of 1999 to 2001, before Florida’s first statewide building code took effect on March 1, 2002, and 18 more date from 2002 to 2009. TwinEagles 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 two reroof permits on the six Estates streets, both in November 2025 (Collier County monthly building permit reports). A documented roof, impact openings and a current wind mitigation report hand the buyer’s insurer credits; an original roof on a 2000s house hands the insurer questions.
FEMA’s effective map reads every Estates street point as Zone X, but the house pad, not the street, decides. The two most recent elevation certificates filed with the county on Estates homes, signed in 2024, list Zone AH with a base flood elevation of 15.5 feet (Collier County elevation certificates layer). A certificate showing the floor well above 15.5 feet, or a FEMA letter removing the structure, presents very differently to a lender than a house with neither. The zone for any one home comes from its own paperwork, never from a street map.
The Estates traded most heavily in late 2021, when four MLS closings from October to December ran $1,725,000 to $2,765,680. The four closings since January 2025 ran $2,425,000 to $3,250,000. A 2021 comparable used without a time adjustment would underprice most Estates homes today. We adjust older sales for time using the Estates’ own record, the same houses that sold twice and the wider TwinEagles record, and we say so in writing when the evidence is thin.
On September 24, 2026 the MLS showed one active Estates listing, on Five Oaks Lane at $3,897,000 with 3,825 square feet of living area, after 290 days on market, and no Lake Estates listing. That is the home your buyer will tour the same week, and it asks $747,000 more than the highest Estates closing of the last twelve months, $3,150,000 in September 2026 (our arithmetic). We position your price against what closed, then against what is listed, never the other way round.
Estates at TwinEagles home values have moved up since the 2021 cluster of sales: four MLS closings in late 2021 ran $1,725,000 to $2,765,680, and the four since January 2025 ran $2,425,000 to $3,250,000. Buyers still negotiate hard, and every MLS-marketed Estates sale since March 2022 closed at 87.86 to 90.00 percent of list.
Data updated: September 2026 (Southwest Florida MLS, the six Estates streets, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Window (Southwest Florida MLS, to Sept. 24, 2026) | Closings (n) | Median sold | Low to high | Volume | Median days on market | Median sale-to-list | At or above list |
|---|---|---|---|---|---|---|---|
12 months | 3 | three sales, listed below | $2,425,000 to $3,150,000 | $8,675,000 | 32 and 267 on the two marketed sales | 89.81% and 90.00% on the two marketed sales | 0 of 3 |
24 months | 4 | four sales, listed below | $2,425,000 to $3,250,000 | $11,925,000 | 63 (3 marketed sales) | 89.81% (3 marketed sales) | 0 of 4 |
36 months | 4 | four sales, listed below | $2,425,000 to $3,250,000 | $11,925,000 | 63 (3 marketed sales) | 89.81% (3 marketed sales) | 0 of 4 |
60 months | 11 | $2,600,000 | $1,725,000 to $3,250,000 | $28,969,680 | 32 | 90.00% | 3 of 9 |
Source: Southwest Florida MLS, TwinEagles development, allocated to The Estates by street, pulled September 24, 2026. The 60-month count includes two sales entered after closing, which count in price and volume but not in days on market or sale-to-list. The 24 and 36-month windows are identical because no Estates home closed between September 2023 and September 2024. Every window under 60 months holds four sales or fewer, so read them as a record of what closed, not as a trend line.
Collier County’s qualified sales of finished Estates homes, by year since 2009, when the county file first reads cleanly as finished homes: 2009, 2 sales; 2010, 3; 2011, 2; 2012, 4; 2013, 1; 2014, 1; 2015, 2; 2016, 1; 2017, 2; 2018, 2; 2020, 1; 2021, 9; 2022, 1; 2023, 1; 2025, 1; 2026 through June, 1, as compiled on our Estates neighborhood guide from the county’s recorded deeds. The 2021 cluster, nine qualified sales at a median of $1,950,000, is the only year The Estates traded like a normal neighborhood. The single qualified sales since then are $2,131,200 (2022), $2,600,000 (2023), $3,250,000 (2025) and $3,100,000 (2026). Every year after 2021 holds one sale, so read each as a record, not a rate. The highest qualified Estates sale on the county file is still $3,415,700, on Talon Drive in 2009.
The cleanest price evidence in a thin neighborhood is the same house selling twice. On the county file and the MLS, three Estates houses show two prices on the same house a few years apart:
First sale | Second sale | Change | What the pair shows |
|---|---|---|---|
$960,000 (Apr 2015, county qualified) | $1,725,000 (Nov 2021, county qualified) | +80% | a Bald Eagle Way home built in 2007 across the 2021 run-up |
$1,700,000 (Jan 2014, county qualified) | $2,600,000 (Jan 2023, county qualified) | +53% | a Golden Eagle Court home built in 2005 across nine years |
$2,131,200 (Jan 2022, county qualified) | $2,425,000 (Jan 2026, MLS closing) | +14% | a Five Oaks Lane home with a 2022 roll year built, four years apart |
Source: Collier County recorded deeds, qualified sales, matched by street, roll year built and building area; the last row pairs a qualified 2022 county sale with the January 2026 MLS closing of the same house, a transfer the county recorded but did not qualify. Percentages are our arithmetic; improvements between the two sales are not recorded in the deed file. The last row is the one to read twice: a house that sold new at the 2022 level brought about 14 percent more four years later, a steadier gain than the headline prices suggest.
Over 60 months, the 9 Estates homes marketed on the MLS closed at a median 90.00 percent of final list price after a median 32 days, and 3 of the 9 closed at or above list, all in October to December 2021. Six of the nine closed below 95 percent of list. The pattern since then is the sharpest in TwinEagles: all five MLS-marketed Estates sales from March 2022 to September 2026 closed between 87.86 and 90.00 percent of their final list prices, after 32 to 267 days (our arithmetic from the same MLS pull). Across all of TwinEagles the median sale-to-list ratio was 94.63 percent over the latest twelve months. Estates owners have been listing about ten percent above where buyers meet them.
One Estates home was active on September 24, 2026, against three closings in the latest twelve months, which is about four months of supply (our arithmetic from the two MLS counts). Over the full window, 11 MLS closings on 63 homes in 60 months is roughly 3.5 percent of the homes a year. Across all of TwinEagles the same measure was about 3.6 months. On a neighborhood this thin, months of supply is less useful than the plain facts: one competitor, asking more than any Estates closing in five years, and a buyer pool that has watched three homes close between $2,425,000 and $3,150,000 in a year.
