Wisteria at TwinEagles, North Naples Florida
Wisteria trades about twice a year, so an online estimate has little to work from. McGreevy and Comisar value your home from Wisteria's own nine MLS closings of the last five years, adjusted for builder, plan, view, club category, roof and FEMA letter. Free and in writing.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Wisteria at TwinEagles home in North Naples is most likely worth something inside the band its recent sales set: nine Southwest Florida MLS closings from $1,012,500 to $1,775,000 in the 60 months to September 24, 2026, with the four 2026 closings at $1,012,500 to $1,350,000. Builder, plan, view, club category, roof and FEMA letter decide where yours falls.
Data updated: September 2026 (Southwest Florida MLS, TwinEagles development, Wisteria Drive, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
This valuation guide sits beside our complete Wisteria at TwinEagles neighborhood guide, which covers the builders, the association, the fee stack, the schools and the FEMA letters in full. Here the question is narrower: what your home on Wisteria Drive would sell for, and how we get to that number. Wisteria is 46 single-family homes on one street inside TwinEagles, the gated club community on Immokalee Road, built from 2013 to 2016 by Minto, Stock Signature Homes and Arthur Rutenberg Homes on homesites the developer marketed as 65 feet wide. It trades about twice a year, so the answer comes from Wisteria’s own sales, not from a TwinEagles average that mixes carriage-home condominiums with Estates homes. 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. Wisteria has nine MLS closings in five years, too few for a median to mean anything, and the spread between the lowest and the highest runs $762,500 (our arithmetic). 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.
The five-year range is the widest view, and most of it is history. The four Wisteria closings of the last twelve months ran from $1,012,500 to $1,350,000, and two of them closed at exactly $1,050,000. Every 2024 Wisteria closing was $1,525,000 or more. The split inside 2026 is pricing, not the street: the two homes listed near $1,200,000 sat about 175 days, while the two listed closest to the evidence sold in 3 and 13 days. We read your home against the 2026 sales first.
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 Wisteria 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 Wisteria sales that fit your home, adjusted for its builder, plan, view, club category and flood paperwork, at no cost.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
Your address, the builder of your home (Minto, Stock Signature Homes or Arthur Rutenberg Homes) and the plan name if you know it, the club category deeded to the home (Golf, Sports or Social), what sits behind your lanai (lake, preserve or golf hole), the age of your roof and air-conditioning system and any replacement permits, any impact windows, doors or generator you added, the condition of your pool and screen cage, and the FEMA letter and elevation certificate for your lot if you hold them. Those facts move a Wisteria value more than anything else, and none of them is visible to an online model.
Jesse reviews your home against the nine Wisteria MLS closings of the last 60 months and the four of the last twelve, the ten qualified resales in Collier County’s deed record over the same five years, the Wisteria homes that sold in 2021 and again in 2026, and the TwinEagles homes listed today, then sends a written valuation with the comparable sales, the adjustments and a recommended range. If you want a walkthrough, Marc Comisar will see the home in person, which usually moves the number by the amount the photos cannot show: the finishes, the condition of the systems and the view from the lanai.
Wisteria’s four closings of the last twelve months ran from $1,012,500 to $1,350,000, and no Wisteria home was listed on September 24, 2026, so the next well-evidenced listing sets the street’s price and meets buyers with nothing else on Wisteria Drive 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 Wisteria at TwinEagles. Buying instead? See our Wisteria buyer guide, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
The key facts behind a Wisteria at TwinEagles home value are few and recorded: 46 detached homes on one street, built 2013 to 2016 by three builders on 65-foot homesites, a deeded club membership on every home, nine MLS closings in 60 months from $1,012,500 to $1,775,000, three estoppels at a sale and no CDD.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 roll; club, association and FEMA records as linked)
Our Wisteria at TwinEagles valuation beats an online automated estimate because a model needs frequent, similar sales, and Wisteria records about two a year. A model also cannot see the deeded club category, the FEMA letter behind a map reading, the view behind the lanai, the roof’s age or which of three builders built the house.
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. Wisteria recorded ten qualified resales in Collier County’s deed file across the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), and four MLS closings in the latest twelve months. With so little Wisteria evidence, a model reaches for wider TwinEagles sales, where the twelve-month MLS median across all 50 closings was $1,031,250, or for the 2024 Wisteria sales that still sit in its memory at $1,525,000 to $1,775,000. Neither describes a Wisteria home selling in the 2026 market.
A model that weights the most recent sales with the most square footage in common will find four Wisteria homes that the MLS listed at 2,905 square feet of living area, and it will find prices of $1,500,000 in February 2023 and $1,775,000 in December 2024 beside $1,050,000 twice in the spring of 2026. Averaging them gives a number no buyer in 2026 has paid. We read the 2026 sales as today’s evidence and the 2023 and 2024 sales as the record of what the same plans once brought.
The Southwest Florida MLS carries every TwinEagles closing under one development name, and its subdivision field is inconsistent: some Wisteria rows read “Wisteria Twin Eagles,” others simply “Twin Eagles.” So we assign every sale to its neighborhood by street, the way the master association maps streets to neighborhoods. Wisteria Drive is Wisteria, and nothing else is. It is also not Wisteria Way in East Naples or the Wisteria Pointe carriage homes at Copperleaf in Estero, which share the name and none of the market.
Minto built the homes on the far half of the street, Stock Signature Homes took nine lots in one 2014 deed, and Arthur Rutenberg Homes built for individual lot buyers, so a Minto Saint Andrews, a Stock Orchid II and a Rutenberg Bardmoor II can sit a few doors apart. Their plans run from Rutenberg’s 2,454-square-foot Anastasia to Stock’s 3,158-square-foot Orchid II as marketed. A model that reads only size and bedrooms prices them alike; a buyer walking through does not.
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). Against $1,050,000, the price of two of the four 2026 Wisteria closings, that gap is about 10 percent of the price, which is why we confirm the category on the club estoppel before we choose a single comparable.
