Wicklow at TwinEagles, North Naples Florida
Wicklow trades about twice a year, so an online estimate has little to work from. McGreevy and Comisar value your home from Wicklow's own nine MLS closings of the last five years, adjusted for builder era, condition, roof, view, club category and flood file. Free and in writing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Wicklow at TwinEagles home in North Naples is most likely worth something inside the band its own sales set: nine Southwest Florida MLS closings in the 60 months to September 24, 2026, from $930,000 to $1,580,000. Builder era, condition, roof, the view behind the lanai and the deeded club category decide where yours falls.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, Wicklow Lane, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
This valuation guide sits beside our complete Wicklow at TwinEagles neighborhood guide, which covers the plats, the covenants, the fee stack, the schools and the flood map in full. Here the question is narrower: what your home on Wicklow Lane would sell for, and how we get to that number. Wicklow is 59 single-family homes on 75-foot homesites in the Grand Arbors section of TwinEagles, the gated club community on Immokalee Road, and it trades about twice a year. So the answer comes from Wicklow’s own sales, not from a TwinEagles average that mixes carriage-home condominiums with estates. Call Jesse McGreevy direct at (239) 898-6072 for a written valuation.
If you are comparing who should value and sell your home, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record: reviews, licence history and published production. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
A single number without its evidence is a guess with a decimal point. Wicklow has nine MLS closings in five years and a spread of $650,000 between the lowest and the highest, on homesites the developer marketed at the same 75 by 160 feet. Two builders a decade apart built the street, and the MLS record shows two price groups that the builder’s name alone does not explain. You deserve to see each sale, with its date, living area, price per square foot, list price and days on market, and to see how we adjusted for your home. That is what the written valuation you request below contains, and it is what this page shows you in advance.
These are career numbers across Lee and Collier County. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The market’s own record is what your value depends on, and every figure below names its source and its window.
You get a free Wicklow at TwinEagles valuation in about 60 seconds by entering your address in the Home Valuation form at the top of this page, or by calling Jesse McGreevy at (239) 898-6072. Jesse follows up with the Wicklow sales that fit your home, adjusted for builder era, condition, view, club category and flood file, at no cost.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Your address, the year your home was built and its builder if you know it (Centex or Stock Signature Homes), the club category deeded to the home if you know it (Golf, Sports or Social), the age of your roof and its permit, the age of your air conditioning and water heater, any impact windows or doors, the year of your last kitchen or bath update, what sits behind your lot (lake, golf or preserve), and your elevation certificate or FEMA letter if you have one. Those facts move a Wicklow value more than anything else, and none of them is visible to an online model.
Jesse reviews your home against the nine Wicklow MLS closings of the last 60 months, the nine qualified resales in Collier County’s deed record and the homes listed across TwinEagles that day, then sends a written valuation with the comparable sales, the adjustments and a recommended range. If you want a walkthrough, Marc Comisar will see the home in person, which usually moves the number by the amount the photos cannot show: the roof, the glass, the systems, the finishes and the view from the lanai.
No Wicklow home was listed for sale on September 24, 2026, so the next well-prepared listing on the street meets buyers with nothing else on Wicklow Lane to tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse McGreevy direct at (239) 898-6072, or use the McGreevy and Comisar free home valuation form. If you are thinking about selling rather than only valuing, read how we sell homes in Wicklow at TwinEagles. Buying instead? See our Wicklow buyer guide, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
The key facts behind a Wicklow at TwinEagles home value are few and recorded: 59 homes on one street, two builders a decade apart, 75-foot homesites, association lawn and irrigation care, a deeded club membership on every home, nine MLS closings in 60 months, three estoppels at a sale, no CDD and a patchwork flood map.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; club, association and FEMA records as linked)
Our Wicklow at TwinEagles valuation beats an online automated estimate because a model needs frequent, similar sales, and Wicklow records about two a year across homes built by two builders a decade apart. A model cannot see the deeded club category, a FEMA letter on your lot, a replaced roof, the condition inside or what sits behind the lanai.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; club documents; FEMA NFHL)
An automated valuation leans on recent nearby sales. Wicklow recorded nine qualified resales in Collier County’s deed file in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), roughly two a year, and none at all in 2022 or 2023. With so little Wicklow evidence, a model reaches for wider TwinEagles sales, where the twelve-month MLS median across all 50 closings was $1,031,250, or for a neighbor that is not Wicklow. Both can point the wrong way for a 75-foot homesite on Wicklow Lane.
The Southwest Florida MLS carries every TwinEagles closing under one development name, and its subdivision field is inconsistent: some Wicklow rows read “Wicklow Twin Eagles” and others simply “Twin Eagles.” So we assign every sale to its neighborhood by street, the way the master association maps streets to neighborhoods. Wicklow Lane is Wicklow. A model that skips that step can price your home against a Kinross home on a 52-foot homesite or a Hedgestone home on a 90-foot one.
Centex Homes built Wicklow’s first homes from 2006 to 2009 and Stock Signature Homes finished the street from 2014 to 2016. A model sees one address pattern and one lot width. A buyer sees two products: a Centex home whose roof, air conditioning and water heater are now 17 to 20 years old unless replaced, and a Stock home designed to a later edition of the Florida Building Code. The recorded resales show the difference, and we price each home against its own era first.
No public record attached to a sale says whether the home was deeded Golf, Sports or Social. At the fees the club posted in September 2026, a Golf buyer’s entry cost is $105,000 higher than a Social buyer’s (our arithmetic). Wicklow was sold in two eras: from 2010 the developer’s program “included a golf membership with every newly constructed home sale,” so the Stock homes first sold under that program, while the Centex homes sold earlier under other plans. The only reliable answer for an address is the club’s estoppel for that house.
Wicklow is the widest TwinEagles homesite where a neighborhood association mows the lawn and runs the sprinklers on every lot. A seasonal buyer pays for that convenience, and also underwrites the quarterly assessment that funds it. An online estimate has no field for either. We show both sides in writing so the landscaping reads as a benefit and the cost is not a surprise.
The Collier County Property Appraiser’s just value is a mass-appraisal figure set for taxation, not the price a buyer will pay, so we never quote it as what a home is worth. It also resets for your buyer: Florida resets a homestead property’s assessed value at a change of ownership (section 193.155, Florida Statutes). We use the county roll for home counts, year built and building area, never as a price.
An automated estimate is quick and free, and it will usually place a Wicklow home in the right broad range, somewhere between about $1 million and $1.5 million. What it cannot do is tell you where inside a $650,000 five-year band your specific home sits, which is the question that decides your list price, your days on market and your net.
We value a Wicklow at TwinEagles home in ten steps: the nine MLS closings and nine recorded resales, the builder era, living area, condition and systems, what sits behind the lot, the deeded club category, the Phase One balance, roof and openings, the flood file, and the listings your buyer will tour the same week.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; club documents; FEMA NFHL)
We tracked every Wicklow closing in the Southwest Florida MLS over 60 months. No window shorter than the full MLS record holds ten Wicklow sales (the 12, 24, 36 and 60-month windows hold 5, 6, 8 and 9), so we list the sales rather than quote a median. We lay Collier County’s recorded, qualified resales beside them as an independent check. The two records share seven sales; the county adds a $999,000 sale of December 2021 and a $1,550,000 sale of February 2024 that do not appear among the MLS closings, and the MLS adds the two September 2026 closings, which are newer than the county file. We read each record on its own denominator and never mix them.