The one active asking price, $3,897,000, sits about 24 percent above the highest twelve-month Estates closing of $3,150,000 and about 20 percent above the 60-month high of $3,250,000 (our arithmetic). It is about $1,019 per living square foot, against $692.86 for the Five Oaks Lane home that closed at $2,425,000 in January 2026. Asking prices tell you what owners hope for; closings tell you what buyers paid, and a valuation is built from the second. An Estates home priced against that ask, rather than against the closings, is a home that is likely to sit, as that listing had for 290 days.
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. Across the community the median sale-to-list ratio fell from 98.97 percent in calendar 2022 to 94.52 percent in 2026, and median days on market rose from 15 to 120. The Estates has not shown the reset some production neighborhoods have: its two highest 60-month closings, $3,250,000 in January 2025 and $3,150,000 in September 2026, are both recent. What it shares with the whole community is the negotiation. The full community picture lives on our TwinEagles community guide, linked at the top of this page.
Your Estates at TwinEagles comparables are the 11 Southwest Florida MLS closings of the 60 months to September 24, 2026, led by the three latest: $3,150,000 on Peregrine Court in September 2026, $3,100,000 on Talon Drive in July and $2,425,000 on Five Oaks Lane in January. An appraiser will read them first.
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 | Enclave (street) | Living area (sq ft) | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
Sep 2026 | $3,150,000 | $3,500,000 | 90.00% | Thornhill (Peregrine Ct) | 5,493 | $573.46 | 267 |
Jul 2026 | $3,100,000 | entered after closing | n/a | Glasgow (Talon Dr) | 6,688 | $463.52 | n/a |
Jan 2026 | $2,425,000 | $2,700,000 | 89.81% | Lochlomond (Five Oaks Ln) | 3,500 | $692.86 | 32 |
Jan 2025 | $3,250,000 | $3,699,000 | 87.86% | Inverness (Bald Eagle Way) | 4,502 | $721.90 | 63 |
Jun 2023 | $2,500,000 | entered after closing | n/a | Strathmore (Golden Eagle Ct) | not entered | n/a | n/a |
Jan 2023 | $2,600,000 | $2,895,000 | 89.81% | Strathmore (Golden Eagle Ct) | 4,386 | $592.80 | 95 |
Mar 2022 | $2,950,000 | $3,300,000 | 89.39% | Sterling Hill (Aerie Ln) | 7,219 | $408.64 | 165 |
Dec 2021 | $2,149,000 | $2,149,000 | 100.00% | Strathmore (Golden Eagle Ct) | 3,782 | $568.22 | 13 |
Nov 2021 | $1,725,000 | $1,725,000 | 100.00% | Inverness (Bald Eagle Way) | 3,502 | $492.58 | 8 |
Nov 2021 | $2,765,680 | $2,747,900 | 100.65% | Sterling Hill (Aerie Ln) | 3,879 | $712.99 | 30 |
Oct 2021 | $2,355,000 | $2,499,000 | 94.24% | Thornhill (Peregrine Ct) | 5,612 | $419.64 | 7 |
Source: Southwest Florida MLS, TwinEagles development, allocated to The Estates 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. Eleven sales, an odd count, so the $2,600,000 median is an observed sale, the January 2023 Golden Eagle Court closing.
The newest Estates closing, a Peregrine Court home of 5,493 square feet of living area in Thornhill, the enclave of the largest Estates homes, closed at $3,150,000 against a $3,500,000 list, 90.00 percent, after 267 days on market. It is the sale every buyer will quote first, and its two numbers say the same thing: the price was there, the list price was not, and the gap took most of a year to close.
A Talon Drive home in Glasgow, 6,688 square feet of living area on the MLS entry, recorded at $3,100,000 on June 30 on the county file and entered in the MLS as a sale closed July 13. It was not marketed on the MLS, so it has no days on market or meaningful sale-to-list. The county roll gives the house a 2008 year built, so it is evidence for an established house on a Talon-side lot, not for new construction.
A 3,500-square-foot Five Oaks Lane home in Lochlomond, the gate-side enclave, closed at $2,425,000 after 32 days at 89.81 percent of list. At $692.86 a foot it is the third-highest per-foot figure in the window, which is what a smaller, newer Estates house on a smaller share of land looks like. The county file, matched by street, year built and building area, shows the same house’s qualified sale at $2,131,200 in January 2022, so the pair is the clearest evidence in The Estates of how a recent house has held its value.
The highest Estates closing of the 60-month window, a Bald Eagle Way home in Inverness, the enclave nearest the clubhouse, with 4,502 square feet of living area and a county year built of 2022. It closed at 87.86 percent of a $3,699,000 list after 63 days, at $721.90 a foot, the top per-foot figure in the window. It shows what a new house near the clubhouse brings, and it shows that even the best Estates sale of five years closed more than 12 percent below its asking price.
Two Golden Eagle Court sales in Strathmore: a 4,386-square-foot home that closed at $2,600,000 in January 2023 after 95 days, the 60-month median, and a $2,500,000 sale in June 2023 entered after closing with no living area recorded. Matched by street, year built and building area, the January sale is the same house the county recorded at $1,700,000 in January 2014.
The largest house in the record, 7,219 square feet of living area on Aerie Lane in Sterling Hill, closed at $2,950,000 after 165 days at 89.39 percent of list, the lowest per-foot figure in the window at $408.64. It is the clearest warning in The Estates that very large homes sell at a much lower rate per foot, and that size alone does not carry a price.
From October to December 2021, four Estates homes closed on the MLS: $2,355,000 on Peregrine Court in 7 days, $2,765,680 on Aerie Lane above its list price, $1,725,000 on Bald Eagle Way in 8 days and $2,149,000 on Golden Eagle Court in 13 days. Three of the four closed at or above list, the only Estates sales in five years that did. They are real evidence and they are 2021 evidence: fast, full-price sales in a market that no longer exists.
We tracked all 7 qualified Estates resales in Collier County’s deed record across the 60 months to June 30, 2026, at a median of $2,355,000 and a median of $549.22 per county square foot. One of them never ran through the MLS window, the Five Oaks Lane sale at $2,131,200 in January 2022, and the MLS holds five closings the county file does not count: three transfers the county recorded but did not qualify ($2,950,000, $2,500,000 and $2,425,000), the November 2021 Aerie Lane closing, which the file does not hold as a qualified sale, and the September 2026 Peregrine Court sale, which it had not yet recorded. The county’s per-square-foot figures use the roll’s building area, a different denominator from MLS living area, so we never set the two against each other.
