What Is My Twin Eagles Home Worth?

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

If you own one of the 717 homes and homesites inside the gate at TwinEagles, the private club community on Immokalee Road in North Naples, the honest answer to “what is my Twin Eagles home worth?” starts with your neighborhood, the club category deeded to your house and your lot, not with a community median. TwinEagles closed 50 sales in the Southwest Florida MLS in the twelve months to September 24, 2026, and those sales ran from $350,000 for a Covent Garden carriage home to $3,300,000 for a Lake Estates home on the 34-acre lake. The full community picture, from the club and the fee stack to schools and hurricane posture, lives on our TwinEagles community guide. This page does one job: it shows how a TwinEagles home is actually valued, from the Southwest Florida MLS, Collier County’s recorded deeds, the club’s and the master association’s own documents and FEMA’s flood file, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.

What Is My TwinEagles Home Worth?

A TwinEagles home in North Naples is worth what its neighborhood, deeded club category, lot, flood record and condition support. Across 50 Southwest Florida MLS closings in the twelve months to September 24, 2026, the median was $1,031,250, but the 39 single-family sales had a median of $1,150,000 and the 11 Covent Garden condominiums $457,000.

Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)

The short answer, by neighborhood

TwinEagles is not one market. It is twelve neighborhoods sharing one gate and one club, and the recorded sales sort them into a clear ladder. Covent Garden’s carriage-home condominiums sit at the entry point, with a twelve-month MLS median of $457,000 on 11 closings. Bramble Point, Kinross and Fenhurst form the next rung, with medians between $740,000 and $872,500 in the first MLS window that holds ten sales. Hollybrook, Wicklow, Wisteria and Lockford sit around $1 million to $1.5 million. Dundee’s first ten-sale window, 36 months, has a median of $1,630,000. Hedgestone’s 60-month median is $2,205,000, The Estates’ is $2,600,000, and Lake Estates’ eight MLS closings over 60 months ran from $2,021,589 to $3,500,000. Each figure is set out with its window and count in the neighborhood section further down this page, because a figure without its window and count is not evidence.

Why one community number cannot describe your home

The all-home median of $1,031,250 is the midpoint of the two middle sales, $1,012,500 and $1,050,000, so it is not even a price that anyone paid. It blends a 1,654-square-foot first-floor carriage home with a 5,493-square-foot estate on the Talon. It is useful for tracking direction and nearly useless for pricing one address. The spread inside TwinEagles is wider than the spread between many whole Naples communities: the most expensive twelve-month closing was more than nine times the least expensive, and both buyers joined the same club through the same gatehouse.

The five records we lay over each other

We value a TwinEagles home from five public records laid over one another. The Southwest Florida MLS gives us the brokered closings, their final list prices, their days on market and the living area each listing reported. Collier County’s recorded deeds give us an independent count of every qualified, arm’s-length sale, with a lag of about three months. The club’s membership page and 2024 Membership Agreement give us what your buyer pays the club at closing. The master association’s 2024 approved budget gives us the last public assessment for your neighborhood. FEMA’s National Flood Hazard Layer and its letters of map change layer give us the flood record your buyer’s lender and insurer will read. Then we walk the house, because condition, updates, the view and the pool are the variables no record captures.

The club category: the variable no online estimate sees

Every TwinEagles residence is deeded one club membership, Golf, Sports or Social, and the category runs with the house. The buyer pays the club an initiation fee at closing, posted on the club’s membership page in September 2026 at $150,000 for Golf, $60,000 for Sports and $45,000 for Social. None of that money reaches the seller, but every dollar of it sits in the buyer’s budget beside your price. Golf is capped at 614 memberships across the 717 homes, so the category deeded to your address decides which buyers can use the home the way they want to, and what they must spend on top of the house to do it. An automated estimate reads square feet and bedrooms. It does not read the deed’s club category, and in TwinEagles that is the first fact we confirm.

Request a free TwinEagles valuation in 60 seconds

The fastest start is the Home Valuation form at the top of this page, or our free home valuation request if you are reading this somewhere else. It takes about a minute: the address, a line about condition and updates, and how to reach you. It is free and there is no obligation to list. What comes back is not an instant number on a screen. It is a written opinion of value built from the recorded sales of your own neighborhood, adjusted for your club category and your flood record, with the sources named. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Why Should McGreevy and Comisar Value Your TwinEagles Home?

McGreevy and Comisar should value your TwinEagles home because we build every number from the Southwest Florida MLS, Collier County’s recorded deeds and the club’s own documents rather than a portal feed, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a club community priced by neighborhood and deeded category, method decides the outcome.

The record, stated plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate and more than 4,000 team transactions. Those are career numbers across Lee and Collier County. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Who actually writes your valuation

You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis, pulls the recorded sales for your neighborhood, reads the club’s fee documents, the master association’s budget and the FEMA record for your lot, and assembles the paperwork your buyer will ask for. Marc Comisar walks the house, judges condition and updates against what is actually selling along Immokalee Road, and handles the field work, which is what lets a seasonal TwinEagles owner get a real opinion of value without flying down. Read more about how the team is built on the about McGreevy and Comisar page.

Our record behind this page

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. What we bring to a TwinEagles valuation is the method on this page, the career record above and a working knowledge of how private-club sales in Southwest Florida clear their approvals. If an agent quotes you a TwinEagles sales record, ask for the addresses and the closing dates.

Why a resale-only market makes the valuation matter more

TwinEagles is effectively built out. The 2026 preliminary Collier County roll shows 714 improved residences and 3 vacant homesites, all in The Estates, and the last developer Estates lots sold in early 2022, according to the master association’s own community history. Collier County’s recorded deeds confirm it: we tracked 37 qualified TwinEagles sales in the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026), and none of them was builder-direct. With no builder price sheet left to anchor a buyer, the reference points are the last few resales in your own neighborhood, which is why an unsupported list price stands out quickly here and a well-evidenced one holds.

The three pages that work together for a TwinEagles seller

This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation and the club’s approval steps, read our guide to selling your home in Twin Eagles. If you are buying your next home inside the same gate, start with buying a home in Twin Eagles, and for buyers anywhere in Southwest Florida, read how we represent buyers in Southwest Florida. For the wider city around your home, our Naples real estate guide covers every major community.

Key Takeaways on TwinEagles Home Values

TwinEagles home values rest on a handful of recorded facts: 717 homes in 12 neighborhoods, a deeded Golf, Sports or Social club membership on every one, a $1,150,000 single-family and $457,000 Covent Garden median over twelve months, about 3.6 months of supply, no CDD and a patchwork flood map. These eight points frame every valuation we write here.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; club and HOA documents as linked; FEMA NFHL)

• 717 homes and homesites, 12 neighborhoods, all resales now. The master association seats one director from each of 12 neighborhoods, and the club’s site plan shows 17 names because The Estates is split into six enclaves (February 2024 HOA newsletter). Covent Garden’s 120 carriage homes are the only condominiums.
• The MLS market, twelve months to September 24, 2026: 50 closings for $60,909,500, a median of $1,031,250, a median of 83 days on market and a median sale-to-list ratio of 94.63 percent; only 2 of the 49 MLS-marketed sales closed at or above list.
• Inventory is moderate and asking prices vary widely. Fifteen homes were active on September 24, 2026 at a median list price of $758,000, about 3.6 months of supply against the twelve-month pace (our calculation from the two MLS counts).
• Value is set by neighborhood first. Twelve-month MLS medians run from $457,000 in Covent Garden to $2,222,500 in Hedgestone on four closings, and the 60-month record tops out at $3,500,000 in Lake Estates.
• The club category moves the buyer’s budget. The buyer pays a $150,000 Golf, $60,000 Sports or $45,000 Social initiation at closing, plus a $3,500 transfer fee, and takes over the remaining Phase One capital assessment (club membership page; Phase One Master Plan).
• Negotiating room has widened since 2022. The median sale-to-list ratio on MLS-marketed TwinEagles sales was 98.97 percent in calendar 2022 and 94.52 percent in 2026 to September 24, and median days on market rose from 15 to 120 (our calculation from the same MLS pull).
• No community development district. The 2025 Collier County tax bills reviewed carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s official list of special districts names no TwinEagles district.
• The flood file moves the number street by street. FEMA maps TwinEagles as a patchwork of Zone X and shallow-ponding Zone AH on panels 12021C0217H and 12021C0219H, effective May 16, 2012, with at least 21 LOMA and LOMR-F determinations dated 2012 to 2024 naming TwinEagles lots.

How Is a TwinEagles Home Actually Valued?

A TwinEagles home is valued by narrowing the product and widening the window: same neighborhood, similar plan and living area, same club category, matched lot and view, matched flood record and condition, then recorded sales across enough months to be meaningful, tested against the 15 active listings and the 94.63 percent median sale-to-list ratio.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; club documents; FEMA NFHL)

Step one: identify the neighborhood, because TwinEagles is twelve markets

The Southwest Florida MLS carries every TwinEagles closing under one development name, and its subdivision field is inconsistent: many rows read simply “Twin Eagles” rather than the neighborhood, and Estates rows carry enclave names instead. So we assign every sale to its neighborhood by street, the same way the master association’s own documents map streets to neighborhoods. Every one of the 714 improved residences sits on one of 19 interior streets, and every street belongs to exactly one neighborhood. Maidstone Court belongs to Hedgestone, Carradale Court to Bramble Point and Heather Woods Court is Hollybrook. A valuation that pulls “Twin Eagles” comparables without that step mixes a Kinross home on a 52-foot homesite with a Hedgestone home on a 90-foot one.

Step two: confirm the deeded club category

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 is on the club estoppel for your home, and we confirm it before we price, because it decides which initiation your buyer pays and whether a golfer can buy your home and play immediately. The club says “Resident Golf Memberships are immediately available with homes deeded Golf.” A Sports or Social home that a golfer wants to move up can do so only under the club’s rules, and whether an upgrade is available while all 614 Golf memberships are taken is not stated in any public club document. We never price a Sports or Social home as if it were a future Golf home.

Step three: read the Phase One balance your buyer assumes

In June 2020 members approved the $22.5 million Phase One Master Plan, a Talon renovation and a new clubhouse, 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,” per the club’s Phase One Master Plan booklet. The fiscal 2022 schedule set it at $244 a month for Golf, $98 for Sports and $73 for Social. The current figure and the remaining balance for your home are on the club estoppel. Twelve years of monthly payments from September 2020 run through August 2032, so 71 payments remain after the September 2026 payment; at the fiscal 2022 Golf rate of $244 that is $17,324 (our arithmetic, an illustration at the fiscal 2022 rate, not a balance). A buyer adds that to the cost of the house, so it belongs in the valuation.

Step four: match living area and plan inside the neighborhood

Most TwinEagles neighborhoods were built by one or two production builders, Lennar in Fenhurst and Kinross, Minto in Dundee and Lockford, Pulte in Bramble Point and Covent Garden, so a handful of floor plans repeat. That lets us compare like with like. In the 60-month MLS record, Kinross homes of 2,224 square feet of living area appear seven times and Covent Garden’s 1,654-square-foot first-floor plan thirteen times. Where a neighborhood is custom or semi-custom, The Estates, Lake Estates and Hedgestone, living area and lot carry more weight and the comparable set has to be read home by home. Price per square foot only means something inside a group of similar homes, which is why we compute it by neighborhood and never for TwinEagles as a whole.

Step five: price the lot, the lake and the course frontage

Lot width runs from about 52 feet in Kinross to 110 feet in Lake Estates, as the developers marketed them, and The Estates’ final Sterling Hill and Inverness homesites were marketed at nearly one to nearly two acres. Lake Estates fronts the 34-acre lake the developer called the largest in TwinEagles; Hedgestone and many Estates homes sit on course frontage; Dundee has lakes at each corner of the neighborhood. No public dataset tags TwinEagles sales by view, so we apply no rule-of-thumb premium. We price the view from the specific resales that had one, and we say so in writing when the evidence is thin.