Four of seven Wisteria Drive street points read Zone AH on FEMA’s effective map, and three FEMA letters name 36 of the 46 lots. An automated flood lookup that reads only the map may call a Wisteria home high-risk when a letter has removed the property or the structure, or call it low-risk when it sits on one of the ten lots no letter names. Only the letter and an elevation certificate for your lot answer the question.
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 Wisteria home in a broad range somewhere between $1 million and $1.5 million. What it cannot do is tell you where inside a band that moved more than $700,000 in two years your specific home sits, which is the question that decides your list price, your days on market and your net.
We value a Wisteria at TwinEagles home in ten steps: the MLS closings and recorded resales, the builder, plan and living area, the lot and view, the deeded club category, the Phase One balance, the Wisteria association’s service, the FEMA letter and elevation certificate, the roof and systems, a time adjustment, and the live TwinEagles competition.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 roll; club and association documents; FEMA NFHL)
We tracked every Wisteria closing in the Southwest Florida MLS over 60 months, and we list all nine rather than print a median, because no window short of all MLS history holds ten (the 12, 24, 36 and 60-month windows hold 4, 6, 8 and 9). Across all 32 Wisteria MLS closings since March 2013, the median is $912,500, and that figure includes the builder-era closings of 2013 and 2015, so it describes the street’s history, not its price today. We lay Collier County’s recorded, qualified resales beside the MLS as an independent check: ten in the same 60 months, at a $1,495,000 median. The two records differ mainly in dates, because the county file ends June 30, 2026 while the MLS runs to September 24, 2026. We read each record on its own denominator and never mix them.
Buyers compare like with like, so we group sales by builder, plan and living area first. The nine Wisteria MLS closings sold at a median of $515.75 per square foot of MLS living area, from $361.45 to $611.15, and the four of the last twelve months at $361.72, the mean of $361.45 and $361.99. MLS living areas on those nine run from 2,618 to 2,905 square feet, and four of the nine were listed at exactly 2,905. The county roll puts Wisteria’s building area at 2,594 to 4,372 square feet, a median of 2,892.5, a different measure that we never set against MLS living area. The builders’ own model list ran from Rutenberg’s 2,454-square-foot Anastasia and 2,621-square-foot Bardmoor II through Minto’s Birkdale, Turnberry, Inverness and Saint Andrews at 2,840 to 2,910 square feet to Stock’s 2,884-square-foot Jasmine II and 3,158-square-foot Orchid II (archived developer news, 2013 to 2014; archived developer news, 2015 to 2017).
The developer marketed Wisteria on “65’ LOTS” and “water, preserve, and golf course views,” and the lot behind a home is the difference a buyer feels first. The February 2023 federal aerial image shows the pattern: homes on the south side of the street’s first curve back onto a lake, the east leg faces a long lake beside a golf hole, the northern homes look toward golf and preserve, and a wooded preserve fills the middle of the loop on the west. No public dataset tags Wisteria sales by view, so we apply no rule-of-thumb premium; we price the view from the specific resales that had one and walk the rear line of your home before we write a number.
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. Wisteria was built after the club’s 2010 Golf and Sports Declaration of Recreational Covenant, under which a “Full Golf Membership or a Sports Membership … shall be transferred with the title” of each joined lot (Golf and Sports covenant). We never price a Sports or Social home as if it were a future Golf home, and when the evidence allows we compare Golf homes with Golf homes.
In June 2020 members approved the $22.5 million Phase One Master Plan, funded partly by a capital assessment that runs 12 years from September 2020, and when a home sells “the buyer will be responsible for all remaining monthly payments” (Phase One Master Plan booklet). The fiscal 2022 schedule set it at $244 a month for Golf. Twelve years of payments from September 2020 run through August 2032, so 71 payments remain after the September 2026 payment; at the fiscal 2022 Golf rate that is $17,324 (our arithmetic, an illustration at the fiscal 2022 rate, not a balance). The actual figure for your home is on the club estoppel.
The Wisteria association’s 2012 articles say it exists “to own, maintain and administer the Association Property and to maintain certain portions of the Lots and Dwelling Units in accordance with the Neighborhood Covenants” (Wisteria articles of incorporation), and the master association lists Wisteria among the neighborhoods whose own association handles neighborhood landscaping on a quarterly assessment (TwinEagles HOA Community FAQs). A seasonal buyer values a street kept to one standard while they are away. We are also plain that the quarterly amount is not public and that the recorded Wisteria covenants are not posted online; the Wisteria estoppel and the resale package answer both.
Collier County holds FEMA elevation certificates for 21 Wisteria homes, filed with their original building permits from 2012 to 2015 (county elevation-certificate layer). The certificates we could read list Zone AH with a base flood elevation of 15.5 or 16.0 feet and first floors of 17.2 to 19.3 feet; on the four Rutenberg-built homes where both numbers are legible on one certificate, the first floor sits 1.6 to 2.1 feet above the listed base flood elevation. A home with its letter and a certificate in the file presents very differently to a lender than one that relies on the map, and we put both in front of the buyer on day one.
Wisteria homes date from 2013 to 2016 and are entering their first replacement cycle. Collier County’s monthly permit files from January 2024 to July 2026 show 26 permits on Wisteria Drive: 13 air-conditioning replacements, electrical and gas permits including generator installs on two homes, four shutter, door and window permits, one reroof, one water heater, one radon-mitigation permit and one building permit (Collier County monthly building permit reports). Only one roof has been replaced in that window, so most Wisteria roofs are originals. A home that has already replaced its air conditioning or roof, with the permits closed, answers the first questions a buyer asks.
Every 2024 Wisteria MLS closing was $1,525,000 or more; every 2026 closing was $1,350,000 or less. The three 2024 closings sold at a median of 95.24 percent of final list price, the four 2026 closings at 91.10 percent, the mean of 87.57 and 94.63 percent. A 2024 comparable used without a time adjustment would overprice a Wisteria home today by hundreds of thousands of dollars. We adjust older sales for time using Wisteria’s own same-address and same-size record and the wider TwinEagles record, and we say so in writing when the evidence is thin.