Estates at TwinEagles homesites set a floor under every Estates value because the land alone has a recorded price: the last two qualified lot sales, in 2022, were $705,000 and $730,000, about 27 to 28 percent of the $2,600,000 MLS median. For an older house, the lot often carries more of the price than the building.
Data updated: September 2026 (Collier County recorded deeds, qualified vacant-lot sales; archived developer releases; Estates Design Review Guidelines)
Year | Qualified lot sales | Median | Range |
|---|---|---|---|
2012 | 1 | $215,000 | single sale |
2013 | 3 | $350,000 | $315,000 to $400,000 |
2017 | 1 | $600,100 | single sale |
2018 | 1 | $600,000 | single sale |
2020 | 2 | $592,500 | $585,000 to $600,000 |
2021 | 7 | $515,000 | $425,000 to $700,000 |
2022 | 2 | $717,500 | $705,000 to $730,000 |
Source: Collier County recorded deeds, qualified sales coded vacant at sale, as compiled on our Estates neighborhood guide. Every year holds seven sales or fewer, and three of the years hold one. The master association’s history records that “in the first three months of TwinEagles 23rd year, the final remaining lots in the estate section were sold” (TwinEagles Community FAQs and history), which dates the sell-out to early 2022.
In April 2016 the developer marketed the last six Sterling Hill and Inverness sites as “priced from $632,500 to $775,000,” ranging “from nearly an acre to nearly two acres” (Naples Daily News, April 17, 2016); a later release quoted “$500,000 to $600,000” for the same kind of site (archived TwinEagles news page). The recorded lot sales that followed ran from $425,000 to $730,000, and the two 2022 sales sat inside the 2016 asking range.
The lowest Estates closing of the 60-month window, $1,725,000 in November 2021, was a Bald Eagle Way house built in 2007. A 2022 homesite price is about 41 to 42 percent of that sale (our arithmetic). On an Estates home built in 2000, the buyer is weighing the lot, the Talon or lake frontage and the setbacks at least as heavily as the house, and some will price a rebuild: 18 of the 63 homes now carry a county year built of 2020 or later, several on lots that already held a home. A new house on an Estates lot also carries a $3,000 architectural review fee and a $3,000 construction deposit under the Estates guidelines, on top of county permit and impact fees (Design Review Guidelines, The Estates at TwinEagles).
The Estates guidelines require at least 3,500 square feet under air, a side-entry garage for at least two cars, a tile roof at a 6-in-12 minimum pitch and paver driveways, with 50-foot front and 30-foot side setbacks, so neighboring homes stand at least 60 feet apart. Fill is limited to two feet above the road in front of the homesite. Those rules protect every owner’s value, and they also tell a rebuild buyer exactly what the lot can carry. A survey that shows the setbacks and any conservation easement belongs in the listing file of any older Estates home.
The Estates vs Lake Estates is the comparison a top-of-TwinEagles buyer makes. The Estates’ 11 MLS closings over 60 months ran $1,725,000 to $3,250,000 at a $2,600,000 median and 90.00 percent of list; Lake Estates’ eight ran $2,021,589 to $3,500,000, five at or above list. Lake Estates sells closer to asking; The Estates offers land.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; TwinEagles HOA approved 2024 budget; FEMA NFHL)
Both neighborhoods sit at the front half of TwinEagles, both require at least 3,500 square feet, neither has a neighborhood association, and both pay the same club initiation for the same deeded category, so the comparison is about the lot, the house, the record and the price. The full picture of the rival neighborhood is on our Lake Estates at TwinEagles guide, and a Lake Estates owner will find the same method applied to that row on our Lake Estates home valuation page.
Measure | The Estates at TwinEagles | Lake Estates at TwinEagles |
|---|---|---|
Homes | 63, plus 3 vacant homesites, on six streets | 19, on TwinEagles Boulevard |
Setting | six courts and lanes at the front of the community, most on the Talon course | one row facing the 34-acre lake |
Homesite (developer’s marketed figure) | “nearly an acre to nearly two acres” in Sterling Hill and Inverness | 110 by 150 feet, facing the lake |
Built (county roll) | 1999 to 2024, median 2013 | 2015 to 2022, median 2019 |
Builders | custom, owner’s choice | Arthur Rutenberg, Stock Signature Homes, Divco |
Design guidelines | Estates guidelines, February 15, 2023 | Grand Arbors guidelines |
MLS closings, 60 months | 11 (2 entered after closing) | 8 |
MLS price range, 60 months | $1,725,000 to $3,250,000 | $2,021,589 to $3,500,000 |
MLS median, 60 months | $2,600,000 | too few sales for a median; all eight listed below |
MLS closings, last 12 months | 3, at $3,150,000, $3,100,000 and $2,425,000 | 2, at $3,300,000 and $2,800,000 |
Median days on market, 60 months | 32 (9 marketed sales) | 34.5 (mean of 32 and 37), on eight sales |
Median sale-to-list, 60 months | 90.00% (9 marketed sales) | 100.67% (mean of 100.00% and 101.33%) |
Closed at or above final list, 60 months | 3 of 9 marketed | 5 of 8 |
Median sold per living sq ft, 60 months | $570.84 (10 sales) | $677.94, the midpoint of $642.22 and $713.66 (n=8) |
County qualified sales, 60 months | 7, median $2,355,000, $549.22 per county sq ft | 9, median $2,800,000, $647.54 per county sq ft |
Active on September 24, 2026 | 1, at $3,897,000 after 290 days | none |
2024 master association assessment | $5,559.42 to $5,586.19 | $4,895.73 |
Neighborhood association | none | none |
Flood, effective map, street points | 6 Zone X of 6 | 4 Zone AH, 4 Zone X of 8 |
FEMA letters on file | one, Golden Eagle Court, 2024 | at least three, 2016 to 2018 |
Distance to the clubhouse by road | 0.3 to 1.8 miles | 0.7 to 1.2 miles |
Homestead share (county roll) | 43 of 63 homes (68%) | 15 of 19 homes (79%) |
Sources: Southwest Florida MLS, TwinEagles development, allocated by street, pulled September 24, 2026; Collier County recorded deeds (qualified sales, September 2021 to June 2026, county building area, not MLS living area) and 2026 preliminary roll; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer, queried September 23 and 24, 2026; distances routed on OpenStreetMap data, off-peak. Street-point counts describe points in front of homes, never any single house.