Step six: read the flood record for the lot

FEMA’s effective map for TwinEagles is a patchwork of Zone X and shallow-ponding Zone AH, and our neighborhood-by-neighborhood street checks found 55 Zone X and 39 Zone AH readings across 94 street points. A home on an AH street with an elevation certificate showing its first floor above the base flood elevation, or a FEMA letter removing the structure, presents very differently to a buyer’s lender than a neighbor without either. The Dundee letter, the Wisteria, Lockford and Hollybrook letter and the others are listed in the flood section below. The zone for any one home comes from its own paperwork, never from a street map, and that difference reaches the buyer’s monthly cost and therefore the price.

Step seven: read the roof, the openings and the code era

Under the current Florida Building Code, the design wind speed for houses at TwinEagles is about 160 mph, and the whole community sits inside the wind-borne debris region, per the Florida Building Commission’s contours published by UF GeoPlan. Build years run from 1999 in The Estates to 2019 in Dundee, so the code edition behind a home, and the age of its roof, varies by neighborhood. A home with impact openings, a current wind mitigation report on the state’s form and a documented roof replacement hands the buyer’s insurer credits. A 2006 home with an original roof hands the insurer questions, and the buyer prices that gap.

Step eight: account for condition and updates

Within a production neighborhood, two homes of the same plan differ mostly by choices: a pool and screen enclosure, an extended lanai, impact glass, flooring, kitchen and bath updates, a converted den, landscaping. Exterior changes in TwinEagles need architectural review approval, so a documented, approved improvement is worth more to a buyer than one that invites a question (HOA architectural review). Those are the variables no record captures, and they separate two otherwise identical homes on the same street by more than any statistical adjustment. So we see the house.

Step nine: adjust for time with TwinEagles’ own record

With 50 closings a year spread across 12 neighborhoods, a ninety-day comparable search in one neighborhood usually returns nothing. We widen the window to one, two, three or five years inside your neighborhood and adjust older sales for time using TwinEagles’ own record. That record matters here, because the same plans have sold at very different prices in 2024 and 2026. The 2,224-square-foot Kinross homes that closed at $1,100,000 and $1,070,000 in 2024 were followed by same-size closings at $660,000, $661,000 and $820,000 in 2026 (Southwest Florida MLS). A comparable from 2024 without a time adjustment would overprice that home by a wide margin.

Step ten: test the number against today’s competition

Finally we test the opinion of value against the homes actively for sale on September 24, 2026 and against the 94.63 percent median sale-to-list ratio. Several active asking prices sat well above the neighborhood’s recent closings: a Kinross home listed at $1,100,000 against a twelve-month Kinross high of $840,000, and an Estates home at $3,897,000 against a twelve-month Estates high of $3,150,000. A price set against neighbours’ asking prices rather than against closed sales is a price that sits, and that Estates listing had been on the market 290 days on September 24.

Ready for a written TwinEagles valuation built this way?

TwinEagles is a market of 717 homes in 12 neighborhoods where the deed’s club category and the Phase One balance sit beside every price, so a valuation that starts from the right neighborhood and category is worth an hour of your time now. Use the Home Valuation form at the top of this page or our free home valuation request, and if you have already decided to list, read our plan for selling your home in Twin Eagles. Call Jesse direct at (239) 898-6072. Buying as well as selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Are TwinEagles Homes Worth by Neighborhood?

TwinEagles homes are worth very different amounts by neighborhood: Southwest Florida MLS medians, in the first window holding ten closings, run from $457,000 in Covent Garden to $2,600,000 in The Estates, and Lake Estates’ eight 60-month closings ran from $2,021,589 to $3,500,000. Each TwinEagles neighborhood is priced from its own sales.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, windows ending 24 Sep 2026, newest recorded sale 30 Jun 2026)

The ladder in one table

We widen each neighborhood’s MLS window from 12 to 24, 36 and 60 months until it holds at least ten closings. Where even 60 months holds fewer than ten, we list the sales rather than print a median, because a median of six sales reads like a market rate and is not one. Even-count medians are the mean of the two middle sales. Counts and prices include sales entered in the MLS after closing; days on market and sale-to-list use only MLS-marketed sales.

Source: Southwest Florida MLS, TwinEagles development, closed and active listings, pulled September 24, 2026; home counts from the 2026 preliminary Collier County roll as published on our TwinEagles community guide. Windows differ by row, so compare the bands, not the exact medians.

Covent Garden: carriage-home condominiums at the entry point

Covent Garden at TwinEagles is 120 carriage-home condominiums in 30 buildings of four units, built by Pulte from 2006 to 2017, and the only condominium regime in TwinEagles. It is also the busiest resale market: 11 of the 50 TwinEagles MLS closings in the latest twelve months, at a median of $457,000 and a range of $350,000 to $667,500, with a median of 121 days on market. Five of the 15 active TwinEagles listings on September 24, 2026 were Covent Garden units, listed from $350,000 to $635,000. The developer sold a first-floor plan of 1,654 square feet and a second-floor plan of 2,297 square feet, and the plan matters more than the year: over 60 months, the 1,654-square-foot units ran from $350,000 to $650,000 in the MLS, while 2,297-square-foot units closed from $625,000 to $699,000 in the county record. Realtor signs are not permitted in Covent Garden, and a sale needs the condominium association’s estoppel as well as the club’s and the master association’s.

Kinross: the largest single-family neighborhood

Kinross at TwinEagles holds 86 Lennar homes on Kinross Lane, built 2015 to 2018 on homesites about 52 feet wide. Its first ten-sale MLS window is 24 months: 11 closings, a median of $740,000, a range of $650,000 to $900,000 and a median of 107 days on market. The latest twelve months hold 8 closings: $820,000, $661,000, $740,000, $695,000, $740,000, $840,000, $650,000 and $660,000. Kinross is where the reset in prices shows most clearly, because the same plans keep trading. Two homes are listed, at $1,100,000 and $775,000. Kinross has no neighborhood corporation; it pays a landscaping assessment through the master association, and its 2024 master assessment was $3,402.96 a year (2024 approved HOA budget).

Bramble Point: Pulte homes on two courts

Bramble Point at TwinEagles is 41 single-family homes on Bramble Court and Carradale Court. The developer marketed the neighborhood in 2007 as “41 detached villas by Pulte Homes,” while the Collier County roll records all 41 as single-family homes (Florida Weekly, November 22, 2007). Most were built in 2006 and 2007. Over 60 months the MLS holds 13 closings at a median of $770,000, from $635,000 to $975,000, with a quick median of 24 days on market; the single twelve-month closing was $770,000 in May 2026, and one home was listed at $625,000 on September 24. Bramble Point has its own association, so a sale needs three estoppels. Its 2024 master assessment was $3,610.23.

Fenhurst: Lennar homes on 53-foot lots

Fenhurst at TwinEagles is 57 Lennar homes on Fenhurst Way, built mostly 2012 to 2015. The first ten-sale MLS window is 36 months: 10 closings, a median of $872,500 and a median of only 14 days on market. The 2,249-square-foot plan is the one that repeats, thirteen times in 60 months, and its path is the clearest time series in TwinEagles. Every MLS closing of that size: $700,000 (October 2021, entered after closing), $785,000 (November 2021), $800,000 (December 2021), $873,000 (June 2022), $950,000 (October 2022), $925,000 (November 2023), $870,000 (January 2024), $840,000 (November 2024, entered after closing), $959,900 (January 2025), $890,000 and $785,000 (June 2025), $767,500 (September 2025) and $840,000 (December 2025). From October 2022 to January 2025 the plan traded between $840,000 and $959,900, and it has since closed between $767,500 and $890,000. Two homes were listed on September 24, at $774,000 and $675,000. Fenhurst pays a landscaping assessment through the master association and needs two estoppels; its 2024 master assessment was $3,407.73.

Hollybrook: Centex, then Minto, on Heather Woods Court

Hollybrook at TwinEagles is 51 homes on Heather Woods Court, many backing onto the Eagle course, built mostly 2006 to 2015 on 67-foot lots. Over 60 months the MLS holds 18 closings at a median of $960,000, from $790,000 to $1,242,500. The latest twelve months were stronger than that median: six closings at $1,148,000, $1,150,000, $1,195,000, $912,000, $925,000 and $1,235,000. The two September 2026 closings were larger homes, 2,916 and 2,905 square feet, while the $912,000 and $925,000 sales were about 2,550 square feet, so the split is size, not a trend. Two homes were listed, at $1,050,000 and $758,000. Hollybrook’s association has been managed since April 2024 by Complete Property Management of SWFL, per its management page; its 2024 master assessment was $3,735.72.

Wicklow: 75-foot lots and its own association

Wicklow at TwinEagles is 59 single-family homes on Wicklow Lane overlooking lakes, preserve and Eagle course holes, built mostly 2006 to 2015 by Centex and then Stock Signature Homes on 75 by 160 foot lots (marketed). Wicklow holds fewer than ten MLS closings in 60 months, so here is every one: $1,500,000 (September 2026), $930,000 (September 2026), $1,500,000 (December 2025), $1,150,000 (November 2025), $1,145,000 (November 2025), $1,575,000 (February 2025), $1,260,000 (May 2024), $1,580,000 (May 2024) and $1,200,000 (October 2021). Across all MLS history since November 2007 the median is $840,000 on 51 closings, a figure that counts the original new-construction sales and therefore sits well below today’s resale prices. No Wicklow home was listed on September 24. Wicklow has its own association, managed by Cardinal Management Group per the club’s January 2024 contact list, so a sale needs three estoppels; its 2024 master assessment was $4,392.76.

Wisteria: 65-foot lots from three builders

Wisteria at TwinEagles is 46 homes on Wisteria Drive, built 2011 to 2022 by Minto, Stock Signature Homes and Arthur Rutenberg Homes on 65-foot lots (marketed). Its nine MLS closings in 60 months: $1,012,500 (May 2026), $1,050,000 (April 2026), $1,050,000 (March 2026), $1,350,000 (March 2026), $1,490,000 (March 2025), $1,775,000 (December 2024), $1,600,000 (May 2024), $1,525,000 (February 2024) and $1,500,000 (February 2023). Wisteria shows the sharpest move in TwinEagles: homes of 2,905 square feet of living area closed at $1,500,000 in February 2023 and $1,775,000 in December 2024, then at $1,050,000 twice in the spring of 2026. A Wisteria valuation built on a 2024 comparable without that context would be badly wrong. Thirty-six of Wisteria’s 46 lots are named in FEMA letters, which a buyer’s lender will want to see. Wisteria has its own association and a 2024 master assessment of $3,734.79; no home was listed on September 24.

Lockford: Minto one- and two-story homes

Lockford at TwinEagles is 41 Minto homes on Lockford Lane, built mostly 2012 to 2018 on 60-foot homesites the developer’s page labelled 62-foot lots. Six MLS closings in 60 months, every one listed: $1,225,000 (April 2026), $1,070,000 (January 2026), $1,380,000 (August 2025), $1,400,000 (March 2025), $1,590,000 (June 2024) and $1,500,000 (April 2024). Homes of 2,905 square feet closed at $1,590,000, $1,400,000 and $1,070,000 across those three years. Across all MLS history since March 2016, the median is $825,000 on 25 closings, again counting the original new-construction sales. All 41 Lockford lots are named in a July 9, 2013 FEMA letter of map revision, a document that belongs in every Lockford listing file. Lockford has its own association; its 2024 master assessment was $3,645.49, and none was listed on September 24.