The county roll dates 34 Wicklow homes to 2006 to 2009, 4 to 2011 and 2012 and 20 to 2014 to 2016. On the recorded resales since October 2021, the three Stock-era homes brought $1,500,000, $1,550,000 and $1,575,000, and the six Centex-era homes ranged from $999,000 to $1,580,000, as summarized on our Wicklow neighborhood guide. The best Centex resale matched the Stock homes, so era sets the starting point and the house sets the rest.
The nine Wicklow MLS closings of the last 60 months carry MLS living areas from 2,404 to 3,211 square feet and sold from $356.59 to $534.08 per living square foot, a median of $495.87 on nine sales. Per-foot figures are not a pricing formula on a street this thin, but they do show something a price list hides: five of the nine closed at $495 to $534 a foot, and four closed at $357 to $394. We never apply one group’s rate to a home that belongs in the other.
The two per-foot groups are not the two builders. The group at $495 and above holds both Stock-era homes and three Centex-era homes; the group below $400 holds four Centex-era homes. The MLS record does not say why, but the usual reasons in a street of this age are the roof, the air conditioning, the water heater, impact glass, the kitchen and baths and the pool, and those are exactly what a walkthrough establishes. On a 2006 to 2009 home, condition is the single largest adjustment we make.
In the Centex years the Naples Daily News described Wicklow as “overlooking lakes, preserves and the 12th and 13th holes” of the course then called the Aerie, rebuilt in 2012 as the Eagle (Naples Daily News archive), and in the Stock years the developer promised “spectacular water and golf course views” on 75 by 160-foot homesites (archived TwinEagles news). No public dataset tags Wicklow sales by view, so we apply no rule-of-thumb premium; we price the view from the specific resales that had one, using the survey and the aerial to show exactly what sits behind the home.
The club states that “each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)” (club membership page). The category runs with the house, decides which initiation your buyer pays and decides whether a golfer can play the day they close, because “Resident Golf Memberships are immediately available with homes deeded Golf.” We never price a Sports or Social home as if it were a future Golf home, and when the evidence allows we compare Golf homes with Golf homes.
In June 2020 members approved the $22.5 million Phase One Master Plan, funded partly by a capital assessment that runs 12 years from September 2020, and when a home sells “the buyer will be responsible for all remaining monthly payments” (Phase One Master Plan booklet). The fiscal 2022 schedule set it at $244 a month for Golf. Twelve years of payments from September 2020 run through August 2032, so 71 payments remain after the September 2026 payment; at the fiscal 2022 Golf rate that is $17,324 (our arithmetic, an illustration at the fiscal 2022 rate, not a balance). The actual figure for your home is on the club estoppel.
Every Wicklow home post-dates Florida’s first statewide building code of March 1, 2002 and sits in the code’s wind-borne debris region, with a design wind speed of about 160 mph, per the Florida Building Commission contours published by UF GeoPlan. Collier County’s monthly permit files from January 2024 to July 2026 show three full reroofs on Wicklow Lane, in June 2025, November 2025 and April 2026, two on 2006 Centex homes and one on a 2014 home, plus 13 air-conditioning replacements on 13 different homes (Collier County monthly building permit reports). A documented roof, impact openings and a current wind mitigation report hand the buyer’s insurer credits; an original 2007 roof hands the insurer questions.
FEMA’s effective map reads Wicklow Lane as mostly Zone X with shallow-ponding Zone AH at the north end, and the four elevation certificates we read on Stock-era Wicklow homes list Zone AH with a 16.0-foot base flood elevation (Collier County elevation certificates layer). A home with a FEMA letter removing the structure, or a certificate showing the floor above 16.0 feet, presents very differently to a lender than a neighbor without either. The zone for any one home comes from its own paperwork, never from a street map.
On September 24, 2026 the MLS showed no active Wicklow listing, and 15 active listings across TwinEagles, including two on Heather Woods Court in Hollybrook next door, at $1,050,000 and $758,000. Those are the homes your buyer will tour the same afternoon. With no Wicklow competitor, the nearest comparison a buyer can walk through is a smaller Hollybrook home, which is why we position your price against what closed on Wicklow Lane first, then against what is listed nearby, never the other way round.
Wicklow at TwinEagles home values have held a wide band since 2024: the eight MLS closings since May 2024 ran from $930,000 to $1,580,000, and the five closings of the last twelve months ran $930,000 to $1,500,000. Buyers are negotiating, with none of the five closing at its final list price.
Data updated: September 2026 (Southwest Florida MLS, Wicklow Lane, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Window (Southwest Florida MLS, to Sept. 24, 2026) | Closings (n) | Sales | Low to high | Volume | Days on market | Sale-to-list | At or above list |
|---|---|---|---|---|---|---|---|
12 months | 5 | listed below | $930,000 to $1,500,000 | $6,225,000 | 32 to 155 | 88.80% to 98.00% | 0 of 5 |
24 months | 6 | listed below | $930,000 to $1,575,000 | $7,800,000 | 32 to 155 | 88.80% to 98.00% | 0 of 6 |
36 months | 8 | listed below | $930,000 to $1,580,000 | $10,640,000 | 8 to 155 | 88.80% to 100.00% | 1 of 8 |
60 months | 9 | listed below | $930,000 to $1,580,000 | $11,840,000 | 8 to 155 | 88.80% to 100.00% | 1 of 9 |
All MLS history, since November 2007 | 51 | median $840,000 | $410,000 to $1,580,000 | not used | median 86 | median 95.14% | not used |
Source: Southwest Florida MLS, TwinEagles development, allocated to Wicklow by street, pulled September 24, 2026. None of the nine closings in the 60-month window is a sale entered after closing. The all-history row includes the developers’ new-construction closings from the Centex and Stock build-out years, so it describes Wicklow’s long run, not today’s price. Volumes and ranges are our arithmetic from the same pull.
Collier County’s qualified sales of Wicklow homes, with the median for each year: resales 2008, 2 ($795,250); 2009, 3 ($672,800); 2010, 1 ($379,000); 2012, 3 ($455,000); 2013, 6 ($691,250); 2015, 4 ($732,000); 2016 to 2018, 6 ($860,000); 2019 to 2020, 5 ($865,000); 2021, 6 ($1,024,500); 2024, 3 ($1,550,000); 2025, 4 ($1,325,000), as compiled on our Wicklow neighborhood guide from the county’s recorded deeds. New Centex homes sold at a median of $908,350 in 2007, and new Stock homes at a median of $869,500 in 2015. No qualified Wicklow home sale was recorded in 2022, 2023 or the first half of 2026, so the jump from 2021 to 2024 happened between trades. Every year holds fewer than ten sales, so read each as a record, not a rate.