Lake Estates’ eight MLS closings over 60 months, every one: $2,800,000 (April 2026), $3,300,000 (February 2026), $3,500,000 (January 2025), $3,250,000 (October 2024), $2,189,967 (June 2022), $2,153,345 (April 2022), $2,950,000 (February 2022) and $2,021,589 (November 2021). The $3,500,000 sale is the highest TwinEagles price in the 60-month window.
The Estates’ 90.00 percent median sale-to-list ratio means its homes have been listing well above where they close; 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 early-2000s houses with new custom builds on large lots, where a buyer prices land, age and the option to rebuild, and every buyer’s number differs. Part is scarcity: 19 lake homes against 63 Estates homes.
On the county yardstick, Lake Estates’ 60-month median of $647.54 per county square foot runs ahead of The Estates’ $549.22, and the MLS living-area medians point the same way. 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, The Estates looks cheaper; per homesite, it often is not.
A buyer should choose The Estates for land, privacy and the Talon: the largest homesites in TwinEagles, 60 feet or more between neighbors, a choice of six streets and every age of house, street points that read Zone X, and the option to renovate or rebuild to the Estates guidelines. A buyer should choose Lake Estates for a 2015-or-later house on the 34-acre lake, a builder-era floor plan, less land to keep and a shorter list of unknowns, and should be ready to pay more per foot and to read the elevation certificate.
Your buyer may well tour Lake Estates, where two homes closed at $3,300,000 and $2,800,000 in 2026, and Hedgestone, where four closed at $2,200,000 to $2,300,000. That frames an Estates price without setting it. An Estates home priced inside its own recorded band, with its lot surveyed, its club category confirmed and its roof and flood file documented, is the land choice at the top of TwinEagles. An Estates home priced as if every Estates buyer will pay the asking price, as the one current listing is, asks a buyer to pay lake money and more for a house that still has to be judged against its lot.
The Estates at TwinEagles ranks at the top of the TwinEagles ladder on price: its $2,600,000 MLS median over 60 months is the highest of any TwinEagles neighborhood with ten or more closings, and on Collier County recorded deeds its $2,355,000 median is second only to Lake Estates. On negotiation it has the widest margin in the community.
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 resales | Median | Low | High | Median per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|---|---|
The Estates | 63 | 7 | $2,355,000 | $1,725,000 | $3,250,000 | $549.22 | $5,559.42 to $5,586.19 |
Lake Estates | 19 | 9 | $2,800,000 | $2,021,600 | $3,500,000 | $647.54 | $4,895.73 |
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; medians of all qualified sales in the window; “per county sq ft” uses the county’s building-area field. The Estates and Lake Estates hold fewer than ten sales in the window, so their medians rest on thin samples. Assessments from the TwinEagles HOA approved 2024 budget.
Neighborhood (Southwest Florida MLS) | Window used | Closings | Median sale-to-list | Median days on market | Active, Sept. 24, 2026 |
|---|---|---|---|---|---|
The Estates | 60 months | 11 | 90.00% | 32 | 1 |
Lake Estates | 60 months (under ten: sales listed) | 8 | 100.67% | 34.5 | 0 |
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 Estates’ nearest match on price below it: 70 semi-custom homes on 90 by 160-foot lots (marketed), built 2006 to 2022, beside the clubhouse. Its 16 MLS closings over 60 months ran $1,625,000 to $2,900,000 at a $2,205,000 median, $395,000 below The Estates’ (our arithmetic), and its four twelve-month closings ran $2,200,000 to $2,300,000. A buyer who chooses Hedgestone over The Estates is trading land and privacy for a newer average house and a lower entry price.
The Estates sits at the top of the price ladder and at the bottom of the sale-to-list ladder. Read together, those two facts say that Estates buyers will pay Estates prices, and that they will not pay an asking price the evidence does not support. The valuation’s job is to close that gap before the listing opens, not after 267 days on the market.
The club category changes what your Estates at TwinEagles buyer can pay because it comes out of the same budget as your price. The buyer pays the club $150,000 for a Golf-deeded home, $60,000 for Sports or $45,000 for Social at closing, plus a $3,500 transfer fee, and none of it reaches the seller.
Data updated: September 2026 (The TwinEagles Club membership page, Initiation Fee Policy and 2024 Membership Agreement, as linked)
Effective | Golf | Sports | Social | Source |
|---|---|---|---|---|
Before April 1, 2021 | none | none | none | Initiation Fee Policy |
April 1, 2021 | $30,000 | $12,000 | $9,000 | |
February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees |
Between 2022 and March 2024 | $100,000 | $40,000 | $30,000 | |
March 1, 2024 | $130,000 | $52,000 | $39,000 | Initiation Fee Policy |
Posted September 2026 (effective date not published) | $150,000 | $60,000 | $45,000 |
The policy sets the fees in a 10 to 4 to 3 ratio and requires at least 120 days’ notice of any increase, so a seller can see a change coming before it lands on a buyer. The four fast Estates sales of late 2021 closed before the Golf initiation reached $65,000; every Estates sale since January 2025 closed while the Golf initiation stood at $130,000 or more.
On top of the house, an 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). The $150,000 Golf initiation is about 6 percent of The Estates’ 60-month median of $2,600,000, a smaller share than on any lower rung of the TwinEagles ladder, which is one reason the top neighborhoods feel the club cost less sharply than the production neighborhoods do. It is still real money beside your price, and the buyer’s agent will add it before writing an offer.
Golf is capped at 614 memberships across the 717 homes, and the club describes “roughly 300 Golf Memberships per course and 9-minute tee times” (club membership page). Many Estates homesites front the Talon, the Jack Nicklaus course that opened January 15, 1999 and was renovated by Nicklaus Design for a January 2022 reopening (The TwinEagles Club, golf), so most Estates buyers want Golf. A Golf-deeded Estates home can be marketed to any golfer, who plays immediately. A Sports or Social home is best marketed to a buyer who wants the land, the gate 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 Estates home; the club estoppel is the answer.