Dundee: Minto’s cul-de-sac with lakes at every corner

Dundee at TwinEagles is 61 Minto homes on Dundee Lane, built 2016 to 2019 on 62 by 135 foot homesites (marketed), in the northernmost section of TwinEagles. The first ten-sale MLS window is 36 months: 11 closings at a median of $1,630,000, from $1,400,000 to $2,000,000, with a median of 58 days on market. The latest twelve months hold three: $1,400,000 (May 2026), $1,900,000 (April 2026) and $1,490,000 (January 2026). Homes of 3,001 square feet closed at $1,440,000 in 2022, $1,549,000 and $1,575,000 in 2023 and $1,490,000 in December 2024. Dundee has one FEMA letter, not 61: a Letter of Map Revision based on Fill dated December 24, 2015 that covers a portion of Lots 1 through 61 (FEMA determination document). Dundee’s association is its own; the 2024 master assessment was $3,646.26, and none was listed on September 24.

Hedgestone and Maidstone Court: 90-foot semi-custom homesites

Hedgestone at TwinEagles is 70 homes, 41 on Hedgestone Court and 29 on Maidstone Court, on 90 by 160 foot homesites (marketed), built 2006 to 2022 by Arthur Rutenberg, Kingon, Bordeaux, Stock and Divco. Over 60 months the MLS holds 16 closings, three of them entered after closing, at a median of $2,205,000, the mean of $2,200,000 and $2,210,000, from $1,625,000 to $2,900,000. The latest twelve months hold four: $2,300,000 (June 2026, 0 days on market), $2,200,000 (April 2026), $2,235,000 (February 2026) and $2,210,000 (January 2026). Two years earlier, Hedgestone homes closed at $2,890,000 (January 2024), $2,900,000 (April 2024) and $2,500,000 (December 2024), so the neighborhood now trades in a tight band a little above $2.2 million. Two homes were listed on September 24, at $2,750,000 and $2,695,000. Hedgestone has no neighborhood association; owners handle their own landscaping, and the 2024 master assessment was $5,017.84.

The Estates: six enclaves on the Talon

The Estates at TwinEagles is the original section of the community: 63 custom homes and 3 vacant homesites on six streets the developer grouped into enclaves (Glasgow, Inverness, Lochlomond, Sterling Hill, Strathmore and Thornhill), most fronting the Jack Nicklaus Talon course. Homes were built 1999 to 2024, median year 2013. Over 60 months the MLS holds 11 closings, two entered after closing, at a median of $2,600,000, from $1,725,000 to $3,250,000, with a median sale-to-list ratio of 90.00 percent, the widest negotiating margin of any TwinEagles neighborhood. The latest twelve months hold three: $3,150,000 (September 2026, after 267 days on market), $3,100,000 (July 2026) and $2,425,000 (January 2026). One Estates home was listed at $3,897,000 on September 24, after 290 days. Custom homes on large lots are the hardest TwinEagles homes to value from a formula, and the Estates record shows it. The 2024 master assessment ran $5,559.42 to $5,586.19, the highest in TwinEagles.

Lake Estates: the top of the ladder

Lake Estates at TwinEagles is 19 estate homes on TwinEagles Boulevard on 110 by 150 foot lakefront homesites (marketed) facing the 34-acre lake, built 2015 to 2022 by Arthur Rutenberg, Stock and Divco with a marketed minimum of 3,500 square feet under air. Eight MLS closings in 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 both the MLS and the county record for the 60-month window. Across all MLS history since July 2016, Lake Estates’ median is $2,153,345 on 13 closings, counting its original new-construction sales. With 19 homes and no listing on September 24, a Lake Estates valuation rests on a handful of sales and a walk through the house. The 2024 master assessment was $4,895.73.

What the county record adds

Collier County’s recorded deeds are the second, independent check on every neighborhood. They count qualified, arm’s-length sales of improved homes over $100,000, they come from the deed record rather than the listing system, and they trail the MLS by about three months. Over the same 24 months, the county record reads:

Source: Collier County recorded deeds, 24 months ending September 24, 2026 (newest recorded sale June 30, 2026). Every cell except Covent Garden and the total holds fewer than ten sales, so read those cells as a record of what happened, not a market rate. The county’s price per square foot uses the roll’s building area, a different denominator from MLS living area, and we never compare the two.

What Does Price per Square Foot Tell You About a TwinEagles Home?

Price per square foot tells you where a TwinEagles home sits inside its own neighborhood, not what it is worth. Across 50 MLS closings in the twelve months to September 24, 2026, the TwinEagles median was $369.48 per square foot of living area, but neighborhood medians run from $266.02 in Covent Garden to $634.48 in Hedgestone.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026, living-area denominator)

How the MLS figure is built

Every figure in this section divides the sold price by the living area the listing reported in the Southwest Florida MLS. The all-TwinEagles twelve-month median of $369.48 is itself the mean of the two middle sales, $368.71 and $370.25 per square foot. Collier County’s recorded-deed layer computes its own price per square foot on the county roll’s building-area field, which counts more of the structure and therefore produces a lower number for the same house. The two denominators are never mixed on this page, and a valuation that compares an MLS figure with a county figure is comparing two different measurements.

The neighborhood per-foot ladder

Source: Southwest Florida MLS, TwinEagles development, pulled September 24, 2026. Windows differ by row because each neighborhood uses its first window with ten or more closings.

Condominiums and single-family homes are two different curves

In the latest twelve months, TwinEagles’ 39 single-family sales had a median of $388.10 per square foot and the 11 Covent Garden condominium sales $266.02 (our calculation from the same MLS pull for the single-family figure). A buyer comparing a carriage home with a single-family house is comparing two products with two per-foot scales, and the all-community median sits between them only because of the mix. That is why the per-foot figure for your home is always taken from your own neighborhood and, inside Covent Garden, from your own plan.

Why lot and setting move the per-foot number more than size

Hedgestone’s median of $634.48 per square foot sits about 72 percent above Kinross’s $368.71 (our arithmetic), while the homes themselves are not 72 percent better built. The difference is the 90-foot homesite, the course setting and the custom construction against a 52-foot production homesite. The Estates’ median of $570.84 sits below Hedgestone’s even though its prices run higher, because Estates homes are larger and a large custom home spreads its lot value over more square feet. Per-foot figures fall as homes grow inside the same setting, so a 5,500-square-foot Estates home and a 3,500-square-foot one should never be priced at the same per-foot rate.

How to use price per square foot on your own home

Use it as a range finder inside your neighborhood and your plan, never as a formula. For a production neighborhood such as Kinross, Fenhurst or Covent Garden, where plans repeat, the per-foot figure from recent sales of the same plan is close to a valuation in itself, adjusted for pool, view, updates and flood paperwork. For Hedgestone, The Estates and Lake Estates, where homes are custom and lots differ, per-foot figures are a starting point only, and the house walk does most of the work.

What Have TwinEagles Homes Sold For in the Last 12 Months?

TwinEagles homes sold at a median of $1,031,250 across 50 Southwest Florida MLS closings in the twelve months to September 24, 2026, for $60,909,500 in volume. The 39 single-family sales had a median of $1,150,000 and the 11 Covent Garden condominiums $457,000, with individual TwinEagles sales from $350,000 to $3,300,000.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)

The MLS view: 50 closed sales

Source: Southwest Florida MLS, TwinEagles development, pulled September 24, 2026. The all-community column is the MLS report as pulled; the single-family and Covent Garden columns are our split of the same 50 rows by neighborhood. The one sale entered after closing, a $3,100,000 Estates home in July 2026, counts in price and volume but not in days on market or sale-to-list.

The county view: recorded, qualified sales

In Collier County’s recorded deeds for the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026), we tracked 37 qualified TwinEagles sales at a median of $925,000, from $350,000 to $3,100,000, with $40,660,500 in recorded volume. Split by product, 26 were single-family sales at a median of $1,147,500, the mean of $1,145,000 and $1,150,000, and 11 were Covent Garden condominiums at a median of $457,000. None was a builder-direct sale. The county window ends about three months before the MLS window, so the two counts are not meant to match; what the county record adds is an independent check that every sale in the year was a resale, which means the MLS figures on this page are not missing a hidden builder market.

The top and bottom of the year

The three highest twelve-month MLS closings were a Lake Estates home at $3,300,000 in February 2026, which closed at 0 days on market, an Estates home at $3,150,000 in September 2026 after 267 days, and an Estates home at $3,100,000 in July 2026 entered after closing. The three lowest were all Covent Garden condominiums: $350,000 in October 2025, $350,000 in March 2026 after 381 days on market, and $390,000 in February 2026. Over the 60-month MLS record, the high is $3,500,000 for a Lake Estates home closed in January 2025. Twenty-six of the 50 twelve-month closings were at $1,000,000 or more, and nine at $2,000,000 or more.

Where the 50 closings happened

Sources: closings, Southwest Florida MLS, pulled September 24, 2026; home counts, 2026 preliminary Collier County roll (The Estates counts improved homes only); shares are our arithmetic. With twelve neighborhoods, a neighborhood with one sale in a year is common and says little about demand for it. It does mean that a Fenhurst or Bramble Point seller is pricing from sales that reach back two or three years, and time adjustment becomes the heart of the valuation.

What the year says to a seller

Two readings matter most. First, the gap between products and neighborhoods: at the median, a single-family TwinEagles home sold for about two and a half times a Covent Garden condominium, and the spread inside single-family runs from $650,000 to $3,300,000. Second, the negotiating room: the median home sold at 94.63 percent of its final list price and only 2 of 49 MLS-marketed sales closed at or above list, so buyers negotiated a little over 5 percent at the median. A list price with no room in it tends to sit; a list price with deliberate, evidenced room tends to close.

How Long Do TwinEagles Homes Take to Sell, and How Close to Asking?

TwinEagles homes took a median of 83 days on market and closed at a median 94.63 percent of final list price across 49 MLS-marketed sales in the twelve months to September 24, 2026. Over 60 months the same measures were 32 days and 96.17 percent, so TwinEagles buyers now take longer and negotiate harder.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026)

The four windows side by side

Source: Southwest Florida MLS, TwinEagles development, pulled September 24, 2026. The windows overlap, so read them as a record of what closed, not as a trend line or a forecast. Days on market and sale-to-list exclude the sales entered after closing.

Reading a 94.63 percent sale-to-list ratio

A median sale-to-list ratio of 94.63 percent means the typical TwinEagles buyer paid a little over 5 percent less than the final asking price, and the final asking price is often already lower than the first one. Only 2 of 49 MLS-marketed sales in the latest year closed at or above list, against 41 of 180 over 60 months. The mean ratio for the year, 93.69 percent, sits below the median, which tells you that a minority of sales gave up much more than 5 percent. In The Estates, the 60-month median ratio is 90.00 percent. For a seller, that is the practical measure of how far the market sits from asking prices set on hope.

Why Covent Garden and Kinross took longer

Covent Garden’s eleven twelve-month closings took a median of 121 days on market, and Kinross’s 24-month window a median of 107. Both are production neighborhoods where several near-identical homes can be for sale at once: five Covent Garden units and two Kinross homes were listed on September 24, 2026. When a buyer can tour three of the same plan in one afternoon, the lowest well-presented one sells and the others wait. By contrast, Fenhurst’s 36-month median was 14 days and Bramble Point’s 60-month median 24, in neighborhoods where a listing rarely has a same-plan competitor.

Months of supply, and what it means for your list price

Fifteen TwinEagles homes were active on September 24, 2026 at a median list price of $758,000 and a median of 54 days on market. Against the twelve-month pace of 50 closings, about 4.2 a month, that is roughly 3.6 months of supply (our calculation from the two MLS counts). Split by product, the ten single-family listings against 39 single-family closings are about 3.1 months, and the five Covent Garden listings against 11 closings about 5.5 months (our arithmetic). A Covent Garden seller is therefore competing in a slower, more crowded market than a single-family seller, and should price and present for it.