The cleanest price evidence on a thin street is the same house selling twice. On the county file, nine Wicklow homes that resold since October 2021 also carry an earlier qualified sale, each matched on the county parcel, so street, year built and building area are the same house:
Builder era (county year built) | Earlier sale | Latest sale | Change |
|---|---|---|---|
Stock (2015) | $830,600 (Jan 2015, new) | $1,550,000 (Feb 2024) | +86.6% |
Stock (2015) | $869,500 (Jan 2015, new) | $1,500,000 (Dec 2025) | +72.5% |
Stock (2014) | $975,000 (Jan 2015, new) | $1,575,000 (Feb 2025) | +61.5% |
Centex (2008) | $990,000 (Jul 2021) | $1,580,000 (May 2024) | +59.6% |
Centex (2008) | $625,000 (Jul 2015) | $1,260,000 (May 2024) | +101.6% |
Centex (2008) | $829,700 (Mar 2008, new) | $1,150,000 (Nov 2025) | +38.6% |
Centex (2008) | $911,700 (Mar 2008, new) | $1,145,000 (Nov 2025) | +25.6% |
Centex (2006) | $725,000 (Jun 2009) | $1,200,000 (Oct 2021) | +65.5% |
Centex (2007) | $785,000 (Nov 2015) | $999,000 (Dec 2021) | +27.3% |
Source: Collier County recorded deeds, qualified sales on the same parcel; improvements between the two sales are not recorded in the deed file. Percentages are our arithmetic. Read the three Stock rows against the two November 2025 Centex rows: the Stock homes bought new in 2015 resold for 61 to 87 percent more within about a decade, while two Centex homes bought new in 2008 resold for 26 and 39 percent more after 17 years. Age and condition, not the street, explain most of that gap. One more pair crosses the two records: the Centex home that recorded at $999,000 in December 2021 closed on the MLS at $930,000 in September 2026, the same Wicklow Lane address on both records, a change of minus 6.9 percent (our arithmetic).
Over 60 months, the nine Wicklow MLS closings sold at a median 93.33 percent of final list price after a median 58 days, and only one of the nine, $1,580,000 in May 2024 after 8 days, closed at its full list price. In the latest twelve months the five closings ran from 88.80 to 98.00 percent of list, a median of 91.60 percent on five sales, after 32 to 155 days. The two September 2026 closings each took more than 150 days. On this street, a list price set near the last high sale has been met with a long wait and a discount.
No Wicklow home was listed on September 24, 2026, against five closings in the latest twelve months, so Wicklow’s own months of supply was zero that day. Across all of TwinEagles the same measure was about 3.6 months (our arithmetic from the two MLS counts). On a street this thin, supply is less useful than the plain facts: no competitor on Wicklow Lane, and a buyer pool that has watched five homes close between $930,000 and $1,500,000 in a year.
The only window with ten or more Wicklow closings is the whole MLS record: 51 closings since November 21, 2007, median $840,000, from $410,000 to $1,580,000, median 86 days and a median 95.14 percent of final list price. That record includes both builders’ new-home closings and the 2009 to 2012 bottom, when resales traded as low as $379,000 on the county file. It is useful history and a poor price guide. A valuation built on it would undervalue almost every Wicklow home today.
Your Wicklow at TwinEagles comparables are the nine Southwest Florida MLS closings of the 60 months to September 24, 2026, led by the two latest: $1,500,000 on September 3, 2026 and $930,000 on September 2, 2026. An appraiser will read the same sales first, adjusted for time, builder era, size, view, condition and systems.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll, newest recorded sale 30 Jun 2026)
Closed | Sold | Final list | Sale-to-list | Builder era (county year built) | MLS living area (sq ft) | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|---|---|
Sep 3, 2026 | $1,500,000 | $1,595,000 | 94.04% | Centex (2008) | 3,025 | $495.87 | 152 |
Sep 2, 2026 | $930,000 | $949,000 | 98.00% | Centex (2007) | 2,510 | $370.52 | 155 |
Dec 9, 2025 | $1,500,000 | $1,639,000 | 91.52% | Stock (2015) | 3,006 | $499.00 | 32 |
Nov 24, 2025 | $1,150,000 | $1,295,000 | 88.80% | Centex (2008) | 3,106 | $370.25 | 83 |
Nov 7, 2025 | $1,145,000 | $1,250,000 | 91.60% | Centex (2008) | 3,211 | $356.59 | 59 |
Feb 28, 2025 | $1,575,000 | $1,750,000 | 90.00% | Stock (2014) | 2,949 | $534.08 | 58 |
May 22, 2024 | $1,260,000 | $1,350,000 | 93.33% | Centex (2008) | 2,404 | $524.13 | 57 |
May 16, 2024 | $1,580,000 | $1,580,000 | 100.00% | Centex (2008) | 3,106 | $508.69 | 8 |
Oct 14, 2021 | $1,200,000 | $1,229,900 | 97.57% | Centex (2006) | 3,046 | $393.96 | 12 |
Source: Southwest Florida MLS, TwinEagles development, allocated to Wicklow by street, pulled September 24, 2026; builder era read from the Collier County 2026 preliminary roll’s year built for the same address (2006 to 2009 Centex, 2014 to 2016 Stock), not from the MLS. Sale-to-list and price per square foot are our arithmetic from the MLS sold price, final list price and living area. Nine sales, an odd count, so the $1,260,000 middle sale is an observed price, and nine is still too few to quote as a stable median.
The two newest Wicklow closings came a day apart and $570,000 apart. The $1,500,000 sale was a 2008 Centex home of 3,025 square feet of living area at $495.87 a foot, 94.04 percent of list after 152 days; the $930,000 sale was a 2007 Centex home of 2,510 square feet at $370.52 a foot, 98.00 percent of list after 155 days. Same builder, same street, same week: condition and presentation, not the address, made the difference. Both are the sales every buyer will quote first.
A 2015 Stock home of 3,006 square feet of living area at $499.00 a foot, 91.52 percent of list after 32 days. The county file records its first sale as a new home at $869,500 in January 2015, a gain of 72.5 percent (our arithmetic), and it is the most recent evidence for what a Stock-era Wicklow home brings.
Two 2008 Centex homes, 3,211 and 3,106 square feet of living area, closed seventeen days apart at $356.59 and $370.25 a foot, 91.60 and 88.80 percent of list. Each was first sold new in March 2008, at $911,700 and $829,700. They are the clearest evidence on the street of what a Centex home brings when the buyer is pricing work still to do, and they sit within a few thousand dollars of Hollybrook’s two September 2026 closings next door.
A 2014 Stock home of 2,949 square feet at $534.08 a foot, the highest per-foot price in the 60-month record, after 58 days at 90.00 percent of a $1,750,000 list. First sold new at $975,000 in January 2015, a gain of 61.5 percent. It shows a Stock home can reach the top of the band, and that a list price set well above it still gets negotiated.
The 2024 pair shows the top of the Centex range. A 2008 Centex home of 3,106 square feet closed at its full $1,580,000 list after 8 days, the highest Wicklow price in the record, having sold at $990,000 in July 2021. Six days later a 2008 Centex home of 2,404 square feet, the size of the original three-bedroom Verano model, closed at $1,260,000, $524.13 a foot, after selling at $625,000 in 2015. Updated Centex homes can command Stock-era money.
The only 60-month closing before the 2022 to 2023 gap: a 2006 Centex home of 3,046 square feet, 97.57 percent of list after 12 days, at $393.96 a foot. It marks where Wicklow stood before the club’s initiation fee rose from $30,000 to $150,000 for Golf, and it is too old to use without a time adjustment.
We tracked all nine qualified Wicklow resales in Collier County’s deed record across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), totaling $11,959,000, at a median of $1,260,000 and $393.96 per square foot of county building area. Two of them never ran through the MLS window, the $999,000 sale of December 2021 and a $1,550,000 Stock home in February 2024, and one more recorded transfer above $1 million, in February 2026, was not qualified by the county and is left out of every figure here. The county’s per-square-foot figures use the roll’s building area, a larger denominator than MLS living area, so we never set the two against each other.