The club’s Initiation Fee Policy charges nothing to a member who moves to another TwinEagles home in the same or a lower category and occupies it; moving up a category costs the difference. It also exempts transfers to a spouse or surviving spouse, transfers under a divorce decree and bona fide estate-planning transfers to family members or trusts. With 43 of 63 Estates homes homesteaded, most Estates owners are year-round residents, and for an owner moving within TwinEagles or passing a home to family the clauses can be worth six figures. A valuation of the home you are selling should sit beside the cost of the one you are buying.
The club is private and member-owned. None of the club’s public documents describes a refund of the initiation fee when a member sells; the only refund the 2024 Membership Agreement names is of the transfer fee if the club does not approve the applicant. Ask the club for the Membership Plan and bylaws before you rely on either answer. For valuation purposes we treat the initiation you paid as a sunk cost: it does not add to your price, and your buyer pays their own.
An Estates at TwinEagles buyer prices in a stack of costs on top of your price: the club initiation and $3,500 transfer fee, annual club dues and the Phase One assessment, the master association assessment of $5,559.42 to $5,586.19 in 2024, their own landscaping and county taxes. The Estates adds no neighborhood assessment and has no CDD.
Data updated: September 2026 (club, HOA and county documents as linked; latest public amount shown for each layer, with its year)
Layer | Paid to | Latest public amount | Period | Source |
|---|---|---|---|---|
Club initiation fee | The TwinEagles Club | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | One time, buyer, at closing | |
Club transfer fee | The TwinEagles Club | $3,500 | One time, with the Membership Agreement | |
Club dues | The TwinEagles Club | Fiscal 2022: Full Golf about $18,328 a year before sales tax, counting the Phase One assessment; current dues not public | Annual, fiscal year from November 1 | |
Phase One capital assessment | The TwinEagles Club | Fiscal 2022: $244, $98 or $73 a month; buyer takes over the remaining payments | 12 years from September 2020 | |
Master association assessment | TwinEagles Homeowners Association | 2024: $5,559.42 to $5,586.19 per Estates home or homesite by enclave, including a $660 reserve share; 2025 and 2026 amounts not public | Annual, due January 1 | |
Neighborhood assessment | None in The Estates | $0; owners hire their own landscaping | ||
Irrigation water | Resource Conservation Systems | 2026 tariff: base charge by lot size class plus $1.56 per 1,000 gallons; the class for a given lot is not published | Monthly | |
County property tax | Collier County Tax Collector | 12.2558 mills (2025); median total 2026 preliminary-roll bill on TwinEagles residential parcels $9,124 | Annual | |
Non-ad-valorem assessment | Collier County | $261.91 District 1 garbage (2025), the only such line | Annual, on the tax bill | Collier County Tax Collector 2025 bills |
Community development district | None | $0 |
The last dues schedule the club posted publicly is fiscal 2022, and the initiation has risen about 2.3 times since, so a buyer should expect current dues to differ. Current club dues and the 2025 and 2026 master budgets sit behind member logins; the club and master association estoppels for a specific home state the current figures. The Estates’ master assessment is the highest in TwinEagles, $541.58 to $568.35 a year above Hedgestone’s $5,017.84 and $663.69 to $690.46 above Lake Estates’ $4,895.73 on the 2024 budget (our arithmetic).
The Estates has no neighborhood association, so an Estates sale needs only two estoppel certificates: one from the club and one from the master association, ordered through FirstService Residential; the club’s estoppel sheet lists all six Estates streets among the addresses that need only those two (club estoppel requirements by street). Eight TwinEagles streets need a third. For the homeowners association, section 720.30851 requires the certificate within 10 business days of a written request and caps the fee, adjusted for inflation every five years by the Department of Business and Professional Regulation; its current estoppel certificate fee schedule sets the cap at $299 for a current account, plus $119 for expedited delivery within three business days and up to $179 more if the account is delinquent. The club’s own estoppel fee was $250 on its fiscal 2022 schedule; confirm the current fee when you order. Order both before you list, because the club estoppel is also the document that confirms your category, current dues and remaining Phase One balance.
Your buyer’s property tax will not be your tax bill. Florida resets the assessed value at a change of ownership, and 68 percent of Estates homes are homesteaded, so many long-held Estates homes carry a bill far below what a new owner will pay. A 2025 Collier County bill on one Aerie Lane Estates property came to $29,103.72, including the $261.91 garbage assessment, at a total millage of 12.2558. At that rate, taxable value equal to the $2,600,000 Estates median would produce about $31,865 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. An 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 two estoppel fees, prorations of dues, assessments and taxes, and any mortgage payoff. Documentary stamps come to $18,200 on a $2,600,000 sale and $22,050 on a $3,150,000 sale (our arithmetic). We put a net sheet beside every valuation we write.
An 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. Every Estates home is single-family under the Chapter 720 master association, and every sale adds the club’s approval and estoppel steps.
Data updated: September 2026 (Florida Statutes as linked; 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 Estates has no condominium, so the Chapter 718 fork that applies to Covent Garden elsewhere in TwinEagles does not reach an Estates seller. This is general information, not legal advice; confirm the package with your closing agent or attorney.
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, authorizes the club’s credit and background checks and becomes a member only on the club’s approval (2024 Membership Agreement). The buyer also pays the initiation for the deeded category at closing and takes over the Phase One balance. The seller owes the disclosure summary, a clean dues account and the two estoppels. Build the seven days into the contract timeline, because a late application moves a closing date.
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). An 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.
Every exterior change to an Estates home needs written approval under the Estates guidelines, and the guidelines let the association record a notice of violation for unapproved work in the Collier County records. A buyer’s attorney will compare the house to the permit file and the approval letters. Gather them before you list, and close out any open permit, because an unapproved change is a title and closing problem, not just a neighbor problem.
Flood records change an Estates at TwinEagles price because FEMA’s map reads all six Estates street points as Zone X while individual lots can include Zone AH land, the two newest elevation certificates on Estates homes list Zone AH, and one FEMA letter removes a new Golden Eagle Court house from the high-risk area.
Data updated: September 2026 (FEMA NFHL and letters of map change layer, queried 24 Sep 2026; Collier County elevation certificates; Florida Division of Emergency Management; Citizens)
FEMA’s effective panels 12021C0217H and 12021C0219H, dated May 16, 2012, read the street point on every Estates street, Talon Drive, Bald Eagle Way, Five Oaks Lane, Aerie Lane, Golden Eagle Court and Peregrine Court, as Zone X, minimal hazard (FEMA National Flood Hazard Layer). Ground at the street runs about 15.2 to 16.6 feet, and within 30 meters of the Five Oaks Lane and Aerie Lane points the map also shows AE or AH land. Street points are positions on the road, not house pads, so we never quote any one home’s zone from a map.