The asking-price gap, read as a market signal

Several active asking prices on September 24 sat well above what the same neighborhood had recently closed at. The Kinross listing at $1,100,000 compares with a twelve-month Kinross high of $840,000. The Estates listing at $3,897,000, active for 290 days, compares with a twelve-month Estates high of $3,150,000. The two Hedgestone listings at $2,750,000 and $2,695,000 compare with twelve-month Hedgestone closings between $2,200,000 and $2,300,000. At the other end, one Hollybrook listing at $758,000 sat below every Hollybrook closing in the latest year. Asking prices tell you what owners hope for; closings tell you what buyers paid, and a valuation is built from the second.

The pricing strategy that follows from these numbers

In a TwinEagles market with 3.6 months of supply, a 94.63 percent median sale-to-list ratio and a spread of hundreds of thousands of dollars between neighbors’ asking prices and recent closings, the list price that works is set from closed sales of the same neighborhood and plan, adjusted for time, and then positioned against the specific homes a buyer will tour the same week. We show you all three numbers side by side before we recommend a list price: the evidenced value, the current competition and the likely negotiating margin.

What a first-month price mistake costs

The first weeks of a listing carry the most attention from the buyers already watching your neighborhood. A home that starts above the evidence collects showings without offers, builds days on market that the next buyer can see, and usually ends with a reduction that reads as weakness. In the latest year, the TwinEagles homes that sold quickly were priced in line with recent closings: 14 of the 49 MLS-marketed sales recorded 30 or fewer days on market, while 22 took 120 days or more (our count from the same MLS pull). The cost of those extra months is concrete: club dues, the Phase One assessment, the master association’s January bill, insurance and taxes keep running.

When in the year TwinEagles homes close

TwinEagles is a seasonal market. Over the 60-month MLS record, 109 of the 188 closings fell in January through June, led by April with 23, January with 21 and May with 21, while July recorded 7. In the latest twelve months, 8 closings came in April 2026 and 9 in May 2026, against 1 in June 2026. A closing trails its contract by several weeks, so a spring closing is usually a winter contract, which is why a TwinEagles listing ready by January meets the most buyers.

How Have TwinEagles Home Values Changed Since 2022?

TwinEagles home values peaked in 2024 and have reset since. The single-family median in the Southwest Florida MLS was $960,000 in 2022, $1,000,000 in 2023, $1,235,000 in 2024, $1,192,500 in 2025 and $1,149,000 in 2026 to September 24, while the median sale-to-list ratio fell from 98.97 percent in 2022 to 94.52 percent.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; our calendar-year split of the 60-month pull)

Five calendar years of TwinEagles sales

Source: Southwest Florida MLS, TwinEagles development, closed sales pulled September 24, 2026, split by calendar year and product by us. The pull begins September 25, 2021, so 2021 is partial and not shown as a year. Covent Garden holds fewer than ten closings in every calendar year, so no Covent Garden yearly median is printed.

The single-family path, and why the mix matters

The single-family median rose from $960,000 in 2022 to $1,235,000 in 2024 and has eased to $1,149,000 in 2026 to date, about 7 percent below the 2024 figure (our arithmetic). Part of that move is mix: a year with more Hedgestone and Lake Estates closings lifts the median without any home changing value, and a year with more Kinross closings lowers it. The more reliable reading comes from the same plans selling in different years. Kinross homes of 2,224 square feet closed at $1,100,000 and $1,070,000 in 2024 and at $660,000, $661,000 and $820,000 in 2026. Wisteria homes of 2,905 square feet closed at $1,775,000 in December 2024 and at $1,050,000 twice in 2026. Lockford homes of 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. Those like-for-like pairs show a larger reset in some neighborhoods than the headline median does.

The Covent Garden path

Covent Garden’s first-floor plan of 1,654 square feet is the cleanest series in TwinEagles, thirteen MLS closings in 60 months: $445,000 (October 2021), $527,000 and $490,000 (October 2022), $489,000 (February 2023), $650,000 (March 2023), $630,000 (March 2024), $580,000 (January 2025), $500,000 (June 2025), $350,000 (October 2025), $470,000 (March 2026), $436,500 and $440,000 (April 2026) and $457,000 (May 2026). The plan peaked around $630,000 to $650,000 in 2023 and 2024 and has traded between $350,000 and $470,000 since October 2025. For a Covent Garden seller, the 2024 comparables are history, not evidence.

The negotiating margin, year by year

The clearest change in TwinEagles is not the median price but the negotiation. In 2022, 18 of 37 MLS-marketed sales closed at or above list and the median home sold at 98.97 percent of asking in 15 days. In 2026 to date, 2 of 40 closed at or above list and the median home took 120 days. Buyers who once competed now compare, and a seller’s list price has to carry the evidence to survive that comparison.

What the club’s own fee history adds

The club first charged an initiation fee on April 1, 2021, at $30,000 for Golf, and the fee has risen to $150,000 as posted in September 2026, fivefold in about five years (FY2022 Dues and Fees; club membership page). Over the same years, a buyer’s one-time cost to enter a Golf-deeded home rose by $120,000 before the price of the house. We cannot isolate how much of the recent reset in house prices reflects that rising entry cost, and no public data measures it, but a seller should know that a buyer weighs the two together.

Did Hurricane Ian or later storms dent TwinEagles values?

We found no TwinEagles-specific damage report for Hurricane Irma in 2017, Hurricane Ian in 2022 or Hurricane Milton in 2024 in news, club, association or federal-filing summaries, a search result rather than proof of absence. The state’s storm-surge model reaches TwinEagles only in a Category 4 or 5 storm, and the community sits in Collier evacuation Zone E (FDEM storm surge zones). The calendar-year record shows the single-family median rising through 2023 and 2024, after Ian, and the negotiating margin widening in 2025 and 2026, a timing that points to the wider Southwest Florida market and insurance costs rather than storm damage inside the gate (our reading).

How Does the Club Initiation Fee Change What Your TwinEagles Buyer Can Pay?

The TwinEagles club initiation fee changes what your 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)

The fee a TwinEagles buyer pays, and how it has risen

The policy sets the fees in a 10 to 4 to 3 ratio across Golf, Sports and Social 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 all-in number your buyer actually weighs

On top of the house, a TwinEagles 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 set by the club’s 2024 Membership Agreement (our arithmetic). On a home at the twelve-month single-family median of $1,150,000, a Golf-deeded purchase therefore means $1,303,500 before closing costs, the Phase One balance and the first year’s dues. That fee weighs differently on each rung of the ladder. The $150,000 Golf initiation is about 7 percent of Hedgestone’s 60-month median of $2,205,000, about 13 percent of the single-family twelve-month median and about 20 percent of Kinross’s 24-month median of $740,000 (our arithmetic). A buyer shopping the lower rungs feels the club cost more sharply, which is part of why the production neighborhoods negotiate harder.

Why the deeded category decides your buyer pool

Golf is capped at 614 memberships across the 717 homes, and the club describes “roughly 300 Golf Memberships per course and 9-minute tee times” (club membership page). A Golf-deeded 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, the racquets and the lower entry cost, and that buyer is a different person. Pricing a Social home against Golf-deeded comparables, or marketing it to golfers, is one of the most common reasons a TwinEagles listing sits. We confirm the category on the club estoppel before we choose a single comparable, and when the evidence allows, we compare Golf homes with Golf homes.

Moving within TwinEagles, and the exemptions

The Initiation Fee Policy charges nothing to a member who moves to another TwinEagles home unless the member moves up a category, in which case the member pays the difference, or does not occupy the new home. 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 TwinEagles owner selling one home and buying another inside the gate, those rules can change the arithmetic of the move by six figures, and a valuation of the home you are selling should sit beside the cost of the one you are buying.

Does a seller get the initiation fee back?

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.

The dues your buyer will underwrite

The last dues schedule the club posted publicly (fiscal 2022) put Full Golf at about $18,328 a year before sales tax, Sports at about $7,336 and Social at about $5,496, counting operating dues, capital dues, capital improvements and the Phase One assessment (our arithmetic from the FY2022 Dues and Fees schedule). Current dues are set each fiscal year and appear on the club’s estoppel for a specific home; the initiation has risen about 2.3 times since that schedule, so a buyer should expect current dues to differ. For scale, the club’s federal return for the fiscal year ending October 2024 reports $10.21 million in member dues revenue and about $23.3 million outstanding on the loan that financed the $22.5 million Phase One program, and its bylaws require a member vote on any special capital assessment over $500,000 (IRS Form 990 via ProPublica). We do not divide club-wide revenue into a per-member dues figure.

How Does TwinEagles Compare With Other North Naples Golf Communities on Cost of Entry?

TwinEagles compares best on the price of getting in. Among four North Naples private clubs with a membership tied to the home, TwinEagles and Mediterra are the only two that publish a top golf joining fee on their own sites, and TwinEagles’ $150,000 is about 43 percent of Mediterra’s $350,000. TwinEagles also carries no CDD.

Data updated: September 2026 (club and district documents as linked, read 24 Sep 2026)

The benchmark table: top golf joining fee and district status

Two cells are deliberately blank: Quail West and Talis Park do not post initiation fees on their public club pages, and we do not borrow figures from brokerage websites that disagree with one another.

Why the cost of entry matters to a TwinEagles valuation

A buyer who wants private golf in North Naples sets a total budget, and the joining fee comes out of it before the house does. When TwinEagles’ Golf initiation is well under half of Mediterra’s, a buyer who might otherwise stretch toward a coastal club can see TwinEagles as the stronger value, and that comparison supports a TwinEagles price. The absence of a CDD line on the tax bill makes the same point every year the buyer owns the home. When we market a TwinEagles home, we put those two facts in front of the buyers who are weighing the other clubs.

How other Naples valuations compare

Every community we value gets the same method, and the result looks different each time because the communities are different. Our Audubon Country Club home valuation applies it to another North Naples club community, and our guide to selling a home in Naples Lakes Country Club shows the listing side of the same discipline. Reading one beside this page is a quick way to see why a community median is never the answer.

TwinEagles vs Mediterra: Which Market Will Your Buyer Compare?

TwinEagles vs Mediterra is the comparison many North Naples golf buyers make, because both are private clubs with 36 holes and a membership every owner must hold. TwinEagles costs far less to join, has golf immediately available on a Golf-deeded home and carries no CDD; Mediterra adds Tom Fazio golf, a Gulf beach club and a larger racquets program.

Data updated: September 2026 (The TwinEagles Club documents; The Club at Mediterra At-a-Glance 2026-2027 and membership page; Mediterra CDD FY2027 adopted budget; all read 24 Sep 2026)

Why these two markets meet

A buyer relocating to Naples for private golf usually shortlists by the club first and the house second. TwinEagles and Mediterra both require every owner to join, both run two 18-hole courses and both sit in North Naples, so a buyer touring one is often touring the other the same week. Your TwinEagles valuation has to hold up against that comparison, which is why we build it into the conversation rather than pretend the buyer has not made it. Home prices are deliberately left out of the table below: our TwinEagles figures come from the Southwest Florida MLS and Collier County recorded deeds, and a Mediterra price figure would need its own pull and window, so a ratio between them would mislead.

The decision table

Reading the gap as a seller

For a buyer who wants unrestricted golf, the one-time joining cost is $150,000 plus a $3,500 transfer fee at TwinEagles against $350,000 plus an $8,750 capital assessment at Mediterra: a gap of $205,250 before either club’s annual dues (our arithmetic). Mediterra’s published 2026-2027 Golf dues of $26,920 also sit above the last TwinEagles figure the public can see, and Mediterra owners pay a CDD line on the county tax bill that TwinEagles owners do not. Those are real dollars a TwinEagles seller can put in front of a buyer, and they are the strongest argument for a TwinEagles price that is well supported by the neighborhood’s own sales.