Wicklow vs Hollybrook is the comparison a Grand Arbors buyer makes, because the two sit side by side north of the TwinEagles clubhouse. Wicklow’s nine MLS closings over 60 months ran $930,000 to $1,580,000; Hollybrook’s 18 ran $790,000 to $1,242,500 at a $960,000 median. Wicklow offers more house and lot; Hollybrook, a lower entry.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; TwinEagles HOA approved 2024 budget; FEMA NFHL)
Centex Homes started both streets in the same years, both associations were filed with the state on August 22, 2006, and both keep a neighborhood association on top of the master, so both sales need three estoppels. They differ in lot, house and price. The full picture of the rival neighborhood is on our Hollybrook at TwinEagles guide.
Measure | Wicklow at TwinEagles | Hollybrook at TwinEagles |
|---|---|---|
Homes | 59, on Wicklow Lane | 51, on Heather Woods Court, a private cul-de-sac |
Homesite (developer’s marketed figure) | 75 by 160 feet | 67 feet wide |
Builders | Centex (Covington and Verano models), then Stock Signature Homes, 2014 to 2016 | Centex (Palomino and Victoria detached villas), then Minto, 2013 to 2015 |
County building area, median | 3,240 sq ft | 2,802 sq ft |
MLS closings, 60 months | 9 | 18 |
MLS price range, 60 months | $930,000 to $1,580,000 | $790,000 to $1,242,500 |
MLS median, 60 months | too few sales for a stable median; all nine listed above | $960,000 (both middle sales) |
MLS closings, last 12 months | 5, from $930,000 to $1,500,000 | 6, from $912,000 to $1,235,000 |
Median days on market, 60 months | 58 (n=9) | 52 (n=18) |
Median sale-to-list, 60 months | 93.33% (n=9) | 95.71% (n=18) |
Closed at or above final list, 60 months | 1 of 9 | 4 of 18 |
Median sold per living sq ft, 60 months | $495.87 (n=9) | $364.91 (n=18) |
Active on September 24, 2026 | none | 2, at $1,050,000 and $758,000 |
County qualified resales, 60 months | 9, median $1,260,000, $393.96 per county sq ft | 14, median $942,500, $332.34 per county sq ft |
2024 master association assessment | $4,392.76 | $3,735.72 |
Neighborhood association manager | Cardinal Management Group of Florida | Complete Property Management of SWFL, since April 2024 |
Flood, effective map, street points | 4 Zone X (one shaded), 1 Zone AH of 5 | 6 Zone X, 2 Zone AH of 8 |
Distance to the clubhouse by road | about 0.7 to 1.0 miles | about 0.5 to 0.8 miles |
Sources: Southwest Florida MLS, TwinEagles development, allocated by street, pulled September 24, 2026; Collier County recorded deeds, 60 months ending September 24, 2026 (newest recorded sale June 30, 2026) and 2026 preliminary roll; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer, queried September 24, 2026; the Hollybrook manager per the association’s management page and its state filings. Street-point counts describe points on the road, never any single house. County and MLS per-foot figures use different denominators and are never compared with each other.
Hollybrook’s six MLS closings of the last twelve months, every one: $1,235,000 (November 2025), $925,000 (April 2026), $912,000 (May 2026), $1,195,000 (July 2026), $1,150,000 and $1,148,000 (both September 2026).
A buyer should choose Wicklow for a larger single-family home on a wider lot, a Stock-era option built from 2014 on, and the same walk to the club, and should expect to pay for it: Wicklow’s county median sits about $300,000 above Hollybrook’s. A buyer should choose Hollybrook for the same address north of the clubhouse at a lower entry, a smaller home to keep, a private cul-de-sac, and a wider current choice, with two homes listed when Wicklow had none.
Your buyer will very likely tour Hollybrook, because it is next door and it had homes for sale when Wicklow did not. That frames your price from below. An updated Wicklow home priced in its own band, with its roof, systems, club category and flood file documented, is the step up a Hollybrook shopper will pay for. A Wicklow home that needs work competes directly with Hollybrook’s best: the two November 2025 Centex closings on Wicklow Lane, at $1,145,000 and $1,150,000, landed where Hollybrook’s two September 2026 closings did. Knowing which side of that line your home sits on is most of the valuation.
Wicklow at TwinEagles sits in the upper middle of the TwinEagles ladder: on Collier County deeds over 60 months its $1,260,000 median on nine sales is above Hollybrook, Kinross, Fenhurst, Bramble Point and Covent Garden and below Lockford, Wisteria, Dundee, Hedgestone, Lake Estates and The Estates. Its 2024 master assessment is the highest of any neighborhood with its own association.
Data updated: September 2026 (Collier County recorded deeds, 60 months ending September 24, 2026, newest recorded sale June 30, 2026; TwinEagles HOA approved 2024 budget)
Neighborhood | Homes | Marketed lot width | Qualified resales, 60 months | Median | Low | High | Median per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|---|---|---|
Hollybrook | 51 | 67 ft | 14 | $942,500 | $790,000 | $1,242,500 | $332.34 | $3,735.72 |
Wicklow | 59 | 75 ft | 9 | $1,260,000 | $999,000 | $1,580,000 | $393.96 | $4,392.76 |
Lockford | 41 | 60 ft | 6 | $1,390,000 | $1,070,000 | $1,590,000 | $468.24 | $3,645.49 |
Wisteria | 46 | 65 ft | 10 | $1,495,000 | $1,012,500 | $1,860,000 | $519.82 | $3,734.79 |
Dundee | 61 | 62 ft | 20 | $1,537,000 | $1,150,000 | $2,051,000 | $516.19 | $3,646.26 |
Hedgestone (with Maidstone Court) | 70 | 90 ft | 14 | $2,205,000 | $1,625,000 | $2,900,000 | $638.86 | $5,017.84 |
All TwinEagles | 714 | n/a | 174 | $967,500 | $350,000 | $3,500,000 | n/a | $3,300.46 to $5,586.19 |
Source: Collier County recorded deeds, DOR-qualified sales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), with n stated because Wicklow (9) and Lockford (6) have fewer than ten; “per county sq ft” uses the county’s building-area field. Assessments from the TwinEagles HOA approved 2024 budget; lot widths as marketed by the developer. Wicklow’s line was $3,732.76 operating plus a $660.00 reserve share, up 6.2 percent from $4,135.06 in 2023 (our arithmetic).
Wisteria, Lockford and Dundee were built mostly from 2011 to 2019 on narrower lots, and they resell for more per county square foot than Wicklow’s older Centex homes. Wicklow’s Stock-era resales, at $1,500,000 to $1,575,000, sit right alongside them; its Centex resales pull Wicklow’s median down. So a Stock-era Wicklow home is priced first against its Stock neighbors on the street and then bracketed by Wisteria and Lockford, while a Centex home is bracketed by Hollybrook below and the Stock homes above.
Hedgestone at TwinEagles, south toward the clubhouse, is the next rung up: 70 homes on 90-foot homesites with a $2,205,000 county median and no neighborhood association, so Hedgestone owners hire their own landscapers. It does not lift a Wicklow price by association, but it tells a move-up buyer what the extra 15 feet of homesite and the newer houses cost, and it tells a Wicklow seller that a Wicklow home already offers the same location for a little over half the price, with the yard done.
The club category changes what your Wicklow at TwinEagles buyer can pay because it comes out of the same budget as your price. The buyer pays the club $150,000 for a Golf-deeded home, $60,000 for Sports or $45,000 for Social at closing, plus a $3,500 transfer fee, and none of it reaches the seller.