Collier County posts FEMA elevation certificates filed with building permits (Collier County elevation certificates layer). On the ten Estates certificates our neighborhood guide read, the legible first-floor elevations run from 17.4 to 19.6 feet. The two most recent, signed in February and August 2024 for homes on Aerie Lane and Golden Eagle Court, list Zone AH with a base flood elevation of 15.5 feet and first floors at 18.0 and 18.8 feet, 2.5 and 3.3 feet above it. A certificate that shows your floor several feet above the base flood elevation is one of the strongest pages an Estates listing file can carry, and the Estates guidelines’ two-foot fill limit and stem-wall rule explain how newer homes reach that height.
FEMA issued a Letter of Map Revision based on Fill in November 2024 for a new home on Golden Eagle Court: “Structure removed, property partially inundated,” meaning the house is out of the high-risk area while part of the lot is still in it (FEMA letters of map change layer). It is the only such letter on the Estates plat in FEMA’s database. A home inside the high-risk area with a federally backed mortgage must carry flood insurance; a home whose structure a FEMA letter has removed is no longer under the federal requirement, though a lender may still require coverage (FEMA, LOMA and LOMR-F).
At all six Estates street points the preliminary 2025 map shows the same Zone X as today (FEMA preliminary flood hazard layer), and Collier County targets summer 2027 for the new maps to take effect, per its August 2026 release. Existing letters are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). Citizens requires flood insurance on every wind-covered personal residential policy from January 1, 2027 (Citizens flood requirement), and unincorporated Collier County holds Community Rating System Class 5, worth a 25 percent discount on eligible NFIP premiums (FEMA CRS list, April 1, 2026). A Zone X Estates home often carries a lower-cost policy by choice, and a buyer’s budget is monthly.
The state’s storm-surge model puts Five Oaks Lane, Aerie Lane and Peregrine Court in the Category 4 surge zone and Talon Drive, Bald Eagle Way and Golden Eagle Court in Category 5, which means no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones). All six streets are in Collier County evacuation Zone E; confirm on the state’s Know Your Zone lookup. For a buyer comparing an Estates home with a coastal Naples home, that inland position is part of the value.
What adds or subtracts value in The Estates at TwinEagles is the lot and the house together, because no two are alike: the homesite and its frontage, the age of the house, the roof and its permit, impact glass, the kitchen, baths and floor plan, the pool and cage, the club category, the flood documents and the approvals on file.
Data updated: September 2026 (Collier County monthly permit files, January 2024 to July 2026; Estates Design Review Guidelines; FEMA; club documents)
Adds value, and in The Estates it is the first thing a buyer prices. A Talon fairway, a lake or a preserve behind the house, the size of the lot and the privacy the hedgerows give are what separate one Estates address from another. When the developer sold the last Sterling Hill and Inverness sites in 2016, one couple told the Naples Daily News they chose a fairway because “it would be nice not to have neighbors behind us.” We show the survey and the aerial so the buyer sees exactly what the lot holds.
Adds value. The Estates guidelines require clay or concrete tile at a 6-in-12 minimum pitch, and state that “Asphalt or fiberglass roof shingles and metal roofs are prohibited” (Design Review Guidelines, The Estates at TwinEagles), so a reroof is a significant project and a buyer prices its absence. A $180,999 reroof permit was issued on Peregrine Court in November 2025, the scale an Estates buyer has in mind. A finaled permit, a roof certification and a wind mitigation report on the state’s form turn a newer roof into a number the buyer’s insurer can credit. Under section 627.7011(5), Florida Statutes, an insurer may not refuse to write or renew solely because a roof is less than 15 years old, and the 23 Estates homes built from 1999 to 2009 are past that line unless the roof has been replaced.
Adds value. Collier County’s permit files from January 2024 to July 2026 show three shutter, door and window permits on the Estates streets, the largest $30,488, the upgrade that most changes a wind-insurance quote. Impact protection also removes the shutter routine for a seasonal owner, and wind mitigation credits are set by section 627.0629, Florida Statutes. On a home built before March 2002, impact openings are often the single most persuasive document in the file.
Adds or subtracts, and it is the largest difference a buyer sees between two Estates homes on similar lots. The Estates holds houses from 1999 to 2024, so a 2022 house and a 2001 house on neighboring lots are different products. On an older house an updated kitchen, baths, systems and a floor plan that suits today’s buyer separate the home from a rebuild price; without them, the buyer prices the land and the renovation. The largest remodel permit on any Estates street since 2024 was a $600,000 building permit on Talon Drive, which tells you what some owners are willing to spend.
Adds or subtracts. The Estates guidelines put pools in the rear yard, integral to the house, with bronze or charcoal screen enclosures that follow the roof pitch. The county’s files show three Estates pool permits up to $80,000 and four screen-enclosure permits up to $104,300 since January 2024. A buyer expects a pool and cage in good order; a tired cage or an older pool finish shows up in the offer.
Adds or subtracts relative to the comparable set. A Golf-deeded Estates home reaches the whole golfing buyer pool on the Talon; a Sports or Social home reaches a smaller one and is priced against the homes that buyer will tour. The category is on the club estoppel, and it goes at the top of the listing, never in the remarks.
Adds value when they exist. An elevation certificate showing the floor well above the base flood elevation, or a FEMA letter removing the structure from Zone AH, can decide whether the buyer’s lender requires flood insurance. Where neither exists, a new elevation certificate from a licensed surveyor is often worth ordering before you list.
Protects value. Every exterior change needs approval under the Estates guidelines, and a review fee for modifications may be required; the guidelines let the association record a notice of violation for unapproved work (TwinEagles HOA architectural review). The Estates guidelines also ban fences and walls except a landscaped dog run, require at least ten shade trees on every homesite and hold landscaping to a written standard, so a lot that meets the standard shows better and a lot that does not becomes a punch list.
Whether to sell, hold or lease an Estates at TwinEagles home depends on your basis, your carrying costs and the band The Estates has traded in since 2025. TwinEagles leasing is capped at three leases a year of at least 30 days each, and club dues, the Phase One assessment and the master assessment continue whichever you choose.