Where a Mediterra comparison helps your price

The comparison helps most on a Golf-deeded TwinEagles home. A golfer who wants to play now, not after a wait list, and who would rather not carry a six-figure larger joining fee or a CDD bill, is the buyer most likely to pay a full, evidence-backed price for a Golf home inside the TwinEagles gate. It also helps on the renovated facilities: the Talon reopened in January 2022 after its Nicklaus Design renovation, and the clubhouse renovation and expansion was completed in 2023, with its construction manager listing the project at 71,376 square feet (Curran Young).

Where a Mediterra comparison works against you

The comparison works against a TwinEagles seller when the buyer’s priority is the Gulf. TwinEagles has no beach club, marina or boat access; a Gulf beach club was in the 1997 announcement and never built. It also works against a seller whose buyer wants a larger racquets program. For those buyers, TwinEagles competes on cost and golf access rather than on lifestyle features it does not have, and the valuation should not assume a coastal-club buyer will pay a coastal-club premium.

Who should choose which, and what that means for your price

TwinEagles suits the buyer who wants 36 holes of private golf now rather than after a wait list, a lower one-time cost of entry, no CDD bill and a gated inland setting with a wide price ladder, from Covent Garden carriage homes to custom estates on the Talon. Mediterra suits the buyer for whom a private Gulf beach club is part of daily life, who prioritizes Tom Fazio golf, and who is comfortable with a higher joining fee, a CDD assessment and, for full golf, a wait or a purchase from a resigning Golf member. For a TwinEagles seller, the practical conclusion is to market to the first buyer on purpose, lead with the cost of entry and immediate golf, and price from TwinEagles’ own recorded sales rather than from what the other club’s homes ask.

What Do TwinEagles Buyers Pay For Beyond the House?

TwinEagles buyers pay for a private club with two championship courses, a clubhouse renovated and expanded by 2023, A-rated assigned schools, a 24-hour emergency room about 6 minutes from the gate and an Immokalee Road location about 22 minutes off-peak from Vanderbilt Beach. Those features support TwinEagles prices across every neighborhood.

Data updated: September 2026 (club documents; Collier County Public Schools; NCH; OSRM off-peak routing from the gate, 23 Sep 2026)

The club your buyer joins

The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; it plays 7,420 yards at par 72 from the back tees. The Eagle, rebuilt by Steve Smyers with Patrick Andrews on Gary Player’s 2007 routing, reopened in 2012 and plays 7,607 yards at par 71, rated 77.5 with a 150 slope (club 2024 scorecards; Nicklaus Design). Both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club certification). The club also runs a resort-style pool, a fitness center, two Har-Tru tennis courts, four pickleball courts and four bocce courts (club life page). For a buyer, a renovated club with no pending capital project is a selling point; the Phase One assessment that paid for it is the cost attached to it.

The gate and the setting

One guarded gatehouse on Immokalee Road controls entry for all 12 neighborhoods, and the master association budgeted $513,955 for security services in 2024 (2024 approved budget). TwinEagles sits on about 1,115 acres on the north side of Immokalee Road in ZIP 34120, about 6.5 miles east of I-75 and about 3 miles east of Collier Boulevard. The regional wildlife corridor runs along its western boundary, and the Corkscrew Regional Ecosystem Watershed preserve lands lie to the north. The lakes are stormwater lakes owned by the master association; licensed shore fishing is allowed from owners’ lots and common areas, and swimming and boating are not.

The schools your buyer’s search filters for

The Collier County Public Schools zone locator assigns every TwinEagles street to Bear Creek Elementary, Oakridge Middle and Gulf Coast High, and all three earned an A for 2025-26 in the district’s 2026 Accountability Brief. Bear Creek Elementary, at 2400 Cub Court, opened in August 2025 just west of the TwinEagles entrance, about 4 minutes from the gate off-peak. Buyers with children filter by school before they look at price, and a TwinEagles listing that names the assigned schools and their grades reaches them. Confirm any single address on the district’s zone locator.

Medical care and the everyday map

The nearest emergency room is NCH’s Northeast freestanding emergency department at 15420 Collier Boulevard, open 24 hours and about 6 minutes from the gate off-peak (NCH); NCH North Naples Hospital is about 16 minutes away. From the gate, OSRM off-peak routing puts I-75 at about 10 minutes, Mercato about 21, Vanderbilt Beach about 22, Waterside Shops about 24, Fifth Avenue South about 30 and Southwest Florida International Airport about 39; allow about 7 more minutes from the far end of the community and more in season. Collier County property owners qualify for the county’s resident beach parking permit, which waives the parking fee at county beach parks such as Vanderbilt Beach Park.

What is being built nearby, and what it means for a seller

Collier County’s 2025 Annual Update and Inventory Report rates Immokalee Road from Collier Boulevard to Wilson Boulevard over capacity, at level of service F, with no funded widening. The Vanderbilt Beach Road Extension opened to traffic on June 12, 2026 as a second east-west route toward the coast. Across Immokalee Road, NC Square was approved on July 8, 2025 for up to 129 homes and 50,000 square feet of commercial space (adopted ordinance). TwinEagles is built out, so none of that new supply competes inside the gate; what it adds is traffic in season, which buyers notice, and convenience nearby, which they value. A TwinEagles listing should be honest about the first and specific about the second.

Why Do Online Estimates Miss on TwinEagles Homes?

Online estimates miss on TwinEagles homes because they cannot see the deeded club category, the Phase One balance the buyer assumes, the neighborhood a street belongs to or the FEMA letter on a lot, and because TwinEagles mixes condominiums with estates inside one gate. An automated model averages across exactly the differences that set TwinEagles prices.

Data updated: September 2026 (Southwest Florida MLS; club documents; FEMA NFHL)

The category problem

No public record attached to a sale says whether the home was deeded Golf, Sports or Social. An automated valuation therefore treats every TwinEagles home as the same club product, when the buyer’s entry cost differs by $105,000 between a Golf and a Social home at the fees posted in September 2026 (our arithmetic). That single invisible fact can move what a buyer is willing to pay for the house by more than any adjustment the model makes for a bedroom or a pool.

The labelling problem

The MLS carries TwinEagles under one development name, and its subdivision field is inconsistent, so a model that groups sales by that field mixes neighborhoods. A Kinross home on a 52-foot homesite and a Hedgestone home on a 90-foot homesite can land in the same comparable set. We assign every sale to its neighborhood by street before we compare anything, which is the step most automated tools skip.

The mix problem

In the latest twelve months, 11 of 50 TwinEagles closings were Covent Garden condominiums at a median of $457,000. A model that uses a community-wide trend line reads a heavy Covent Garden year as a falling market and a heavy Hedgestone year as a rising one, even when no home changed value. The calendar-year table above shows how large that effect can be.

What a model cannot see from a record

A model cannot see a renovated kitchen, an approved pool and lanai extension, impact glass, a replaced roof, a lake or course view, a FEMA letter on file or a current wind mitigation report. In TwinEagles, where the homes were built between 1999 and 2019 and many production plans repeat, those are exactly the differences that separate two homes of the same plan on the same street.

Why the county’s just value is not a valuation either

The Collier County Property Appraiser’s just value is a tax assessment, set on a statutory schedule for the whole county, and it is not what a buyer will pay. It also resets for your buyer: Florida resets a homestead property’s assessed value to just value after a change of ownership, so your capped assessment does not pass to the buyer (section 193.155, Florida Statutes). We use the roll for home counts, build years and building area, never as a price.

What to do with an online estimate you have already seen

Treat it as a rough starting point and ask three questions of it. Which TwinEagles sales did it use, and were they in your neighborhood? Did it know your club category? Did it adjust older sales for the 2024 to 2026 reset? If the answer to any of those is no, the estimate is describing a different home. A written valuation from the recorded sales of your own neighborhood answers all three.

What Costs Will a TwinEagles Buyer Price Into Your Offer?

A TwinEagles buyer prices in a stack of costs on top of your price: the club initiation and $3,500 transfer fee at closing, annual club dues and the Phase One assessment, the master association assessment, a neighborhood assessment on some streets, irrigation water and county taxes. TwinEagles has no CDD, and current club dues are not published.

Data updated: September 2026 (club, HOA and county documents as linked; latest public amount shown for each layer, with its year)

The fee stack, as published

The club dues row adds the fiscal 2022 operating, capital and capital-improvement lines ($13,870, $1,207 and $323 for Golf; $5,548, $483 and $129 for Sports; $4,161, $362 and $97 for Social), our arithmetic. Club dues, neighborhood assessments and condominium fees change each fiscal year and are not all posted publicly; the club, master association and neighborhood estoppel certificates for a specific home state the current figures.

Why a buyer reads the stack before the house

Every layer in that table is a number a buyer’s agent will pull before writing an offer, and each one reduces what the buyer has left for your price. In TwinEagles the one-time club cost is the largest, and the annual club dues are the largest recurring line. The master association’s 2024 assessment is modest by comparison, from $3,300.46 to $5,586.19 a year, and the absence of a CDD is a genuine advantage over some North Naples clubs. When we list a TwinEagles home, we pull the estoppel figures before we set a price, so the stack is a known quantity rather than a surprise that costs you at the negotiating table.

The tax reset your buyer inherits

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 TwinEagles home can carry a tax bill well below what a new owner will pay. At the 2025 rate of 12.2558 mills, taxable value equal to a $1,150,000 price would produce about $14,094 a year and a $457,000 price about $5,601, before any exemption the buyer qualifies for (our arithmetic, not a tax estimate). The three 2025 TwinEagles tax bills we reviewed ran from about $3,343 for a Covent Garden condominium to about $29,104 for an Estates home. We put the buyer’s likely tax next to your price so it does not surprise them after the inspection.

What the number means after your own costs

The valuation is a price; what you keep is the net. A TwinEagles 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, estoppel fees for the club and the associations, prorations of dues, assessments and taxes, and any mortgage payoff. Documentary stamps come to $8,050 on a $1,150,000 sale, $3,199 on a $457,000 sale and $15,435 on a $2,205,000 sale (our arithmetic). We put a net sheet beside every valuation we write.

What Does a TwinEagles Seller Owe a Buyer Before Contract?

A 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. Covent Garden condominium sellers follow the condominium statute instead, and every TwinEagles sale adds the club’s approval and estoppel steps.

Data updated: September 2026 (Florida Statutes as linked; TwinEagles recreational covenant and club documents as linked)

Section 720.401, and why timing matters

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, and getting it wrong hands the buyer an exit that survives to the closing table.

The condominium fork: Covent Garden is different

TwinEagles’ master association operates under Chapter 720, but Covent Garden’s three condominium associations operate under Chapter 718, and section 720.401 states that it does not apply to associations regulated under Chapter 718. So which disclosure regime governs a TwinEagles seller depends on what the seller owns. A single-family owner in any of the eleven single-family neighborhoods works under the homeowners association statute. A Covent Garden owner sells a condominium unit, and the condominium statute, including its estoppel rules in section 718.116, governs the unit-level disclosure, while the master association and the club still issue their own certificates. Confirm the package for your own sale with your closing agent or attorney. This is general information, not legal advice.

Who owes what, under the recorded club covenant

The club’s rights run through recorded recreational covenants, and the 2010 Golf and Sports Declaration of Recreational Covenant, posted by the master association, splits the sale obligations clearly (Golf and Sports covenant). The membership transfers with the title of the lot, subject to the club’s reasonable approval of the purchaser and payment of the applicable transfer fees; the club must act within 30 days of a complete application; membership fees are secured by a lien on the lot; and seller and buyer are jointly and severally liable to the club for dues incurred before the sale. The buyer signs the club’s Membership Agreement, which “must be received by the Club SEVEN (7) DAYS PRIOR to the closing,” pays the $3,500 transfer fee with it, pays the initiation for the deeded category and takes over the Phase One balance. The seller owes the disclosure summary, a clean dues account and the estoppels. We have not verified whether the master declaration restates the section 720.401 duty in its own words, so we make no claim that it does.