On September 24, 2026 the MLS showed no active Wisteria listing and 15 active listings across TwinEagles, none of them on Wisteria Drive or Lockford Lane. The nearest single-family alternatives were two Hollybrook homes, asking $1,050,000 and $758,000, and two Kinross homes at $1,100,000 and $775,000; the single-family active median across TwinEagles was $912,500, the mean of $775,000 and $1,050,000. Your buyer compares a Wisteria home with those, so we position your price against what closed on Wisteria Drive first, then against what is listed inside the gate.
Wisteria at TwinEagles home values climbed to a peak in 2023 and 2024 and have reset in 2026: the three MLS closings of 2024 ran $1,525,000 to $1,775,000, and the four closings of 2026 ran $1,012,500 to $1,350,000. The same homes that sold near $900,000 in early 2021 resold at $1,050,000 in 2026.
Data updated: September 2026 (Southwest Florida MLS, Wisteria Drive, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)
| Window (Southwest Florida MLS, to Sept. 24, 2026) | Closings (n) | Middle of the sales | Low to high | Volume | Median days on market | Median sale-to-list | At or above list |
|---|---|---|---|---|---|---|---|
| 12 months | 4 | $1,050,000 (both middle sales $1,050,000) | $1,012,500 to $1,350,000 | $4,462,500 | 94 (mean of 13 and 175) | 91.10% (mean of 87.57% and 94.63%) | 0 of 4 |
| 24 months | 6 | $1,200,000 (mean of $1,050,000 and $1,350,000) | $1,012,500 to $1,775,000 | $7,727,500 | 54.5 (mean of 14 and 95) | 94.65% (mean of 94.63% and 94.67%) | 0 of 6 |
| 36 months | 8 | $1,420,000 (mean of $1,350,000 and $1,490,000) | $1,012,500 to $1,775,000 | $10,852,500 | 71.5 (mean of 69 and 74) | 94.65% (mean of 94.63% and 94.67%) | 0 of 8 |
| 60 months | 9 | not stated as a median; all nine listed below | $1,012,500 to $1,775,000 | $12,352,500 | 69 | 94.67% | 1 of 9 |
| All MLS history, since March 2013 | 32 | $912,500 (mean of $905,000 and $920,000), including builder-era closings | $550,000 to $1,775,000 | 71.5 | 95.23% |
Source: Southwest Florida MLS, TwinEagles development, allocated to Wisteria by street, pulled September 24, 2026. None of the nine 60-month closings was entered after closing, so every sale counts in days on market and sale-to-list. The windows overlap, and every window short of all MLS history holds fewer than ten sales, so read them as a record of what closed, not as a trend line or a market rate. The all-history figure includes the builder-era closings of 2013 and 2015 and describes the street’s history, not today’s price.
| Year (MLS closings) | Closings | Sold prices, or the middle sale where three or more | Median per living sq ft | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|
| 2013 (builder era) | 3 | $675,000 (middle of $595,000 to $725,000) | $251.40 | 91.19% | 435 |
| 2014 | 0 | no Wisteria MLS closing | |||
| 2015 | 1 | $800,000 (one sale) | $253.32 | 97.62% | 180 |
| 2016 | 0 | no Wisteria MLS closing | |||
| 2017 | 2 | $899,999 and $905,000 (two sales) | $299.40 (mean of the two) | 96.54% (mean of the two) | 60 (mean of the two) |
| 2018 | 2 | $800,000 and $1,060,000 (two sales) | $290.47 (mean of the two) | 93.15% (mean of the two) | 60 (mean of the two) |
| 2019 | 4 | $921,375 (mean of $903,750 and $939,000) | $300.51 | 93.34% | 115 |
| 2020 | 6 | $865,000 (mean of $830,000 and $900,000) | $285.21 | 97.30% | 64 |
| 2021 | 5 | $900,000 (middle of $840,000 to $995,000) | $293.20 | 98.84% | 27 |
| 2022 | 0 | no Wisteria MLS closing | |||
| 2023 | 1 | $1,500,000 (one sale) | $516.35 | 100.00% | 1 |
| 2024 | 3 | $1,600,000 (middle of $1,525,000 to $1,775,000) | $611.02 | 95.24% | 69 |
| 2025 | 1 | $1,490,000 (one sale) | $515.75 | 97.70% | 95 |
| 2026 through September 24 | 4 | $1,050,000 (both middle sales $1,050,000) | $361.72 | 91.10% | 94 |
Source: Southwest Florida MLS, all Wisteria Drive closings since March 2013, pulled September 24, 2026; middle sales and per-foot figures are our arithmetic from the MLS sold price, final list price and living area. Every year holds six sales or fewer, so read each as a record, not a rate. The pattern is the useful part: a flat decade near $900,000, no closing at all in 2022, a jump to $1,500,000 and more in 2023 and 2024, and a 2026 in which buyers paid about $362 a foot, the lowest since 2021 on a per-foot basis, and negotiated hardest off the asking price.
Collier County’s deed file records the builders’ qualified first sales of new Wisteria homes from $600,200 in April 2013 to $933,800 in August 2016, most between about $640,000 and $890,000, and single homesites sold for $162,500 to $185,000 from 2012 to 2014, as compiled on our Wisteria neighborhood guide from the recorded deeds. The developer advertised Wisteria “From the $500’s” (archived developer page, 2013). The ten qualified resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026) had a median of $1,495,000, and the four 2026 closings ran $1,012,500 to $1,350,000. Those are prices before pools, upgrades and inflation, and they describe the street, not your house.