Data updated: September 2026 (HOA Use Restrictions 2024; club documents; Southwest Florida MLS; Collier County recorded deeds)
The Estates’ four closings since January 2025 ran from $2,425,000 to $3,250,000, the highest band in the 60-month record, and only one competing Estates home was listed on September 24, 2026. On the county’s own repeat-sale record, matched by street, year built and building area, a Bald Eagle Way home built in 2007 bought for $960,000 in 2015 resold for $1,725,000 in 2021, and a Golden Eagle Court home built in 2005 bought for $1,700,000 in 2014 resold for $2,600,000 in 2023. A seller who prices inside the recent band, rather than at the asking prices of the last few listings, meets a buyer pool that has had little to choose from.
TwinEagles is a seasonal market: 109 of its 188 MLS closings over the 60 months to September 24, 2026 fell January to June, and three of the 11 Estates closings came in January, in 2023, 2025 and 2026. The Estates’ own record is too thin to name a best month, and its September 2026 closing took 267 days, so readiness matters more than the calendar. A home listed with its estoppel, survey, elevation certificate and approvals in hand is ready whenever the buyer arrives.
The Five Oaks Lane house that sold in 2022 and again in 2026 gained about 14 percent in four years, so the land and the scarcity have held value, and a homesteaded owner with a low assessed value pays far less tax than a new buyer would. If you sell and establish a new Florida homestead, you may be able to transfer accumulated Save Our Homes benefit using the Department of Revenue’s Form DR-501T, which is worth planning before you decide. Every month held also carries club dues, the Phase One assessment, the highest master assessment in TwinEagles, your own landscape contract, insurance and tax.
The master association’s 2024 Use Restrictions allow no more than three leases per calendar year, each for at least 30 consecutive days, on the board’s approved lease form, with screening before occupancy. A seasonal lease to one household is the realistic model, and with 68 percent of Estates homes homesteaded, The Estates is overwhelmingly owner-occupied. We publish no Estates rent figures, because no public record holds them, so weigh leasing against your own carrying costs, and remember that a tenant in place narrows the buyer pool when you do sell.
A free in-person comparative market analysis on The Estates at TwinEagles, from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, starts with a walkthrough by Marc Comisar and a written report from Jesse McGreevy, built on the 11 Estates MLS closings, adjusted for lot, age, roof, glass, finishes and flood file. Call Jesse at (239) 898-6072.
A photo cannot show a roof’s age, the condition of a cage, the quality of a renovation, how a floor plan lives or what the lanai actually looks at across the Talon. A walkthrough can, and on a neighborhood of custom homes with no two alike, 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 The Estates, elsewhere in TwinEagles or anywhere in Naples, read our Estates buyer guide or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. We run both sides of that math in one conversation, including the club’s move-within rule.
McGreevy and Comisar are a top-reviewed listing team on Google, and Estates 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.
★★★★★ “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
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
These are the valuation questions Estates at TwinEagles owners ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds, the club’s and the master association’s documents and FEMA, each in a single paragraph. Nothing here is an appraisal, and nothing here is tax or legal advice; your written valuation applies it to your address.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; club and HOA documents as linked)
Most likely somewhere inside the band the recent MLS closings set: three in the last year from $2,425,000 to $3,150,000, inside a 60-month range of $1,725,000 to $3,250,000, with the lot, size, age, roof, club category and flood paperwork deciding where. Request a written valuation for your address or call Jesse McGreevy at (239) 898-6072.
From the 11 Estates MLS closings of the last 60 months, the 7 recorded resales and the Estates homesite sales, adjusted for the enclave and lot, living area, the land under the house, the club category, the Phase One balance, age and roof, the flood file and time since the 2021 cluster, then tested against the one home listed today. The same method applies on Peregrine Court, Bald Eagle Way and Five Oaks Lane.
$3,150,000 on Peregrine Court in September 2026, $3,100,000 on Talon Drive in July 2026 and $2,425,000 on Five Oaks Lane in January 2026, all Southwest Florida MLS closings. Before those, $3,250,000 on Bald Eagle Way in January 2025.
$2,600,000 across the 11 MLS closings of the 60 months to September 24, 2026, an observed sale because eleven is odd. Collier County’s 7 qualified resales in nearly the same period have a median of $2,355,000; the two records differ in count, not in the prices of the sales they share.
$3,250,000, on Bald Eagle Way in January 2025, is the highest in both the MLS and the county record for the 60-month window. The highest qualified Estates sale on the county file overall is $3,415,700, on Talon Drive in 2009.
A median of $570.84 per square foot of MLS living area across the 10 Estates closings of the last 60 months that report one, the mean of $568.22 and $573.46. The range, $408.64 to $721.90, is too wide to price from a rate alone, because larger homes and older homes on large lots carry much lower figures per foot.
About two. The MLS shows 11 closings in 60 months, roughly 3.5 percent of the 63 homes a year, and Collier County’s deeds show 7 qualified resales in the 60 months to June 2026.
Rising on price, tight on negotiation. The four late-2021 MLS closings ran $1,725,000 to $2,765,680; the four since January 2025 ran $2,425,000 to $3,250,000. But every MLS-marketed Estates sale since March 2022 closed at 87.86 to 90.00 percent of its final list price.
A median of 32 days on market across the 9 homes marketed on the MLS over 60 months, but the five marketed since March 2022 took 32 to 267 days. Price against the recent closings, not against asking prices, decides which end a home lands on.
A median of 90.00 percent of final list price over 60 months, the lowest of any TwinEagles neighborhood, and six of the nine marketed sales closed below 95 percent. Across all of TwinEagles the twelve-month median was 94.63 percent.
Because a model has about two Estates sales a year to work from, often misses Estates rows filed under enclave names or “Twin Eagles”, cannot see the club category, and cannot see the lot, the frontage, the age of the house, the roof, impact glass, renovation or elevation certificate.
No. The county’s just value is a mass-appraisal figure for taxation, and your assessed value resets for your buyer at a change of ownership. We never use it as a price.
It is your competition, not your comparable. On September 24, 2026 it asked $3,897,000 after 290 days, about 24 percent above the highest Estates closing of the last twelve months. Closings set value; asking prices set the field your buyer tours.
Lake Estates is the rival top neighborhood, with eight MLS closings over 60 months from $2,021,589 to $3,500,000, five at or above list. It frames an Estates price, newer lake houses against land and privacy; it does not set one.