The estoppel certificates

Every TwinEagles resale needs an estoppel from the club and one from the master association; streets with a neighborhood association need a third (club estoppel requirements by street). The streets with three are Bramble Court and Carradale Court, Covent Garden Court, Dundee Lane, Heather Woods Court, Lockford Lane, Wicklow Lane and Wisteria Drive. For the homeowners associations, section 720.30851 requires the certificate within 10 business days of a written request and caps the fee, adjusted for inflation every five years by the Department of Business and Professional Regulation; its current estoppel certificate fee schedule sets the cap at $299 when nothing is delinquent, plus $119 for delivery within three business days and up to $179 more if the account is delinquent. The club’s fiscal 2022 schedule listed its own estoppel fee at $250; confirm the current fee when you order. The master association’s certificate is ordered online through FirstService Residential. Order them the week the contract is signed, not the week of closing, and ideally before you list, because the club estoppel is also the document that confirms your category, current dues and remaining Phase One balance.

The flood disclosure

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 TwinEagles seller with a clean claims history, an elevation certificate and, where one exists, a FEMA letter for the lot should lead with all three.

The disclosures that are TwinEagles-specific

Beyond the statutes, TwinEagles buyers ask about four things, and the answers belong in the listing file before the first offer: the deeded club category, the remaining Phase One balance, any open architectural approvals and, on a Covent Garden unit, the condominium association’s building records. Florida’s milestone-inspection and structural-reserve-study mandates apply to condominium buildings of three habitable stories or more (section 553.899); Covent Garden’s carriage homes were sold as first-floor and second-floor plans in two-level buildings, so ask the association for its building records to confirm how the rules apply.

How Do the Flood Map and Insurance Records Change a TwinEagles Price?

The flood map and insurance records change a TwinEagles price because FEMA maps TwinEagles as a patchwork of Zone X and shallow-ponding Zone AH, and a home with an elevation certificate or FEMA letter can present very differently to a buyer’s lender and insurer than its neighbor. At least 21 FEMA letters dated 2012 to 2024 name TwinEagles lots.

Data updated: September 2026 (FEMA NFHL and letters of map change layer, queried 23 and 24 Sep 2026; Collier County; Citizens)

What the map says, street by street

FEMA’s effective panels for TwinEagles, 12021C0217H and 12021C0219H, took effect May 16, 2012. Our neighborhood-by-neighborhood checks read the map at street points in front of homes, and the results differ sharply by neighborhood:

Sources: FEMA National Flood Hazard Layer and its letters of map change layer, queried September 23 and 24, 2026. Each row summarizes street points, never a statement about any house on that street.

Why no one can quote your home’s zone from a map

The points FEMA’s map answers for are points on the ground, not house pads. TwinEagles homes were built on raised fill pads, and a house set back 40 feet from a street point can sit in a different zone. A FEMA letter can take the structure out of the high-risk area even where the map still shows AH. The zone for any one TwinEagles home comes from its elevation certificate, any FEMA Letter of Map Amendment or Letter of Map Revision based on Fill for the lot, and the flood-zone determination a lender orders.

What a FEMA letter is worth to your buyer

A home inside FEMA’s Special Flood Hazard Area with a federally backed mortgage must carry flood insurance; a home whose structure has been removed from it by a FEMA letter is no longer under the federal requirement, though a lender may still require coverage (FEMA, LOMA and LOMR-F). On Kinross Lane, where six of seven street points read AH and no letter names a lot, the elevation certificate is the starting document. On Lockford Lane and much of Wisteria Drive, the 2013 letter is. A seller who hands a buyer the right document on day one takes the flood question off the negotiating table.

The 2027 flood map

FEMA released preliminary replacement panels in March 2025, and at every street point our neighborhood guides checked, the preliminary map shows the same zone as today (FEMA preliminary flood hazard layer). 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), so after summer 2027 a buyer will ask whether your letter was revalidated.

Homeowners insurance and the documents your buyer will ask for

Insurance for a TwinEagles home is priced one house at a time, and what drives the quote is known: roof age and wind-mitigation features, the home’s flood rating and any FEMA letter, and whether the policy is with Citizens. 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 a TwinEagles home built from 2006 to 2012 may already be past that line unless its roof has been replaced. Citizens requires flood insurance on every wind-covered personal residential policy from January 1, 2027, with condominium unit-owner policies excepted (Citizens flood requirement). Unincorporated Collier County holds Community Rating System Class 5, worth a 25 percent discount on eligible NFIP premiums (FEMA CRS list, April 1, 2026).

Why flood and insurance belong in the valuation

Two TwinEagles homes on the same street, same plan, same condition, can carry different monthly costs for a buyer because one has a FEMA letter and a recent wind mitigation report and the other has neither. A buyer’s budget is monthly, so that difference reaches the price. We read the flood and insurance record for your home before we set a number, and we tell you whether a document you can order this month would improve it.

What Moves the Number Before You List a TwinEagles Home?

What moves a TwinEagles home’s number before listing is the evidence a buyer, a lender and an insurer will ask for: the club estoppel with your category and Phase One balance, the elevation certificate and any FEMA letter, a current wind mitigation report, approved improvements, and a showing plan that works inside the TwinEagles gate rules.

Data updated: September 2026 (club and HOA documents as linked; FEMA; Florida statutes)

Build the listing file before the first showing

The file we assemble before a TwinEagles home goes on the market holds the section 720.401 disclosure summary (or the condominium package in Covent Garden), the club estoppel, the master and neighborhood estoppel requests, the elevation certificate, any FEMA letter for the lot, a current wind mitigation report, the roof and permit history, the seller’s flood disclosure and the architectural approvals for any exterior work. A buyer who sees all of it on day one negotiates on price and condition rather than on uncertainty, and in a market where the median sale closed at 94.63 percent of list, removing uncertainty is worth real money.

Know the category before you set the price

Because the category decides the buyer pool, we confirm it first and price second. A Golf-deeded home in a production neighborhood is marketed to golfers who want to play now at a lower entry cost than the coastal clubs. A Sports or Social home is marketed to buyers who want the gate, the clubhouse and the lower initiation, and it is priced against the homes those buyers will also tour. Mixing the two audiences is the fastest way to collect showings without offers.

Show the updates a record cannot see

A pool and screen enclosure, an extended lanai, impact glass, a replaced roof, a renovated kitchen and bath, and upgraded landscaping are the differences between two otherwise identical Lennar, Minto or Pulte plans, and none appears in the MLS living-area field or the county roll. List them, date them and attach the permits and the architectural approvals, because a buyer’s appraiser can only credit what is documented. In the older Grand Arbors neighborhoods, built mostly 2006 to 2008, a documented roof replacement is often the single most valuable page in the file.

Clear showings and signs with the TwinEagles rules first

The master association’s Quick Guide for Realtors sets the rules every TwinEagles listing works under. Open houses run Saturday and Sunday, 9 am to 5 pm only; the gate works from an open-house list pulled from the MLS each week, and visitors not on it are turned away. Private showings need an appointment and ID. One 24 by 18 inch oval sign to the community’s specification may be placed on the day of the open house only, never facing the golf course, and no realtor signs are permitted in Covent Garden at all. A TwinEagles listing therefore lives or dies on its MLS entry and its gate list, not on a yard sign.

Present for the seasonal buyer

About 54 percent of TwinEagles residences carried a homestead exemption on the 2026 preliminary Collier County roll, so a large share of owners, and of buyers, are part-year residents. A clean, well-documented, lock-and-leave presentation widens the audience, and a listing that explains the club category, dues and Phase One balance plainly lets an out-of-state buyer decide from a distance. A furniture package rarely adds its replacement cost to the price; price the home, then treat the furnishings as a negotiating asset on a separate inventory.

Time the listing to the season

Over the 60-month MLS record, 111 of 188 TwinEagles closings fell between January and June, and the latest year’s closings bunched in April and May 2026. Listing with the file complete in late fall or early winter puts a home in front of the seasonal buyer pool at its largest. Listing in summer can still work for a well-priced home, but it asks more of the price, and a TwinEagles home that sits through the season carries a full year of club and association costs into the next one.

Should You Sell Your TwinEagles Home Now, Lease It or Wait?

Whether to sell a TwinEagles home now, lease it or wait depends on your neighborhood’s recent record and the costs you carry while you wait. 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; Citizens)

What waiting costs

Every month a TwinEagles home is held, the owner pays club dues, the Phase One capital assessment, the master association’s share of its January bill, any neighborhood assessment, insurance and property tax. None of those stops while a listing sits, and the latest twelve months closed at a median of 83 days on market against 32 over 60 months. A valuation should put the carrying cost of the next six months beside the price difference you are hoping to gain by waiting.

What leasing allows

The master association’s 2024 Use Restrictions allow an owner to lease a home no more than three times in any calendar year, for at least 30 consecutive days each time, on the board’s approved lease form, with screening before occupancy. Timesharing and fractional ownership are prohibited, and a neighborhood association or Covent Garden’s condominium documents may set stricter terms. As the owner you keep paying club and association costs while the home is leased. We run the lease-versus-sell comparison with you on the same page as the valuation.

The dated changes worth watching

Two dated changes are worth mapping against your address. Citizens’ flood requirement for every wind-covered personal residential policy takes effect January 1, 2027, and new FEMA flood maps for Collier County are expected to take effect in summer 2027. Neither is a reason to rush, but a seller whose home has a FEMA letter or a favorable elevation certificate should know that those documents will be read more closely by buyers in 2027 than they are today.

Selling and buying inside TwinEagles

If you are moving within TwinEagles, the Initiation Fee Policy charges no new initiation unless you move up a category, in which case you pay the difference, or do not occupy the new home. Coordinating the sale and purchase so your membership status is continuous matters, and so does pricing the home you sell against the one you buy. If you are a Florida homesteader who sells and establishes a new Florida homestead, you may be able to transfer accumulated Save Our Homes benefit using the Department of Revenue’s Form DR-501T. For the buying side, read our guide to buying a home in Twin Eagles.

Want a Free In-Person TwinEagles Valuation?

A free in-person TwinEagles valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from your neighborhood’s recorded sales and your club estoppel, and you receive a written opinion of value with sources.

What you receive

A written opinion of value for your specific address, built from the recorded sales of your own TwinEagles neighborhood and plan, matched for lot and view, adjusted for time using TwinEagles’ own 2022 to 2026 record, with every source named. Beside it, the cost picture your buyer will underwrite: the initiation for your deeded category, the transfer fee, the remaining Phase One balance, the last public master assessment for your neighborhood and the tax reset. Beside that, a net sheet. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.

What to have ready

Your club category if you know it, any recent club or association statement, the elevation certificate and any FEMA letter for your lot, your latest wind mitigation report, the roof replacement date and a list of improvements with approximate dates. None of it is required to start; all of it makes the number sharper.

Request a written TwinEagles valuation today

Use the Home Valuation form at the top of this page, or our free home valuation request, or call Jesse McGreevy direct at (239) 898-6072. Marc Comisar is at (239) 287-5873. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Twin Eagles covers pricing, marketing, negotiation and the club’s approval steps in full.

Reviews From Clients of McGreevy and Comisar

McGreevy and Comisar are a top-reviewed real estate team on Google, and TwinEagles sellers can read what past clients say before they choose who values their home. The quotes below are genuine five-star reviews in each reviewer’s own words, with no aggregate score and no star-rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.