The cleanest price evidence on a small street is the same house selling again. Six Wisteria addresses appear more than once in the MLS record since 2013:
| Earlier sale | Later sale | Change | Record |
|---|---|---|---|
| $595,000 (Jul 2013) | $550,000 (Apr 2019) | down 7.6% | Southwest Florida MLS, same address |
| $725,000 (Jun 2013) | $770,000 (Dec 2020) | +6.2% | Southwest Florida MLS, same address |
| $800,000 (Oct 2015) | $900,000 (Jan 2020), after $899,999 in Jul 2017 | +12.5% | Southwest Florida MLS, same address |
| $903,750 (Apr 2019) | $920,000 (Feb 2020) | +1.8% | Southwest Florida MLS, same address |
| $900,000 (Mar 2021) | $1,050,000 (Mar 2026) | +16.7% | Southwest Florida MLS, same address |
| $840,000 (Apr 2021) | $1,050,000 (Apr 2026) | +25.0% | Southwest Florida MLS, same address |
Source: Southwest Florida MLS, same address, pulled September 24, 2026; addresses withheld. Percentages are our arithmetic on nominal prices; improvements between the sales are not recorded. The last two rows are the most useful rows on this page for a 2026 seller. Both houses were listed in the MLS at 2,905 square feet of living area, both sold in the spring of 2021 for $840,000 and $900,000, both were listed again at about $1,200,000 in the fall of 2025, and both closed at $1,050,000 after about 175 days. On that evidence the street sits today about a fifth above its early-2021 level, not near its 2024 peak.
Collier County’s deed file lets us follow homes from their first sale as new construction to their latest resale. Each pair below is one house, matched on street, county year built and building area; percentages are our arithmetic on the recorded prices and ignore improvements, commissions and carrying costs.
| First recorded sale (new) | Latest recorded resale | Change |
|---|---|---|
| $626,400 (2014) | $1,500,000 (2023) | +139% |
| $667,800 (2014) | $1,600,000 (2024) | +140% |
| $770,000 (2014) | $1,775,000 (2024) | +131% |
| $689,300 (2015) | $1,525,000 (2024) | +121% |
| $702,500 (2014) | $1,490,000 (2025) | +112% |
| $677,200 (2013) | $1,350,000 (2026) | +99% |
| $642,000 (2015) | $1,050,000 (2026), after $900,000 in 2021 | +64% |
| $608,600 (2015) | $1,050,000 (2026), after $840,000 in 2021 | +73% |
Source: Collier County recorded deeds, as compiled on our Wisteria neighborhood guide. The homes resold in 2023 and 2024 more than doubled their builder prices; the homes resold in 2026 gained less, which is the same reset the MLS record shows.
Four different Wisteria homes that the MLS listed at 2,905 square feet of living area closed in the 60-month window: $1,500,000 in February 2023 after one day, $1,775,000 in December 2024 after 14 days, and $1,050,000 in March and April 2026 after 175 and 176 days. Two more homes listed at the same size had closed at $900,000 and $840,000 in the spring of 2021. County building areas for those homes differ, so this is a series of similar MLS listings, not one plan proven identical, and condition and view differ too. It is still the clearest picture in TwinEagles of how far a Wisteria price can move in three years.
Over 60 months the nine Wisteria closings reached a median 94.67 percent of final list price after a median 69 days, and one of the nine, in February 2023, closed at its list price. The last twelve months split in two: the $1,350,000 and $1,012,500 closings sold in 13 and 3 days at about 94.6 percent of list, while the two homes listed at $1,199,000 and $1,200,000 closed at $1,050,000 after 176 and 175 days, 87.57 and 87.50 percent of list (our arithmetic from the same MLS pull). The lesson for a seller is about the first list price, not the house.
No Wisteria home was active on September 24, 2026, against four closings in the latest twelve months, so Wisteria’s months of supply read zero that day. Across all of TwinEagles the same measure was about 3.6 months against the twelve-month pace. On a street of 46 homes that number moves with every listing, which is why the next Wisteria listing matters: a buyer who wants Wisteria Drive has no second home on it to tour.
Across all of TwinEagles, the Southwest Florida MLS shows 50 closings in the twelve months to September 24, 2026 at a median of $1,031,250, a median 83 days on market and a median 94.63 percent of final list price, against a median of $993,750, 58.5 days and 94.52 percent over 24 months. Four of those 50 closings were on Wisteria Drive, about 9 percent of its 46 homes. TwinEagles held its median price while homes took longer to sell, and Wisteria’s own 2026 record shows a sharper reset than the community’s.
Wisteria at TwinEagles sits in the upper middle of the TwinEagles ladder: its ten qualified county resales over 60 months had a $1,495,000 median at $519.82 per county square foot, just below Dundee and above Lockford, Wicklow and Hollybrook. On the seller’s own numbers, days on market and sale-to-list, Wisteria sits mid-pack.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, 60 months ending 24 Sep 2026, newest recorded sale 30 Jun 2026; TwinEagles HOA approved 2024 budget)
A seller’s decision variables are how long homes take to sell, how close to asking they close, how many sold and how many compete today. This table sets Wisteria beside the TwinEagles neighborhoods a Wisteria buyer is most likely to tour, on the same MLS pull and the same county window.
| Neighborhood | Homes | MLS window used (first with ten, or 60 months) | MLS closings | Median days on market | Median sale-to-list | MLS closings, last 12 months | Share of homes sold, last 12 months | Active, Sept. 24, 2026 | County resales, 60 months | County median | Median per county sq ft |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Hedgestone | 70 | 60 months | 16 | 27 | 94.34% | 4 | about 6% | 2 | 14 | $2,205,000 | $638.86 |
| Dundee | 61 | 36 months | 11 | 58 | 94.71% | 3 | about 5% | 0 | 20 | $1,537,000 | $516.19 |
| Wisteria | 46 | 60 months, under ten | 9 | 69 | 94.67% | 4 | about 9% | 0 | 10 | $1,495,000 | $519.82 |
| Lockford | 41 | 60 months, under ten | 6 | 40 | 94.30% | 2 | about 5% | 0 | 6 | six sales, listed below | $468.24 |
| Wicklow | 59 | 60 months, under ten | 9 | 58 | 93.33% | 5 | about 8% | 0 | 9 | nine sales, middle $1,260,000 | $393.96 |
| Hollybrook | 51 | 60 months | 18 | 52 | 95.71% | 6 | about 12% | 2 | 14 | $942,500 | $332.34 |
| All TwinEagles | 714 + 3 vacant | 12 months | 50 | 83 | 94.63% | 50 | about 7% | 15 |
Sources: Southwest Florida MLS, TwinEagles development, allocated by street, pulled September 24, 2026; Collier County recorded deeds, DOR-qualified sales, 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), county building area, not MLS living area; home counts from the 2026 Collier County roll and the master association’s budget. Where a neighborhood has fewer than ten sales in a window, its figures are shown for comparison only. Share of homes sold is our arithmetic.