Data updated: September 2026 (The TwinEagles Club membership page, Initiation Fee Policy and 2024 Membership Agreement, as linked)
Effective | Golf | Sports | Social | Source |
|---|---|---|---|---|
Before April 1, 2021 | none | none | none | Initiation Fee Policy |
April 1, 2021 | $30,000 | $12,000 | $9,000 | |
February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees |
Between 2022 and March 2024 | $100,000 | $40,000 | $30,000 | |
March 1, 2024 | $130,000 | $52,000 | $39,000 | Initiation Fee Policy |
Posted September 2026 (effective date not published) | $150,000 | $60,000 | $45,000 |
The policy sets the fees in a 10 to 4 to 3 ratio and requires at least 120 days’ notice of any increase, so a seller can see a change coming before it lands on a buyer. Wicklow’s October 2021 closing came when the Golf initiation was $30,000; every Wicklow closing since May 2024 carried a Golf initiation of $130,000 or more on top of the price.
On top of the house, a Wicklow buyer’s one-time club cost is $153,500 for a Golf-deeded home, $63,500 for Sports and $48,500 for Social, counting the $3,500 transfer fee (our arithmetic). The $150,000 Golf initiation is about 12 percent of Wicklow’s $1,260,000 county median and about 16 percent of the $930,000 September 2026 closing, a larger share than in Hedgestone or The Estates. That is why the category matters more to a Wicklow price than to a price further up the ladder, and why the buyer’s agent will add it before writing an offer.
Golf is capped at 614 memberships across the 717 homes, and the club describes “roughly 300 Golf Memberships per course and 9-minute tee times” (club membership page). Wicklow Lane runs between lakes, preserve and the Eagle course, so a Golf-deeded Wicklow home can be marketed to any golfer, who plays immediately. A Sports or Social home is best marketed to a buyer who wants the gate, the clubhouse and the lower entry cost, and pricing it against Golf-deeded comparables is one of the most common reasons a listing sits. No public document lists the category for each Wicklow home; the club estoppel is the answer.
The club’s Initiation Fee Policy charges nothing to a member who moves to another TwinEagles home in the same or a lower category and occupies it; moving up a category costs the difference. It also exempts transfers to a spouse or surviving spouse, transfers under a divorce decree and bona fide estate-planning transfers to family members or trusts. For a Wicklow owner moving within TwinEagles, or passing a home to family, those clauses can be worth tens of thousands of dollars, and they make a TwinEagles member one of the strongest buyers for a Wicklow home.
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.
A Wicklow at TwinEagles buyer prices in a stack of costs on top of your price: the club initiation and $3,500 transfer fee, club dues and the Phase One assessment, the master association assessment of $4,392.76 in 2024, the quarterly Wicklow assessment, irrigation water, insurance and county taxes. Wicklow has no community development district.
Data updated: September 2026 (club, HOA and county documents as linked; latest public amount shown for each layer, with its year)
Layer | Paid to | Latest public amount | Period | Source |
|---|---|---|---|---|
Club initiation fee | The TwinEagles Club | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | One time, buyer, at closing | |
Club transfer fee | The TwinEagles Club | $3,500 | One time, with the Membership Agreement | |
Club dues | The TwinEagles Club | Fiscal 2022: Full Golf about $18,328 a year before sales tax, counting the Phase One assessment; current dues not public | Annual, fiscal year from November 1 | |
Phase One capital assessment | The TwinEagles Club | Fiscal 2022: $244, $98 or $73 a month; buyer takes over the remaining payments | 12 years from September 2020 | |
Master association assessment | TwinEagles Homeowners Association | 2024: $4,392.76 per Wicklow home; 2025 and 2026 amounts not public | Annual, due January 1 | |
Neighborhood assessment | Wicklow at TwinEagles Homeowners Association | Not published; set in the Wicklow budget and shown on the Wicklow estoppel | Quarterly | |
Irrigation water | Resource Conservation Systems | 2026 tariff: base charge by lot class plus $1.56 per 1,000 gallons; whether Wicklow lots are billed to the owner or through the association is not stated in the documents we read | Monthly | |
County property tax | Collier County Tax Collector | 12.2558 mills (2025); median total 2026 preliminary-roll bill on TwinEagles residential parcels $9,124 | Annual | |
Non-ad-valorem assessment | Collier County | $261.91 District 1 garbage (2025), the only such line | Annual, on the tax bill | Collier County Tax Collector 2025 bills |
Community development district | None | $0 |
The last dues schedule the club posted publicly is fiscal 2022, and the initiation has risen about 2.3 times since, so a buyer should expect current dues to differ. Current club dues, the 2025 and 2026 master budgets and the Wicklow association’s budget sit behind member logins; the three estoppels for a specific home state the current figures.
Wicklow has its own association, so a Wicklow sale needs three estoppel certificates: one from the club, one from the master association, ordered through FirstService Residential, and one from the Wicklow association, ordered through Cardinal Management Group of Florida (club estoppel requirements by street). Wicklow Lane is one of eight TwinEagles streets on that list. For the two 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; the Department of Business and Professional Regulation’s current estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, puts the cap at $299 for a current account, plus $119 for expedited delivery within three business days and up to $179 more if the account is delinquent. The club’s own estoppel fee was $250 on its fiscal 2022 schedule; confirm the current fee when you order. Order all three before you list: the club estoppel confirms your category, current dues and remaining Phase One balance, and the Wicklow estoppel is the only public route to the quarterly assessment your buyer will ask about.
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 Wicklow home can carry a bill far below what a new owner will pay. At the 2025 rate of 12.2558 mills, taxable value equal to the $1,260,000 Wicklow county median would produce about $15,442 a year before any exemption the buyer qualifies for (our arithmetic, an illustration, not a tax estimate). We put the buyer’s likely tax next to your price so it does not surprise them after the inspection.
The valuation is a price; what you keep is the net. A Wicklow seller’s main costs are the brokerage commission, which is negotiable and set by your listing agreement, Florida documentary stamp tax on the deed at 70 cents per $100 of consideration (section 201.02, Florida Statutes), title charges as the contract allocates them (in Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of Lee County and most of Florida), the three estoppel fees, prorations of dues, assessments and taxes, and any mortgage payoff. Documentary stamps come to $8,820 on a $1,260,000 sale (our arithmetic). We put a net sheet beside every valuation we write.
Yes. The Wicklow at TwinEagles association maintains the landscaping and irrigation on all 59 lots under its recorded covenants, which lifts demand from seasonal and out-of-state buyers, and it bills for that care through a quarterly assessment your buyer will underwrite. Wicklow is the widest TwinEagles homesite with association lawn care.
Data updated: September 2026 (recorded Wicklow covenants, Second Amendment 2012, Collier County Clerk; TwinEagles HOA documents as linked)
As amended in 2012, the covenants say the association “shall: maintain, repair and replace all portions of the irrigation system serving a Lot; and maintain and replace the landscaping materials on the Lots, including mowing, fertilizing, edging, trimming,” and it controls the sprinkler clocks: “Owners may request of the Association the times for watering their Lots, but the Association shall have full control of such timing” (Collier County Clerk, Official Records). The association also owns the street and two landscape and signage tracts and maintains the neighborhood’s drainage swales.
Except for those items, the association “shall not be responsible to maintain, repair, or replace all or any portion of a Lot or the Dwelling Unit.” The house, roof, paint, pool, driveway and screen enclosure are yours, and a buyer prices their condition. If an owner fails to maintain them, the covenants let the association, “upon thirty (30) days’ written notice,” do the work and charge the owner.