The last two qualified Estates lot sales, in 2022, were $705,000 and $730,000, and the seven in 2021 ran $425,000 to $700,000. No qualified Estates lot sale has been recorded since the sell-out of early 2022, so any land value today is an estimate from those sales and the finished-home prices around them.
Some buyers will see it that way. Eighteen Estates homes carry a county year built of 2020 or later, several on lots that already held a home. We price an older home for both the renovation buyer and the rebuild buyer and show the lot value in writing.
Buyers treat the category as a major price factor because Golf is capped at 614 memberships and costs $150,000 to join against $60,000 for Sports and $45,000 for Social, and many Estates homesites front the Talon. No public record tags sales by category, so we price it from the estoppel and current demand.
The buyer, at closing, under the club’s Initiation Fee Policy, along with a $3,500 transfer fee under the 2024 Membership Agreement. None of it reaches the seller.
None of the club’s public documents describes a refund on resale; the only refund the Membership Agreement names is of a rejected applicant’s transfer fee. Ask the club for the Membership Plan and bylaws.
The buyer takes over the remaining monthly payments. As an illustration at the fiscal 2022 Golf rate of $244 a month, the 71 payments left after September 2026 come to $17,324; your club estoppel states the actual balance. The club’s Phase One program is not the same thing as the Phase One plat The Estates sits on.
Two: the club’s and the master association’s. The Estates has no neighborhood association, so there is no third. The association estoppel is capped at $299 for a current account, plus $119 expedited, plus up to $179 if delinquent, under the state’s current schedule.
The last public figure is the master association’s 2024 assessment of $5,559.42 to $5,586.19 a year per Estates home, depending on the enclave, billed once a year and due January 1. It is the highest in TwinEagles. Newer budgets are not public, and there are no neighborhood dues.
No. The only non-ad-valorem line on the 2025 TwinEagles tax bills reviewed is the $261.91 county garbage assessment, which helps against North Naples communities that carry district bonds.
Usually higher. As an illustration, taxable value equal to the $2,600,000 median at the 2025 rate of 12.2558 mills is about $31,865 a year, before any exemption the buyer qualifies for.
Every Estates street point reads Zone X on FEMA’s effective and preliminary maps, but lots can include Zone AH land, and the two newest certificates on Estates homes list Zone AH with a 15.5-foot base flood elevation. Your own elevation certificate decides, so we read it before we price.
Only one FEMA letter names a lot on the Estates plat: a November 2024 Letter of Map Revision based on Fill for a new house on Golden Eagle Court. We check your lot against FEMA’s database before we price.
Probably not at the street. All six Estates street points keep Zone X on the preliminary map, expected to take effect in summer 2027, but any existing FEMA letter must be revalidated when the new map takes effect.
On a 1999 to 2009 home, get a roof inspection or certification first. Only two reroof permits appear on the Estates streets since January 2024, and a buyer’s insurer will ask. Replace it if the certification fails; otherwise price the remaining life and show the report.
Usually not a full renovation. Every exterior change needs Estates approval and a county permit that can outlast your listing window, and many Estates buyers plan their own design or a rebuild. Fix what an inspector will flag, document the roof and openings, and price the rest.
Until the market moves or a new sale closes. With about two Estates sales a year, each new closing can shift the band, so we refresh a valuation whenever one closes or you decide to list.
Yes, from the recorded sales and the facts you give us, and many owners start that way. On a custom home a walkthrough usually sharpens the number more than anywhere else in TwinEagles, because it shows the roof, glass, finishes, floor plan and view.
Yes. There is no cost and no obligation to list, and your request goes to Jesse McGreevy and Marc Comisar only.
A valuation is our opinion of the price your home would sell for, built from recorded sales; an appraisal is a licensed appraiser’s opinion for a lender. In a neighborhood as thin as The Estates they usually draw on the same handful of sales and the same homesite evidence.
TwinEagles is a seasonal market: 109 of its 188 MLS closings over 60 months fell January to June, and three of the 11 Estates closings came in January. Readiness matters more than the calendar: list when the file is complete and the home shows well.
Yes. A member who moves to your home in the same or a lower category and occupies it pays no new initiation under the club’s policy, which can make a TwinEagles buyer the strongest buyer for an Estates home.
Someone who prices from Estates sales and Estates land, and reads the club estoppel, the survey, the flood file and the Estates approvals before the buyer’s attorney does. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s recorded deeds and tax roll, the club’s and the master association’s own documents, Florida Statutes and state agencies, and FEMA. No listing portal or competing brokerage is cited.
The club and the master association
Market data and county records
Florida statutes and state agencies
Flood, storms and insurance
History and the developer record
Our own assets
Every row below links the authority that publishes the document, so an 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 an Estates owner about value | Official authority |
|---|---|---|
Approved 2024 HOA Budget | The $5,559.42 to $5,586.19 Estates assessment your buyer will underwrite | |
Design Review Guidelines, The Estates (2023) | The 3,500-square-foot minimum, setbacks, roof, garage and fence rules that decide what a lot can hold and what an improvement is worth | |
Initiation Fee Policy | What your buyer pays the club, the 10 to 4 to 3 ratio and the family and move-within exemptions | |
Membership Agreement 2024 | The $3,500 transfer fee and the seven-day deadline before closing | |
Estoppel requirements by street | Why an Estates sale needs two estoppels, not three | |
Use Restrictions, 2024 | The leasing limits that shape the hold-or-lease decision | |
Florida Statutes 720.401 | The disclosure summary a seller owes before the contract | |
Estoppel certificate fee schedule | The current cap on the association estoppel fee | |
MT-1 application forms for a Letter of Map Amendment | How an eligible owner asks FEMA to remove a structure from a high-risk zone | |
Wind mitigation resources and inspection form | How to document your roof and openings for the buyer’s insurer | |
Form DR-501T | How a homestead benefit can move to your next Florida homestead |
Three documents that matter to an 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’s membership office; the master association’s current budget and estoppel, from FirstService Residential; and your own survey, elevation certificate or FEMA letter where the county has not indexed one, from your surveyor or FEMA’s Map Service Center.
Your Estates at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, built on the Estates’ 11 MLS closings and its homesite sales 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 The Estates 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 The Estates, Lake Estates, Hedgestone, Dundee, Wicklow or anywhere else inside the TwinEagles gate, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is an appraisal or legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County’s recorded deeds, newest recorded sale June 30, 2026. Brokered by Domain Realty.