Wisteria’s median per county square foot, $519.82, is the highest in TwinEagles below the Hedgestone, Lake Estates and Estates tier, a hair above Dundee’s $516.19, even though Wisteria’s homes are about two years older by county median year built. Its median days on market, 69, is slower than Lockford’s 40 and Hedgestone’s 27 over the same kind of window, and its sale-to-list, 94.67 percent, sits in the pack. The honest reading is that Wisteria earned a high per-foot price in 2023 and 2024 and now has to be priced carefully to hold it.
A Wisteria buyer who likes Minto plans also sees Dundee, Minto’s last and largest TwinEagles neighborhood, finished from 2016 to 2019, and Lockford, the Minto street next door. Dundee’s 60-month county median of $1,537,000 sits about $42,000 above Wisteria’s on twice as many sales (our arithmetic), and Lockford’s six resales ran from $1,070,000 to $1,590,000. Your Wisteria price has to make sense between those two, and in 2026 it has had to compete with Lockford directly.
Wisteria vs Lockford is the comparison a buyer of a newer builder home at TwinEagles makes. Wisteria’s nine MLS closings over 60 months ran $1,012,500 to $1,775,000; Lockford’s six ran $1,070,000 to $1,590,000, both too few for a median. Wisteria held the higher per-foot price through 2024; in 2026 the two streets closed within $20,000 at the same MLS size.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds and 2026 roll; TwinEagles HOA approved 2024 budget; FEMA NFHL and letters)
Wisteria and Lockford are neighbors on the north side of TwinEagles, both one-street neighborhoods of detached homes of about 2,900 square feet from the same Ronto-era build-out, each with its own quarterly neighborhood association managed, according to the club’s January 2024 neighborhood contact list, by MAY Management Services, and both named in the same July 9, 2013 FEMA letter. Wisteria has 65-foot homesites and three builders; Lockford has 60 to 62-foot homesites as marketed and one builder, Minto. The full picture of the rival neighborhood is on our Lockford at TwinEagles guide.
| Measure | Wisteria at TwinEagles | Lockford at TwinEagles |
|---|---|---|
| Homes | 46, on Wisteria Drive | 41, on Lockford Lane |
| Builders | Minto (28), Stock Signature Homes (about 10), Arthur Rutenberg Homes | Minto only |
| Sold new | 2013 to 2016 | 2013 to 2018 |
| Homesite (developer’s marketed figure) | 65 feet | 60 feet (2016 and 2017), “62’ LOTS” (2019 page) |
| County building area | 2,594 to 4,372 sq ft, median 2,892.5 | 2,618 to 3,131 sq ft; 14 of 41 homes carry 2,905 |
| Clubhouse by road | 0.7 to 0.9 miles | about 0.85 miles from the west end |
| Gate by road | 2.5 to 2.7 miles | about 2.65 miles from the west end |
| MLS closings, 60 months | 9 | 6 |
| MLS price range, 60 months | $1,012,500 to $1,775,000 | $1,070,000 to $1,590,000 |
| MLS median, 60 months | fewer than ten sales; all nine listed above | fewer than ten sales; all six listed below |
| Median sold per living sq ft, 60 months | $515.75, the middle of nine | $464.77, the mean of the middle two of six |
| Median days on market, 60 months | 69, on nine sales | 40, on six sales |
| Median sale-to-list, 60 months | 94.67%, on nine sales | 94.30%, on six sales |
| Closed at or above final list, 60 months | 1 of 9 | 0 of 6 |
| MLS closings, last 12 months | 4, from $1,012,500 to $1,350,000 | 2, $1,070,000 and $1,225,000 |
| MLS closings, all history | 32 since March 2013, median $912,500 with builder-era sales | 25 since March 2016, median $825,000 with new-construction sales |
| Qualified county resales, 60 months | 10, median $1,495,000, $519.82 per county sq ft | 6, middle two $1,380,000 and $1,400,000, $468.24 per county sq ft |
| Active on September 24, 2026 | none | none |
| 2024 master association assessment | $3,734.79 | $3,645.49 |
| Neighborhood association | Wisteria at TwinEagles HOA, filed July 3, 2012; quarterly; neighborhood landscaping | Lockford at TwinEagles HOA, filed March 4, 2013; quarterly; neighborhood landscaping |
| Flood, effective map | 7 street points: 4 Zone AH, 3 Zone X (one shaded) | street points read a patchwork of Zone X, shaded X and Zone AH |
| FEMA letters | July 9, 2013 LOMR-F, plus letters of April 7, 2016 and August 30, 2017 | the same July 9, 2013 LOMR-F |
| Roof permits, Jan 2024 to Jul 2026 | one reroof | none |
| Schools by address | Bear Creek, Oakridge, Gulf Coast | Bear Creek, Oakridge, Gulf Coast |
Sources: Southwest Florida MLS, TwinEagles development, allocated by street, pulled September 24, 2026; Collier County recorded deeds and 2026 roll; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer; club neighborhood HOA contacts, January 2024. Street-point counts describe points on the map, never any single house. County per-square-foot figures use the roll’s building area and compare only with each other.