A seller whose home had sat unsold

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

A home that sits is almost always a pricing problem before it is a marketing problem, and in a TwinEagles market where several asking prices ran well above recent closings, that is the review to read twice.

A seller on pricing advice

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review

A repeat seller

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review

A client of many years

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

A client who has bought many properties

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review

A client on communication

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar are the local real estate experts behind this TwinEagles valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS, Collier County’s recorded deeds and the club’s own documents. Reach Jesse direct at (239) 898-6072.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs the pricing analysis, the recorded-document work and the club and association paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side of the partnership, in the homes, at the inspections and at the closing table, and he is the one who walks your TwinEagles home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.

How to reach us

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

If you are buying your next home as well as selling this one, we run both sides of that math in one conversation. Call Marc at (239) 287-5873, or start with how we represent buyers in Southwest Florida.

Frequently Asked Questions, Seller Edition: Valuing a Home in TwinEagles

These are the valuation questions TwinEagles owners in North Naples actually ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds, the club’s and master association’s documents and FEMA’s flood file. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.

What is my Twin Eagles home worth?

It depends first on your neighborhood, then on your deeded club category, plan, lot, flood record and condition. In the twelve months to September 24, 2026, TwinEagles single-family homes sold at a median of $1,150,000 and Covent Garden condominiums at $457,000 in the Southwest Florida MLS, with individual sales from $350,000 to $3,300,000. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072, for a written number on your address.

How do I get an accurate valuation on a TwinEagles home?

Ask for one built from the recorded sales of your own neighborhood and plan, adjusted for time using TwinEagles’ own 2022 to 2026 record, and checked against your club estoppel and the flood paperwork for your lot. A valuation that uses “Twin Eagles” comparables from every neighborhood, or ignores the deeded category, is describing a different home. Our free home valuation request starts that process.

Why are online estimates for my TwinEagles home so far apart?

Because they cannot see the facts that set TwinEagles prices: the deeded Golf, Sports or Social category, the neighborhood a street belongs to, the Phase One balance, a FEMA letter or the updates inside the house. They also read the product mix of a given year as a trend, so a year heavy with Covent Garden sales looks like a falling market. Treat an online number as a rough starting point only.

What is the price per square foot in TwinEagles?

The TwinEagles median was $369.48 per square foot of living area across 50 Southwest Florida MLS closings in the twelve months to September 24, 2026. By neighborhood, in each one’s first window with ten sales, medians ran from $266.02 in Covent Garden to $634.48 in Hedgestone. County figures use a different denominator and are never compared with MLS figures.

What did TwinEagles homes sell for in the last twelve months?

The Southwest Florida MLS shows 50 TwinEagles closings in the twelve months to September 24, 2026, for $60,909,500, at a median of $1,031,250, the mean of the two middle sales, from $350,000 to $3,300,000. Collier County recorded deeds for the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026) hold 37 qualified sales at a median of $925,000, every one a resale.

Are TwinEagles home prices dropping?

Prices have reset from their 2024 peak in several neighborhoods, and buyers are negotiating harder. The single-family MLS median was $1,235,000 in 2024 and $1,149,000 in 2026 to September 24, and like-for-like sales show larger moves in some neighborhoods: Wisteria homes of 2,905 square feet closed at $1,775,000 in December 2024 and $1,050,000 twice in 2026. The median sale-to-list ratio fell from 98.97 percent in 2022 to 94.52 percent in 2026.

When did TwinEagles prices peak?

On the single-family MLS median, 2024 was the peak year, at $1,235,000 on 32 closings. The negotiating margin was narrowest in 2022, when 18 of 37 MLS-marketed sales closed at or above list and the median home sold at 98.97 percent of asking in 15 days. Neighborhood peaks differ, so the peak that matters is the one for your own neighborhood and plan.

How long does it take to sell a home in TwinEagles?

In the twelve months to September 24, 2026, the 49 MLS-marketed TwinEagles sales took a median of 83 days on market, against 32 over 60 months. Covent Garden’s median was 121 days. Then allow for the steps between contract and closing: club approval, the Membership Agreement at the club seven days before closing and two or three estoppel certificates.

How close to list price do TwinEagles homes sell?

The median TwinEagles sale in the latest twelve months closed at 94.63 percent of its final list price, and only 2 of 49 MLS-marketed sales closed at or above list. In The Estates, the 60-month median was 90.00 percent. A list price with deliberate, evidenced room tends to close; one without it tends to sit.

How many TwinEagles homes are for sale right now?

On September 24, 2026 the Southwest Florida MLS showed 15 active TwinEagles listings at a median list price of $758,000 and a median of 54 days on market, from $350,000 to $3,897,000. Five were Covent Garden condominiums; Dundee, Lake Estates, Lockford, Wicklow and Wisteria had none. That is about 3.6 months of supply against the twelve-month pace (our calculation).

Is now a good time to sell in TwinEagles?

The honest answer depends on your neighborhood. TwinEagles keeps trading in every season, with 50 MLS closings in the latest twelve months and 78 in 24 months, and a home listed with its paperwork complete before January meets the largest seasonal buyer pool. Against that, carrying costs continue while you wait. A valuation should put both side by side before you decide.

Why are some TwinEagles asking prices so far above recent sales?

Asking prices are what owners hope for. On September 24, 2026, a Kinross home was listed at $1,100,000 against a twelve-month Kinross high of $840,000, and an Estates home at $3,897,000 against a twelve-month Estates high of $3,150,000, after 290 days on market. Closed sales, not neighbors’ asking prices, set a TwinEagles valuation.

Do Covent Garden condos sell differently from TwinEagles single-family homes?

Yes. In the latest twelve months, Covent Garden’s 11 MLS closings had a median of $457,000, a median of 121 days on market and a median of $266.02 per square foot, against $1,150,000, 77.5 days and $388.10 for the 39 single-family sales. Covent Garden sales also add condominium estoppels, a ban on realtor signs and buyer questions about Florida’s condominium building rules.

How much more is a TwinEagles single-family home worth than a Covent Garden condo?

At the twelve-month MLS medians, a single-family home sold for $1,150,000 and a Covent Garden condominium for $457,000, about two and a half times as much. The gap is not one number, though: Kinross and Bramble Point sit much closer to Covent Garden than Hedgestone or Lake Estates do.

Does a Golf-deeded TwinEagles home sell for more?

No public dataset splits TwinEagles sales by club category, so no one can put an honest number on it. What we can say is that the category decides the buyer pool and the buyer’s entry cost, $153,500 for Golf against $48,500 for Social including the transfer fee, and that Golf is capped at 614 memberships. We confirm your category from the club estoppel before we choose comparables.

Who pays the club initiation fee when I sell my TwinEagles home?

The buyer pays it, at closing, for the category deeded to your home: $150,000 for Golf, $60,000 for Sports or $45,000 for Social as posted on the club membership page in September 2026. A seller never pays it, but a seller should price with it in mind, because it comes out of the buyer’s budget.

Do I get my TwinEagles initiation fee back when I sell?

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 it does not add to your price.

Who takes over the Phase One capital assessment?

The buyer does. The Phase One capital assessment runs 12 years from September 2020, and when a home sells “the buyer will be responsible for all remaining monthly payments,” per the club’s Phase One Master Plan. The club estoppel states the current rate and the remaining balance, and a buyer counts that balance as part of the cost of your home.

Does my neighborhood change what my TwinEagles home is worth?

It changes almost everything. First-window MLS medians run from $457,000 in Covent Garden and $740,000 in Kinross to $2,205,000 in Hedgestone and $2,600,000 in The Estates, and Lake Estates’ 60-month closings reach $3,500,000. The neighborhood sets the lot size, the builder, the association layer and the flood pattern your buyer will see.

Does a lake or golf view add value in TwinEagles?

TwinEagles has no public dataset that tags sales by view, so we publish no premium figure. The highest recorded sales cluster in the neighborhoods built around water and the Talon: Lake Estates on the 34-acre lake, and Hedgestone and The Estates on course frontage. For a specific home, we compare it with sales on the same street and view.

Is county just value what my TwinEagles home would sell for?

No. Just value is the county’s tax assessment, not a price, and it resets for a new owner after a change of ownership under section 193.155. We use the roll for home counts, build years and building area only.

What is the highest price ever paid in TwinEagles?

In the 60-month record, both the Southwest Florida MLS and Collier County recorded deeds show $3,500,000 for a Lake Estates home in January 2025 as the highest TwinEagles sale. We do not claim an all-time record beyond that window. The twelve-month MLS high is $3,300,000, also in Lake Estates, in February 2026.

How does TwinEagles compare with Mediterra on cost?

The top golf joining fee is $150,000 at TwinEagles and $350,000 at Mediterra, and with the TwinEagles $3,500 transfer fee and Mediterra’s $8,750 new-member capital assessment, the one-time gap is $205,250 before annual dues (our arithmetic from each club’s own documents). TwinEagles has no CDD; Mediterra’s FY2027 district charge runs $2,153.26 to $4,915.45 per home. Mediterra offers a Gulf beach club that TwinEagles does not.

Does the lack of a CDD help my TwinEagles home’s value?

It helps the buyer’s monthly math. The 2025 Collier County tax bills reviewed carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s official special-district list names no TwinEagles district. A buyer comparing clubs with a district line on the tax bill sees that difference every year, and we put it in front of them.

How does the flood zone affect my TwinEagles home’s value?

FEMA maps TwinEagles as a patchwork of Zone X and shallow-ponding Zone AH, so the effect depends on your lot and your paperwork. A home whose structure a FEMA letter has removed from the high-risk area, or whose elevation certificate shows the floor well above the base flood elevation, presents better to a buyer’s lender and insurer, and that reaches the price. No one should quote a zone for one TwinEagles home from a street map.

Is there a FEMA letter for my TwinEagles home?

Possibly. At least 21 LOMA and LOMR-F determinations dated 2012 to 2024 name TwinEagles lots. Dundee has one letter covering a portion of Lots 1 through 61, a July 9, 2013 letter names all 41 Lockford lots and many Wisteria and Hollybrook lots, and Hedgestone and Wicklow share one of their letters; no letter names a Kinross or Bramble Point lot. The FEMA Map Service Center shows letters by address.

Should I order a wind mitigation report before I list?

Yes, if your current one is old or missing. The report on the state’s form documents roof shape, roof-deck and roof-to-wall attachment, secondary water resistance and opening protection, and buyers use it to price insurance before they price your home. For a TwinEagles home built from 2006 to 2012, pair it with the roof replacement date.

Will Citizens’ 2027 flood rule affect my TwinEagles buyer?

Yes, if your buyer insures wind with Citizens. From January 1, 2027, Citizens requires flood coverage on every wind-covered personal residential policy, with condominium unit-owner policies excepted (Citizens). That makes a flood premium part of many buyers’ monthly math, which is why an elevation certificate or FEMA letter is worth having ready.

What will my buyer pay each year to own my TwinEagles home?

Current club dues are not public; the last schedule the club posted, fiscal 2022, put Full Golf at about $18,328 a year before sales tax, Sports at about $7,336 and Social at about $5,496, counting the Phase One assessment. The master association’s 2024 assessment ran $3,300.46 to $5,586.19 by neighborhood, some streets add a neighborhood assessment, and county taxes reset to the buyer’s price. The estoppels state the current figures.

Are TwinEagles club fees going up?

The Golf initiation rose from $30,000 in April 2021 to $150,000 as posted in September 2026, and the club’s Initiation Fee Policy requires at least 120 days’ notice of any increase. Current dues are not published; the buyer sees them on the club estoppel.

Is a special assessment coming at TwinEagles?

No new special assessment is announced in the TwinEagles documents we read. The club’s continuing special charge is the Phase One capital assessment, which the buyer assumes; any club special capital assessment over $500,000 requires a member vote. The master association funded its lake-bank restoration and entry landscaping without a special assessment (HOA lake-bank update, June 2026).