A buyer weighs the Wicklow assessment against the landscaping and irrigation service it replaces, and against Hedgestone next door, where owners hire their own crews. The amount is not published anywhere we could reach, so a Wicklow listing that shows the current quarterly figure, the last two budgets and the covenants’ maintenance clause answers the question before it becomes a negotiation. The only public route to the figure is the Wicklow estoppel, which is why we order it the day you decide to list.
Because the association maintains the lots, “any change or addition to the landscape design and materials originally installed” needs approval, and an owner who adds approved landscaping pays the added maintenance, billed directly by the landscape company. An approved, well-kept addition can help a sale. An unapproved one is a question on the estoppel. Gather the approval letters before you list.
A Wicklow at TwinEagles seller owes the buyer the Florida homeowners’ association disclosure summary before the contract is signed, because section 720.401 places that duty on the parcel owner in a resale. The Wicklow association’s own articles say it was formed under Chapters 617 and 720 and is not a condominium association.
Data updated: September 2026 (Florida Statutes as linked; Wicklow Articles of Incorporation; TwinEagles recreational covenant and club documents as linked)
The statute requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it, per section 720.401. The contract must carry the statutory voidability warning in conspicuous type. If the summary is not provided first, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. It is a pre-contract duty, not a closing item. Wicklow has no condominium, so the Chapter 718 fork that applies to Covent Garden elsewhere in TwinEagles does not reach a Wicklow seller. This is general information, not legal advice; confirm the package with your closing agent or attorney.
The 2010 Golf and Sports Declaration of Recreational Covenant, posted by the master association, splits the club obligations (Golf and Sports covenant): the membership transfers with the title of the lot, subject to the club’s approval of the purchaser, and seller and buyer are jointly and severally liable to the club for dues incurred before the sale. The buyer signs the club’s Membership Agreement, which “must be received by the Club SEVEN (7) DAYS PRIOR to the closing,” pays the $3,500 transfer fee with it, pays the initiation for the deeded category and takes over the Phase One balance. On the Wicklow side, the articles make a resale buyer a member only once the buyer delivers “a true copy of a deed” to the association, and the covenants’ $500 “Working Fund Contribution” applies to purchases “from Declarant or a Builder,” not to a resale. The seller owes the disclosure summary, clean accounts with all three organizations and the three estoppels. We have not verified whether the recorded declarations restate the section 720.401 duty in their own words, so we make no claim that they do.
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 Wicklow seller with a clean claims history, an elevation certificate and, where one exists, a FEMA letter for the lot should lead with all three.
Flood records change a Wicklow at TwinEagles price because FEMA’s map reads Wicklow Lane as mostly Zone X with a shallow-ponding Zone AH at the north end, the elevation certificates we read list Zone AH, and four FEMA letters remove named Wicklow houses from the high-risk area. The right document decides a lender’s flood requirement.
Data updated: September 2026 (FEMA NFHL and letters of map change layer, queried 24 Sep 2026; Collier County elevation certificates; Citizens)
FEMA’s effective panel 12021C0217H, dated May 16, 2012, reads four of five Wicklow Lane street points as Zone X, one of them the shaded 0.2 percent annual chance zone, and the north-end point as Zone AH, inside the high-risk area, and four of the five points have Zone AH land within 30 meters (FEMA National Flood Hazard Layer). Ground at the street runs 15.9 to 17.4 feet. Street points are positions on the road, not house pads, so we never quote any one home’s zone from a map.
Collier County indexes 19 FEMA elevation certificates on Wicklow Lane, almost all filed with the 2013 to 2015 Stock-era building permits (Collier County elevation certificates layer). The four we read, signed between November 2014 and April 2015, all list Zone AH with a base flood elevation of 16.0 feet and first floors at 17.6 to 18.0 feet, 1.6 to 2.0 feet above it. Centex-era homes have few certificates in the county file, so a seller of a 2006 to 2009 home often gains by ordering one from a licensed surveyor before listing.
FEMA’s database lists four letters of map change naming Wicklow Lane lots: two single-lot Letters of Map Amendment, issued in November 2012 and May 2014, and two multi-lot Letters of Map Revision based on Fill, issued in April and October 2015, the October letter naming seven Wicklow lots and the April letter covering lots on Wicklow Lane, Maidstone Court and Hedgestone Court together (FEMA letters of map change layer). Each reads “Structure removed, property partially inundated”: the house named in the letter is out of the high-risk area while part of its lot is not. A home inside the high-risk area with a federally backed mortgage must carry flood insurance; a home whose structure a FEMA letter has removed is no longer under the federal requirement, though a lender may still require coverage (FEMA, LOMA and LOMR-F). We check your lot against the letters before we price.
At all five Wicklow street points the preliminary 2025 map shows the same zone as today (FEMA preliminary flood hazard layer), and Collier County targets summer 2027 for the new maps to take effect, per its August 2026 release. FEMA shows each Wicklow letter as not incorporated into the map, and existing letters are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). Citizens requires flood insurance on every wind-covered personal residential policy from January 1, 2027 (Citizens flood requirement), and unincorporated Collier County holds Community Rating System Class 5, worth a 25 percent discount on eligible NFIP premiums (FEMA CRS list, April 1, 2026). Two Wicklow homes of the same size can carry different monthly costs for a buyer because one has a letter and a current wind mitigation report and the other has neither, and a buyer’s budget is monthly.
What adds or subtracts value on Wicklow Lane at TwinEagles is the house and its paperwork, because the homesites were marketed at one width: the roof’s age and permit, impact glass, the air conditioning and water heater, the kitchen, baths and pool, the view behind the lot, the club category, the flood documents and approvals on file for exterior work.
Data updated: September 2026 (Collier County monthly permit files, January 2024 to July 2026; recorded Wicklow covenants; Grand Arbors Design Review Guidelines; FEMA; club documents)
Adds value. The Grand Arbors guidelines require clay or concrete tile and prohibit shingles and metal roofs (Design Review Guidelines, Grand Arbors at TwinEagles), so a reroof is a significant project and a buyer prices its absence. The three full Wicklow reroofs permitted since January 2024 carried declared values of $53,633 to $86,500. A finaled permit, a roof certification and a wind mitigation report turn a newer roof into a number the buyer’s insurer can credit. Under section 627.7011(5), Florida Statutes, an insurer may not refuse to write or renew solely because a roof is less than 15 years old, and the 2006 to 2009 Centex homes are past that line unless the roof has been replaced.
Adds value. Collier County’s permit files from January 2024 to July 2026 show five Wicklow permits for shutters, windows, doors and storm protection, the largest $33,419, including two storm-protection screening systems. Impact protection is the upgrade that most changes a wind-insurance quote, it removes the shutter routine for a seasonal owner, and wind mitigation credits are set by section 627.0629, Florida Statutes. Shutters need the association’s and the reviewer’s written consent under the Wicklow covenants, “which consent may not be unreasonably withheld.”
Adds value on a Centex home. The county’s files show 13 air-conditioning replacements on 13 different Wicklow homes since January 2024 and two water heaters, which is what 17 to 20-year-old homes need. A buyer’s inspector will date every system. A recent replacement with its permit is a line the buyer does not have to budget; an original unit is a credit request.
Adds value, and on Wicklow Lane it is most of the difference between the two price groups. The largest interior permit since 2024 was a $120,000 alteration in August 2024, and a $15,000 kitchen and bath job followed in March 2026. Many buyers of Centex-era homes plan their own renovation and price it into the offer, so an updated home sells to the buyer who does not want a project.