Lockford’s six MLS closings over 60 months, every one: $1,225,000 (April 2026, 122 days), $1,070,000 (January 2026, 138 days), $1,380,000 (August 2025, 15 days), $1,400,000 (March 2025, 50 days), $1,590,000 (June 2024, 10 days) and $1,500,000 (April 2024, 30 days). None closed at or above its final list price.
The cleanest Wisteria vs Lockford comparison is one MLS size on both streets, and it tells a two-part story. At 2,905 square feet of living area, a size that appears on both streets in the MLS, a Wisteria home closed at $1,775,000 in December 2024 while a Lockford home closed at $1,590,000 in June 2024, a $185,000 Wisteria premium (our arithmetic). In 2026 the premium was gone: Lockford’s 2,905-square-foot closing in January brought $1,070,000, and Wisteria’s two in March and April brought $1,050,000 each. At 2,642 square feet, a Wisteria home closed at $1,350,000 in March 2026, while a Lockford home of the same MLS size had closed at $1,500,000 in April 2024. Those are different houses with different views and finishes, and they still show that the two streets now trade at nearly the same price for the same size.
A buyer should choose Wisteria for a wider homesite, a choice of Minto, Stock and Rutenberg floor plans on one street, and a slightly shorter drive to the clubhouse, and should be ready to read a FEMA letter and an elevation certificate lot by lot. A buyer should choose Lockford for one builder’s consistent Minto product, a slightly lower 2024 master assessment, and a single July 9, 2013 FEMA letter whose Lockford property description reads “Lots 1 through 41.”
Your buyer will almost certainly tour Lockford, where no home was listed on September 24, 2026. The 2024 Wisteria premium over Lockford does not carry into 2026 by itself; a Wisteria home earns it back with the things Lockford cannot offer, a 65-foot homesite, a Stock or Rutenberg plan a buyer cannot find next door, a documented roof and systems, and a lake, preserve or golf view photographed first. A Wisteria home priced as if 2024 still held hands the buyer to the next Lockford listing.
The club category changes what your Wisteria at TwinEagles buyer can pay because it comes out of the same budget as your price. The buyer pays the club $150,000 for a Golf-deeded home, $60,000 for Sports or $45,000 for Social at closing, plus a $3,500 transfer fee, and none of it reaches the seller.
Data updated: September 2026 (The TwinEagles Club membership page, Initiation Fee Policy and 2024 Membership Agreement, as linked)
| Effective | Golf | Sports | Social | Source |
|---|---|---|---|---|
| Before April 1, 2021 | none | none | none | Initiation Fee Policy |
| April 1, 2021 | $30,000 | $12,000 | $9,000 | FY2022 Dues and Fees |
| February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees |
| Between 2022 and March 2024 | $100,000 | $40,000 | $30,000 | Initiation Fee Policy, revised October 20, 2023 |
| March 1, 2024 | $130,000 | $52,000 | $39,000 | Initiation Fee Policy |
| Posted September 2026 (effective date not published) | $150,000 | $60,000 | $45,000 | Club membership page |
The policy sets the fees in a 10 to 4 to 3 ratio and requires at least 120 days’ notice of any increase, so a seller can see a change coming before it lands on a buyer. Read the table beside Wisteria’s own record: the two Wisteria buyers of the spring of 2021 who paid $840,000 and $900,000 faced no initiation or a $30,000 Golf initiation, while the buyers of the same two houses in 2026 paid $1,050,000 each with a $150,000 Golf initiation available on top. A Golf buyer’s total entry cost on those houses rose far more than the house price did.
The developer’s 2016 release announcing Wisteria’s sell-out said “A golf membership is included with the purchase of every newly constructed residence in TwinEagles.” That described new-home sales while the developer controlled the club. It does not describe a resale today: the master association’s own history says the 2018 separation “clearly defines The TwinEagles Club as a private club as opposed to a bundled community” (TwinEagles HOA Community FAQs), and the club’s current membership page puts the initiation fee on the buyer. A Wisteria listing that still says golf comes free is repeating a builder-era sales line that a buyer’s agent will correct in the offer.
On top of the house, a Wisteria 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 14 percent of $1,050,000, the price of two of the four 2026 Wisteria closings, and about 11 percent of $1,350,000, the highest 2026 closing (our arithmetic). A Golf buyer of a Wisteria home is budgeting $1.2 million or more before the first dues bill, which is one reason Wisteria buyers in 2026 negotiated hard on the house.
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). Wisteria sits under a mile from the clubhouse, and some of its lots back onto golf holes. A Golf-deeded Wisteria 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 upgrading from Sports to Golf is “subject to availability” under the 2010 covenant. Pricing a Sports or Social home against Golf-deeded comparables is one of the most common reasons a listing sits. No public document lists the category for each Wisteria 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 within the policy’s time limit; 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 Wisteria owner moving within TwinEagles, or passing a home to family, those clauses can be worth six figures, and a TwinEagles neighbor who already holds your category can be the strongest buyer for your 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, and the policy says the fee “is to be used for Club Capital expenditures.” The club’s Membership Plan and bylaws are not posted publicly. For valuation purposes we treat the initiation you paid as a sunk cost: it does not add to your price, and your buyer pays their own.
A Wisteria at TwinEagles buyer prices in a stack of costs on top of your price: the club initiation and $3,500 transfer fee, annual club dues and the Phase One assessment, the master association assessment of $3,734.79 in 2024, the quarterly Wisteria assessment, irrigation water and county taxes. Wisteria has no CDD.