Does the club have to approve my TwinEagles buyer?

Yes. Membership “is contingent upon approval by the Club,” the application authorizes credit and law-enforcement checks, and the signed agreement must reach the club seven days before closing (2024 Membership Agreement). Under the recorded covenant the club must act within 30 days of a complete application. The master association runs its own buyer screening.

What estoppels does a TwinEagles seller need?

Every sale needs the club’s and the master association’s; streets with a neighborhood association need a third: Bramble Court and Carradale Court, Covent Garden Court, Dundee Lane, Heather Woods Court, Lockford Lane, Wicklow Lane and Wisteria Drive (estoppel requirements by street). Order the club estoppel early, because it confirms your category and Phase One balance.

Do I keep paying club dues until closing?

Yes. Club dues run on a fiscal year starting November 1, the parties usually prorate them in the contract, and the recorded covenant makes seller and buyer jointly liable to the club for dues owed before the sale. Clear any past-due balance before listing so the estoppel comes back clean.

How will my buyer’s property tax compare with mine?

Usually higher, if you have owned a homesteaded home for years. Florida resets assessed value at a change of ownership, so your capped assessment does not pass to the buyer. At the 2025 rate of 12.2558 mills, a taxable value equal to a $1,150,000 price would produce about $14,094 a year before exemptions (our arithmetic, not a tax estimate).

What must I disclose when I sell my TwinEagles home?

The homeowners association disclosure summary before the contract under section 720.401, or the condominium package in Covent Garden; known flooding, flood claims and federal flood assistance under Florida’s flood disclosure law; and known facts that materially affect value and are not readily observable. In TwinEagles, have the club category, the Phase One balance and the flood paperwork ready too. Your closing agent or attorney confirms your specific obligations.

Can I put a for-sale sign in my TwinEagles yard?

The master association’s Quick Guide for Realtors allows one 24 by 18 inch oval sign to the community’s specification on the day of an open house only, never facing the golf course, and no realtor signs at all in Covent Garden. It does not describe a standing for-sale sign, so a TwinEagles listing is marketed through the MLS and the gate list.

Can I hold an open house in TwinEagles?

Yes, on Saturdays and Sundays between 9 am and 5 pm only. The gate admits visitors only to addresses on the open-house list pulled from the MLS each week, so the open house must be entered in the MLS in time. Private showings need an appointment, and clubhouse tours are by appointment.

Should I rent my TwinEagles home instead of selling?

You can, within limits: no more than three leases a calendar year, each at least 30 consecutive days, on the association’s approved form with tenant screening (2024 Use Restrictions). Club and association costs continue while the home is leased, so compare a year of seasonal rent against those costs and a sale before deciding.

Will new construction nearby compete with my listing?

Not inside the gate. TwinEagles is built out, with 714 improved residences and 3 vacant Estates homesites on the 2026 preliminary roll, and every one of the 37 recorded sales in the latest twelve-month county window was a resale. New homes across Immokalee Road and farther east add traffic and choice for buyers, but they do not come with a private 36-hole club.

Should I renovate before I sell my TwinEagles home?

Renovate only where the work removes a buyer’s objection. Exterior changes need architectural review approval first, which adds weeks, so interior refreshes are usually faster. In Bramble Point, Hollybrook, Wicklow and the older Covent Garden buildings, built mostly 2006 to 2008, roofs, windows and kitchens draw more scrutiny than in Dundee or Kinross, built 2015 to 2019. We walk the home before recommending any spending.

Should I get an appraisal or a valuation before listing?

A valuation first. A pre-listing appraisal is a lender-style opinion that rarely reads the club category, the Phase One balance or the current competition, and it costs money. A written valuation from the recorded sales of your neighborhood, with the estoppel and flood facts, answers the pricing question directly; your buyer’s lender will order its own appraisal after contract.

Will my TwinEagles home appraise at the contract price?

It will if the contract price is supported by recent sales of similar homes in your neighborhood, which is the same evidence a well-built valuation uses. In a market where the same plans sold for very different prices in 2024 and 2026, an appraiser will lean on the newest sales, so a price set from 2024 comparables is the one most likely to come in short.

What does it cost me to sell my TwinEagles home?

The 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 the price, $8,050 on a $1,150,000 sale; title charges as the contract allocates them; estoppel fees; prorations of dues, assessments and taxes; and any mortgage payoff. The buyer pays the club initiation and, under the Membership Agreement, the transfer fee travels with the buyer’s membership paperwork.

Can I sell my TwinEagles home while living out of state?

Yes. Estoppels are ordered by the title company, the master association’s through FirstService Residential’s online ordering, club documents move by email, and showings run through the gate’s appointment and open-house list, so your listing agent coordinates access. Florida title companies routinely close with mail-away or remote online notarization. Marc walks the home for the valuation, so you do not need to fly down to get a number.

What should I do first if I am thinking about selling in TwinEagles?

Get a written valuation built from your neighborhood’s recorded sales, confirm your club category and Phase One balance on the club estoppel, gather your elevation certificate, any FEMA letter and a wind mitigation report, and decide on timing with the season and the active competition in view. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Sources retrieved September 2026. Every figure on this page traces to a primary source below: the Southwest Florida MLS, Collier County’s recorded deeds and tax records, The TwinEagles Club’s and the TwinEagles Homeowners Association’s own documents, Florida Statutes, federal and state agencies, or a small set of news and trade reports labelled as reported. Nothing is drawn from a listing aggregator or from another brokerage. Southwest Florida MLS figures were pulled from Matrix on September 24, 2026 for the TwinEagles development and are cited as that system rather than linked, because the MLS is a members-only database; neighborhoods are assigned by street. County recorded-sale figures come from Collier County Property Appraiser records of DOR-qualified, arm’s-length improved sales over $100,000, windows ending September 24, 2026, newest recorded sale June 30, 2026.

The TwinEagles Club documents

• The TwinEagles Club, Membership: deeded membership, 717 homes, 614 Golf cap, initiation fees
• The TwinEagles Club, home page
• The TwinEagles Club, Golf
• The TwinEagles Club, Club Life: pool, fitness, tennis, pickleball, bocce
• The TwinEagles Club, Reciprocals
• The TwinEagles Club, Membership Agreement (2024)
• The TwinEagles Club, Initiation Fee Policy (revised October 20, 2023)
• The TwinEagles Club, Phase One Master Plan
• The TwinEagles Club, FY2022 Dues and Fees
• The TwinEagles Club, Estoppel Required by Street (July 29, 2021)
• The TwinEagles Club, Estoppel Requests
• The TwinEagles Club, Neighborhood HOA Contacts (January 30, 2024)
• The TwinEagles Club, Talon Scorecard (2024)
• The TwinEagles Club, Eagle Scorecard (2024)
• The TwinEagles Club, Audubon Gold Signature Sanctuary certification (2023)
• The TwinEagles Club, 2024 Site Plan
• ProPublica Nonprofit Explorer, The TwinEagles Club
• ProPublica, TwinEagles Club Form 990, fiscal year 2024

TwinEagles Homeowners Association documents

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, Community FAQs and history (2026 posting)
• TwinEagles HOA, Board of Directors
• TwinEagles HOA, Neighborhood HOAs
• TwinEagles HOA, Covent Garden
• TwinEagles HOA, 2024 Approved Budget
• TwinEagles HOA, Budgeting and Reserves Certification
• TwinEagles HOA, Approved Use Restrictions (2024)
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, Buyer and Tenant Evaluation Instructions
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, Declaration of Recreational Covenant
• TwinEagles HOA, Recorded Amended and Restated Governing Documents
• TwinEagles HOA, Architectural Review
• TwinEagles HOA, ARC Application
• TwinEagles HOA, Newsletter, February 2024
• TwinEagles HOA, Lake-Bank Remediation Update (June 2026)
• Hollybrook at TwinEagles Homeowners Association, management page

County and state records

• Florida Commerce, Official List of Special Districts
• Collier County Tax Collector, property tax search
• Florida Division of Corporations, entity search
• Collier County, 2025 Annual Update and Inventory Report
• Collier County, NC Square ordinance 2025-30
• Collier County, Proposed Flood Insurance Rate Map (August 2026)
• Collier County, elevation certificates layer
• Collier County Public Schools, zone lookup
• Collier County Public Schools, 2026 Accountability Brief
• Bear Creek Elementary School
• Collier County Parks, Vanderbilt Beach Park
• Florida Department of Revenue, Form DR-501T
• Florida Division of Emergency Management, storm surge zones
• UF GeoPlan, Florida Building Code wind speed data
• Resource Conservation Systems, 2026 Tariff
• Resource Conservation Systems, Fact Sheet

Florida Statutes and legislative analysis

• Florida Statutes, section 720.401: disclosure summary before contract
• Florida Statutes, section 720.30851: homeowners association estoppel certificates
• Florida Department of Business and Professional Regulation, estoppel certificate fee schedule: the current inflation-adjusted fee caps
• Florida Statutes, section 718.116: condominium estoppel certificates
• Florida Statutes, section 718.112: condominium structural reserve studies
• Florida Statutes, section 553.899: milestone inspections
• Florida Statutes, section 193.155: assessment reset at change of ownership
• Florida Statutes, section 201.02: documentary stamp tax on deeds
• Florida Statutes, section 627.7011: roof age and homeowners policies
• Florida Statutes, section 215.5586, My Safe Florida Home
• Florida Senate staff analysis, HB 1049 (2024), flood disclosure

Flood and insurance

• FEMA National Flood Hazard Layer
• FEMA National Flood Hazard Layer, letters of map change
• FEMA Preliminary NFHL
• FEMA Flood Map Service Center
• FEMA determination document, LOMR-F dated December 24, 2015, Dundee Lane
• FEMA, Letter of Map Amendment and Letter of Map Revision based on Fill
• FEMA, Summary of Map Actions and revalidation guidance
• FEMA, Community Rating System eligible communities (April 1, 2026)
• FEMA, Risk Rating 2.0
• Citizens Property Insurance, Flood Insurance Requirement
• Citizens Property Insurance, 2026 multiperil rates
• National Weather Service Miami, Hurricane Irma
• National Weather Service, Hurricane Ian summary
• National Weather Service, Hurricane Milton impacts

Comparison clubs

• The Club at Mediterra, At-a-Glance 2026-2027
• The Club at Mediterra, Membership
• Mediterra Community Development District, FY2027 adopted budget
• Quail West, Membership
• Talis Park Golf Club, Membership
• Talis Park Community Development District

Golf, history and reported sources

• Nicklaus Design, The Club at TwinEagles
• Curran Young Construction, The TwinEagles Club
• Club and Resort Business, TwinEagles approves $22.5M master plan (reported)
• The Golf Wire, TwinEagles transitions ownership to members (2019) (reported)
• Florida Weekly, Bonita Bay development 90 percent sold, November 22, 2007 (reported)
• NCH, Northeast Emergency Department
• NCH, Emergency Services
• OSRM routing engine: off-peak drive times from the TwinEagles gate
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the official custodian of the document, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves.

How Do You Reach the TwinEagles Valuation Team Today?

You reach the TwinEagles valuation team by using the Home Valuation form at the top of this page, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and in a TwinEagles market where about four homes close a month across 12 neighborhoods, it is usually the most valuable hour a seller spends.

The accolades, verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, and about the community on our TwinEagles community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.

Market data from Southwest Florida MLS, pulled September 2026. Recorded-sale figures labelled as county figures are from Collier County recorded deeds (DOR-qualified sales; windows ending September 24, 2026, newest recorded sale June 30, 2026).

Information is deemed reliable but not guaranteed. Brokered by Domain Realty.