Adds or subtracts. The Stock Scottsdale II was sold with “an outdoor living area with a pool and summer kitchen,” and a buyer expects a pool in good order. A tired cage or an older pool finish shows up in the offer; the county files show two screen-enclosure permits and a 2026 pool-equipment permit on the street. A pool, cage or lanai change needs architectural approval and a county permit, and both belong in the file.
Changes the buyer pool and usually the price. The developer sold Wicklow on its lake, preserve and golf views, and most lanais face one of them. The covenants bar docks and any alteration of a lake bank, and the master association reports funding its lake-bank restoration without a special assessment to residents (lake bank update, June 2026). We price each home against the resales with a comparable setting and show the survey and aerial so the buyer sees exactly what sits behind the house.
Adds or subtracts relative to the comparable set. A Golf-deeded Wicklow home reaches the whole golfing buyer pool on the Eagle course; a Sports or Social home reaches a smaller one and is priced against the homes that buyer will tour. The category is on the club estoppel, and it goes at the top of the listing, never in the remarks.
Adds value when they exist. A FEMA letter removing the structure from Zone AH, or an elevation certificate showing the floor above 16.0 feet, can decide whether the buyer’s lender requires flood insurance. Where neither exists, a new elevation certificate is often worth ordering before you list.
Protects value. Every exterior change, from paint to a generator, needs written approval from the master association’s Architectural Review Committee, and the Wicklow covenants add that approval “may be withheld for purely aesthetic reasons” (TwinEagles HOA architectural review). A buyer’s attorney will compare the house to the permit file. Missing approvals become a closing problem.
Whether to sell, hold or lease a Wicklow at TwinEagles home depends on your basis, your carrying costs and the band Wicklow has traded in since 2024. The recorded Wicklow covenants allow three leases a year of at least 30 days each, and club dues, the Phase One assessment and both association assessments continue whichever you choose.
Data updated: September 2026 (recorded Wicklow covenants; HOA Use Restrictions 2024; club documents; Southwest Florida MLS; Collier County recorded deeds)
No Wicklow home was listed on September 24, 2026, so a well-documented Wicklow home coming to market next is the only one on the street a watching buyer can act on. On the county’s own repeat-sale record, the three Stock homes bought new in 2015 resold from 2024 to 2025 for 61 to 87 percent more, and the Centex home that sold in July 2021 at $990,000 brought $1,580,000 in May 2024.
The two Centex homes bought new in 2008 and resold in November 2025 gained 26 and 39 percent in 17 years, and one Centex home that recorded at $999,000 in December 2021 closed at $930,000 in September 2026, so an unrenovated Centex home has not gained much lately. A homesteaded owner with a low assessed value also pays far less tax than a new buyer would. If you sell and establish a new Florida homestead, you may be able to transfer accumulated Save Our Homes benefit using the Department of Revenue’s Form DR-501T, which is worth planning before you decide. Every month held also carries club dues, the Phase One assessment, both association assessments, insurance and tax.
As amended in 2012, the Wicklow covenants say no home “shall be leased for a term of less than thirty (30) consecutive days” and none “may be leased more than three (3) times in any calendar year,” with a copy of the lease to the association before the tenant moves in; the master association’s 2024 Use Restrictions add its approved lease form and screening. A seasonal lease to one household is the realistic model, and the association’s lawn and irrigation care helps an absentee landlord. We publish no Wicklow rent figures, because no public record holds them, so weigh leasing against your own carrying costs, and remember that a tenant in place narrows the buyer pool when you do sell.
A free in-person comparative market analysis on Wicklow at TwinEagles, from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, starts with a walkthrough by Marc Comisar and a written report from Jesse McGreevy, built on Wicklow’s nine MLS closings, adjusted for builder era, roof, systems, finishes, pool, view and flood file. Call Jesse at (239) 898-6072.
A photo cannot show a roof’s age, the age of an air handler, the quality of a renovation or what the lanai actually looks at. A walkthrough can, and on a street where two Centex homes closed $570,000 apart in the same week, those are the differences that turn a range into a price. Beside the price you receive the cost picture your buyer will underwrite and a net sheet.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request it through the free home valuation form. If you own elsewhere inside the gate, our TwinEagles home valuation page applies the same method to all twelve neighborhoods.
If you plan to buy again, on Wicklow Lane, elsewhere in TwinEagles or anywhere in Naples, read our Wicklow buyer guide or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. We run both sides of that math in one conversation.
McGreevy and Comisar are a top-reviewed listing team on Google, and Wicklow at TwinEagles owners can read what past clients say before choosing a valuation team. The quotes below are genuine five-star client reviews in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
These are the valuation questions Wicklow at TwinEagles owners ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds, the recorded Wicklow covenants, the club’s and the master association’s documents and FEMA, each in a single paragraph. Nothing here is an appraisal, and nothing here is tax or legal advice; your written valuation applies it to your address.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; club, HOA and FEMA documents as linked)
Most likely somewhere inside the band Wicklow’s nine MLS closings of the last 60 months set, $930,000 to $1,580,000, with builder era, condition, roof, view, club category and flood paperwork deciding where. Request a written valuation for your address or call Jesse McGreevy at (239) 898-6072.
From the nine Wicklow MLS closings of the last 60 months and the nine recorded resales, split by builder era, then adjusted for living area, condition and systems, view, club category, the Phase One balance, roof and openings and the flood file, and tested against the homes listed nearby.
$1,500,000 on September 3, 2026 and $930,000 on September 2, 2026, after $1,500,000 in December 2025 and $1,150,000 and $1,145,000 in November 2025, all Southwest Florida MLS closings.
Nine MLS closings in 60 months is too few for a stable median, so we list every sale. The middle of the nine was $1,260,000, and the nine qualified resales on Collier County’s deed file have the same $1,260,000 middle sale. The five MLS closings of the last twelve months had a middle sale of $1,150,000.
$1,580,000, a 2008 Centex home that closed at its full list price after 8 days in May 2024, the highest in both the MLS and the county record. The highest Stock-era sale was $1,575,000 in February 2025.
The nine MLS closings of the last 60 months ran from $356.59 to $534.08 per square foot of MLS living area, a median of $495.87 on nine sales. Five closed at $495 or more and four at $394 or less, so the group your home belongs in matters more than the median.
On the recorded resales since 2021, the three Stock-era homes brought $1,500,000 to $1,575,000 and the six Centex-era homes $999,000 to $1,580,000. The best Centex sales matched the Stock homes, so condition and updates close most of the gap.
About two. Collier County’s deeds show nine qualified resales in the 60 months ending September 24, 2026, roughly 3.2 percent of the 59 homes a year, none of them in 2022 or 2023. The MLS shows five closings in the latest twelve months.
Not as a street. Wicklow’s MLS closings since May 2024 have run $930,000 to $1,580,000, a wide band set by condition. The latest twelve months held no closing at list price, and one Centex home closed in September 2026 below its December 2021 recorded price, so an unrenovated home is priced more carefully than it was.
A median of 58 days on market across the nine MLS closings of 60 months, but the five of the last twelve months took 32 to 155 days, and both September 2026 closings took more than 150. Price against the recent band decides which end a home lands on.
A median of 93.33 percent of final list price over 60 months on nine sales, and 88.80 to 98.00 percent across the five closings of the last twelve months, none of which reached list.