Data updated: September 2026 (club, HOA, Wisteria association and county documents as linked; latest public amount shown for each layer, with its year)
| Layer | Paid to | Latest public amount | Period | Source |
|---|---|---|---|---|
| Club initiation fee | The TwinEagles Club | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | One time, buyer, at closing | Club membership page |
| Club transfer fee | The TwinEagles Club | $3,500 | One time, with the Membership Agreement | 2024 Membership Agreement |
| Club dues | The TwinEagles Club | Fiscal 2022: Full Golf about $18,328 a year before sales tax, counting the Phase One assessment; current dues not public | Annual, fiscal year from November 1 | FY2022 Dues and Fees |
| Phase One capital assessment | The TwinEagles Club | Fiscal 2022: $244, $98 or $73 a month; buyer takes over the remaining payments | 12 years from September 2020 | Phase One Master Plan |
| Master association assessment | TwinEagles Homeowners Association | 2024: $3,734.79 per Wisteria home ($3,074.79 operating, $660.00 reserve); 2025 and 2026 amounts not public | Annual, due January 1 | Approved 2024 HOA Budget |
| Wisteria neighborhood assessment | Wisteria at TwinEagles Homeowners Association | Not published; covers neighborhood landscaping, the neighborhood road tract and the association’s costs | Quarterly | TwinEagles HOA, neighborhood associations |
| Irrigation water | Resource Conservation Systems | 2026 tariff sets a base charge by lot size plus a usage rate | Monthly | RCS 2026 tariff |
| County property tax | Collier County Tax Collector | 12.2558 mills (2025) | Annual | Collier County Tax Collector |
| Non-ad-valorem assessment | Collier County | $261.91 District 1 garbage (2025), the only such line | Annual, on the tax bill | Collier County Tax Collector 2025 bills |
| Community development district | None | $0 | Official List of Special Districts |
The last dues schedule the club posted publicly is fiscal 2022, and the initiation has risen about 2.3 times since, so a buyer should expect current dues to differ. Current club dues, the Wisteria budget and the 2025 and 2026 master budgets sit behind owner logins; the three estoppels for a specific home state the current figures. Wisteria’s 2024 master assessment rose 6.9 percent from $3,494.31 in 2023 (our arithmetic). Irrigation is metered, non-potable water from Resource Conservation Systems, and which lot class applies to a given Wisteria lot depends on its area.
Wisteria has its own association, so a Wisteria sale needs three estoppel certificates: the club’s, the master association’s through FirstService Residential, and the Wisteria association’s, which is managed by MAY Management Services according to the club’s January 2024 neighborhood contact list (club neighborhood HOA contacts). Wisteria Drive is one of the eight TwinEagles streets on the club’s list that need the neighborhood estoppel as well as the other two (club estoppel requirements by street). For the master and Wisteria association certificates, Florida law requires the certificate within 10 business days of a written request and caps the fee (section 720.30851 is the homeowners’ association text), adjusted for inflation every five years by the Department of Business and Professional Regulation; its current estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, puts the cap at $299 for a current account, plus $119 for expedited delivery within three business days and up to $179 more if the account is delinquent. The club’s own estoppel fee was $250 on its fiscal 2022 schedule; confirm the current fee when you order. Order all three before you list, because the club estoppel is also the document that confirms your category, current dues and remaining Phase One balance, and the Wisteria estoppel is the only place the quarterly amount appears.
Your buyer’s property tax will not be your tax bill. Florida resets the assessed value at a change of ownership, so a long-held homesteaded Wisteria 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 $1,050,000, the price of two of the four 2026 Wisteria closings, would produce about $12,869 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 Wisteria seller’s main costs are the brokerage commission, which is negotiable and set by your listing agreement, Florida documentary stamp tax on the deed at 70 cents per $100 of consideration (section 201.02, Florida Statutes), customarily paid by the seller in Collier County, the three estoppel fees, prorations of dues, assessments and taxes, including the Wisteria quarter in progress, and any mortgage payoff. In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, the reverse of Lee County and most of Florida. Documentary stamps come to $7,350 on a $1,050,000 sale (our arithmetic). We put a net sheet beside every valuation we write.
A Wisteria at TwinEagles seller owes the buyer the Florida homeowners association disclosure summary before the contract is signed, because section 720.401 of the Florida Statutes places that duty on the parcel owner in a resale. Every Wisteria home sits under two homeowners’ associations, the master and Wisteria’s own, and every sale adds the club’s approval and three estoppels.
Data updated: September 2026 (Florida Statutes as linked; Wisteria articles of incorporation; TwinEagles recreational covenant and club documents as linked)
The statute requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it, per section 720.401. The contract must carry the statutory voidability warning in conspicuous type. If the summary is not provided first, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. It is a pre-contract duty, not a closing item. The Wisteria association’s own 2012 articles state that it “is NOT a condominium association,” and it was filed with the state as a not-for-profit corporation under Chapters 617 and 720 of the Florida Statutes, so the Chapter 718 fork that applies to Covent Garden elsewhere in TwinEagles does not reach a Wisteria seller. This is general information, not legal advice; confirm the package with your closing agent or attorney.
The club’s recorded 2010 Golf and Sports Declaration of Recreational Covenant and its current documents split the club side of a sale clearly (Golf and Sports covenant). The membership transfers with the title, subject to the club’s approval of the purchaser; seller and buyer are “jointly and severally liable to the Club for any dues … incurred prior to the date of sale.” The buyer signs the club’s Membership Agreement, which “must be received by the Club SEVEN (7) DAYS PRIOR to the closing,” pays the $3,500 transfer fee with it, pays the initiation for the deeded category, takes over the Phase One balance and passes the master association’s screening through TenantEV (buyer and tenant screening instructions). The seller owes the disclosure summary, clean accounts with all three bodies and the three estoppels. The recorded Wisteria neighborhood covenants are not posted online and we have not read them, so we make no claim about a transfer fee, a right of first refusal or a restatement of the section 720.401 duty in their own words; the Wisteria estoppel and resale package answer those questions.
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 Wisteria seller with a clean claims history, an elevation certificate and a copy of the FEMA letter that names the lot should lead with all three, because four of the street’s seven map points still read Zone AH.