Because a model has about two Wicklow sales a year to work from, often groups TwinEagles sales by an inconsistent MLS label, cannot tell a Centex home from a Stock home, cannot see the club category, and cannot see the roof, systems, renovation, view or FEMA letter.
No. The county’s just value is a mass-appraisal figure for taxation, and your assessed value resets for your buyer at a change of ownership. We never use it as a price.
Hollybrook is the rival next door, with 18 MLS closings over 60 months from $790,000 to $1,242,500 and two homes listed on September 24, 2026. It frames a Wicklow price from below: an updated Wicklow home is the step up, and a Wicklow home that needs work competes with Hollybrook’s best.
Buyers treat the category as a major price factor because Golf is capped at 614 memberships and costs $150,000 to join against $60,000 for Sports and $45,000 for Social, and Wicklow Lane looks onto the Eagle course. No public record tags sales by category, so we price it from the estoppel and current demand.
The buyer, at closing, under the club’s Initiation Fee Policy, along with a $3,500 transfer fee under the 2024 Membership Agreement. None of it reaches the seller.
None of the club’s public documents describes a refund on resale; the only refund the Membership Agreement names is of a rejected applicant’s transfer fee. Ask the club for the Membership Plan and bylaws.
The buyer takes over the remaining monthly payments. As an illustration at the fiscal 2022 Golf rate of $244 a month, the 71 payments left after September 2026 come to $17,324; your club estoppel states the actual balance.
Three: the club’s, the master association’s and the Wicklow association’s. The association estoppels are capped at $299 for a current account, plus $119 expedited, plus up to $179 if delinquent, under the Department of Business and Professional Regulation’s current schedule.
Two association bills. The master association’s 2024 assessment was $4,392.76 a year per Wicklow home, billed once a year and due January 1, and the Wicklow association bills a quarterly assessment whose amount is not published. Newer master budgets are not public either; the estoppels state both.
It widens the buyer pool, especially among seasonal and out-of-state buyers, because the association mows, fertilizes, edges and trims every lot and runs the irrigation. Buyers also underwrite the quarterly assessment, so we show both in the listing file.
No. The only non-ad-valorem line on the 2025 TwinEagles tax bills reviewed is the $261.91 county garbage assessment, which helps against North Naples communities that carry district bonds.
Usually higher. As an illustration, taxable value equal to the $1,260,000 county median at the 2025 rate of 12.2558 mills is about $15,442 a year, before any exemption the buyer qualifies for.
It can, because a federally backed mortgage on a home in the high-risk area requires flood insurance. One of five Wicklow street points reads Zone AH, and a FEMA letter or a strong elevation certificate for your home can remove that question.
Four FEMA letters, from 2012 to 2015, name Wicklow Lane lots, and each reads “Structure removed, property partially inundated.” We check your lot against them before we price.
Possibly later. At every Wicklow street point the preliminary map shows the same zone as today, but existing FEMA letters must be revalidated when the new map takes effect, expected in summer 2027.
On a 2006 to 2009 home, get a roof inspection or certification first. Three Wicklow homes reroofed between June 2025 and April 2026, and a buyer’s insurer will ask about yours. Replace it if the certification fails; otherwise price the remaining life and show the report.
Usually not a full renovation. Every exterior change needs architectural approval and a county permit that can outlast your listing window, and many Centex-era buyers plan their own finishes. Fix what an inspector will flag, document the roof and systems, and price the rest.
Until the market moves or a new sale closes. On a street with about two sales a year, each new closing can shift the band, so we refresh a valuation whenever one closes or you decide to list.
Yes, from the recorded sales and the facts you give us, and many owners start that way. A walkthrough usually sharpens the number because it shows the roof, systems, finishes and view.
Yes. There is no cost and no obligation to list, and your request goes to Jesse McGreevy and Marc Comisar only.
A valuation is our opinion of the price your home would sell for, built from recorded sales; an appraisal is a licensed appraiser’s opinion for a lender. On a thin street they usually draw on the same handful of sales.
TwinEagles is a seasonal market: over 60 months, 109 of its 188 MLS closings fell in January through June. Readiness matters more than the calendar on a street that trades twice a year: list when the file is complete and the home shows well.
Yes. A member who moves to your home in the same or a lower category and occupies it pays no new initiation under the club’s policy, which can make a TwinEagles buyer the strongest buyer for a Wicklow home.
One 24-by-18-inch sign to the association’s specification, never facing the golf course, and open houses only on Saturdays and Sundays from 9 a.m. to 5 p.m., with visitors admitted from the gate’s weekly MLS list, under the master association’s Quick Guide for Realtors.
Someone who prices from Wicklow’s own sales, splits them by builder era and reads the three estoppels, the flood file and the approvals before the buyer’s attorney does. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s recorded deeds, tax roll and permit files, the Wicklow association’s state filings and recorded covenants, the club’s and the master association’s own documents, Florida Statutes and state agencies, and FEMA. No listing portal or competing brokerage is cited.
Wicklow at TwinEagles records
The club and the master association
Market data and county records
Florida statutes and state agencies
Flood, storms and insurance
Our own assets
Every row below links the authority that publishes the document, so a Wicklow owner always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
Document | What it tells a Wicklow owner about value | Official authority |
|---|---|---|
Approved 2024 HOA Budget | The $4,392.76 Wicklow assessment your buyer will underwrite | |
Articles of Incorporation, Wicklow association | The 59-home plan, membership by deed delivery and the association’s powers | |
Initiation Fee Policy | What your buyer pays the club, the 10 to 4 to 3 ratio and the family and move-within exemptions | |
Membership Agreement 2024 | The $3,500 transfer fee and the seven-day deadline before closing | |
Estoppel requirements by street | Why a Wicklow sale needs three estoppels, not two | |
Design Review Guidelines, Grand Arbors | Roof and exterior rules that decide what an improvement is worth | |
Use Restrictions, 2024 | The leasing limits that shape the hold-or-lease decision | |
Quick Guide for Realtors | Sign, open-house and gate rules for your listing | |
Florida Statutes 720.401 | The disclosure summary a seller owes before the contract | |
Estoppel certificate fee schedule | The current cap on the association estoppel fees | |
MT-1 application forms for a Letter of Map Amendment | How an eligible owner asks FEMA to remove a structure from Zone AH | |
Wind mitigation resources and inspection form | How to document your roof and openings for the buyer’s insurer | |
Form DR-501T | How a homestead benefit can move to your next Florida homestead |
Four documents that matter to a Wicklow valuation are not public and cannot be linked: the club estoppel for your home, which states your category, current dues and Phase One balance, from the club’s membership office; the master association’s current budget and estoppel, from FirstService Residential; the Wicklow association’s budget and estoppel, which state the quarterly assessment, from Cardinal Management Group of Florida; and your own elevation certificate or FEMA letter where the county has not indexed one, from your surveyor or FEMA’s Map Service Center.
Your Wicklow at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar personally, Top 1% Real Estate Agents Nationally Since 2008, built on Wicklow’s nine MLS closings and nine recorded resales and delivered in writing. Request it through the Home Valuation form at the top of this page or call Jesse at (239) 898-6072; there is no cost and no obligation.
If you are thinking, “I need someone to sell my house in Wicklow at TwinEagles, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Wicklow, Hollybrook, Wisteria, Hedgestone or anywhere else inside the TwinEagles gate, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is an appraisal or legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County’s recorded deeds, newest recorded sale June 30, 2026. Brokered by Domain Realty.