Florida sellers must also disclose known facts that materially affect value and are not readily observable, the rule the Florida Supreme Court set in Johnson v. Davis. On a street of 2013 to 2016 homes, that usually means known roof, water-intrusion, pool or air-conditioning problems and any open or unpermitted work. A seller who has already replaced those items with closed permits turns a disclosure into a selling point.
TwinEagles admits open-house visitors only on weekends, from 9 a.m. to 5 p.m., only to addresses on the weekly open-house list drawn from the MLS, with private showings by appointment through a buyer’s agent, and it allows one oval sign to the association’s specification that never faces the golf course (TwinEagles Quick Guide for Realtors). A Wisteria listing has to reach buyers before they reach the gate, which is why the valuation, the photographs of the view and the document file matter more here than a yard sign ever could.
The flood map and FEMA letters change a Wisteria at TwinEagles price because Wisteria Drive is a patchwork: four of seven street points read Zone AH on FEMA’s effective map, a shallow-ponding high-risk zone, and three read Zone X. Three FEMA letters name 36 of the 46 lots, and a buyer’s lender responds to whichever documents the listing file shows.
Data updated: September 2026 (FEMA NFHL, preliminary layer and letters of map change, queried 23 and 24 Sep 2026; Collier County elevation certificates; Collier County and Citizens as linked)
| Point along the street | Effective zone (May 16, 2012 panel) | Preliminary 2025 zone | Ground elevation (ft, NAVD 1988) | Storm surge zone |
|---|---|---|---|---|
| 1, entry end | X | X | 16.3 | Category 5 |
| 2, near the entry | X (shaded, 0.2% annual chance) | X (shaded) | 15.9 | Category 5 |
| 3 | AH | AH | 16.1 | Category 4 |
| 4, middle | AH | AH | 15.4 | Category 4 |
| 5 | AH | AH | 15.9 | Category 4 |
| 6 | AH | AH | 15.9 | Category 4 |
| 7, far end | X | X | 16.5 | Category 5 |
Source: FEMA National Flood Hazard Layer and FEMA preliminary flood hazard layer, as compiled on our Wisteria neighborhood guide; ground elevation from the USGS 3D Elevation Program; surge from the Florida Division of Emergency Management storm surge zones. The points are geocoded address positions spread along the street, listed by position, and they are not house pads. A zone at a map point is not the zone of any house, which is why we never quote one home’s zone from the street map. FEMA base flood elevation lines near the AH points read 14.5 to 16.0 feet.
FEMA’s letters of map change layer and the determination documents list three Letters of Map Revision based on Fill that name Wisteria lots, each naming the flooding source as “PONDING/OVERLAND FLOW” (FEMA letters of map change layer):
| Letter | Property wording for Wisteria, in the letter’s own terms | What FEMA removed from the flood hazard area |
|---|---|---|
| July 9, 2013 | “Lots 4 through 8 and 42 through 46” and “a portion of Lots 1, 2, 3, and 9 through 23” | the property on the first group; a portion of the property on the second, to shaded Zone X |
| April 7, 2016 | “Lots 24, 25, and 31” | the structure (residence), with portions of the property remaining in the flood hazard area |
| August 30, 2017 | “Lots 26, 27, 28, 30 and 33” | the structure (residence) |
The 2013 letter also names Lockford and Hollybrook lots in the same filing, and the 2016 and 2017 letters name homes on other TwinEagles streets. Read together, the three name 36 of Wisteria’s 46 lots; the other ten, the lot numbers the letters skip, have no letter on file. FEMA lists the letters as not incorporated into a later map, so the owner should keep the letter itself. Whether a given house was removed comes from the letter for that lot, and on a lot where only a portion of the property was removed, whether the house pad is in or out depends on where it sits.
Collier County’s public file holds elevation certificates for 21 Wisteria homes, dated with their original building permits from 2012 to 2015. The certificates we could read list Zone AH with a base flood elevation of 15.5 or 16.0 feet NAVD 1988 and first floors of 17.2 to 19.3 feet, and lowest adjacent grades of 16.3 to 18.3 feet. On the four Rutenberg-built homes where both numbers are legible on one certificate, the first floor sits 1.6 to 2.1 feet above the listed base flood elevation (county elevation-certificate layer). A seller whose home has no certificate in the county file can order one from a licensed surveyor before listing, using the county’s list of surveyors for elevation certificates.
Each Wisteria letter states that, for what it removed, “the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan,” and FEMA’s general guidance says the same (FEMA, LOMA and LOMR-F). So a letter removes the federal mandate for what it removed, but not every lender’s own requirement. Two Wisteria homes of the same plan can carry different monthly costs for a buyer because one seller put a letter and a certificate in the file and the other did not, and a buyer’s budget is monthly.
Collier County opened the appeal period on its proposed new flood maps in August 2026 and targets 2027 for them to take effect, per its August 2026 release; on the preliminary panels every Wisteria point keeps the zone it has today. Existing letters are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). Citizens requires flood insurance on every wind-covered personal residential policy from January 1, 2027 (Citizens flood requirement), and unincorporated Collier County holds Community Rating System Class 5, worth a 25 percent discount on eligible NFIP premiums (FEMA CRS list, April 1, 2026). A buyer insured through Citizens will budget for a flood policy even in Zone X, and the elevation certificate is what prices it.
Wisteria Drive lies in Collier County evacuation Zone E, and the state’s surge model shows surge reaching the street only in a Category 4 storm at the four middle points and a Category 5 storm at the ends (Florida Division of Emergency Management, Know Your Zone). For a buyer comparing Wisteria with coastal Naples, that is a genuine advantage to state plainly in the listing, with the advice to confirm the zone each season.
What adds or subtracts value in Wisteria at TwinEagles is the builder, the view and the paperwork, because every home dates from 2013 to 2016 on a homesite marketed at 65 feet: the plan, the view behind the lanai, the roof, air conditioning and openings, the kitchen and baths, the pool and cage, the club category and the flood file.
Data updated: September 2026 (Collier County monthly permit files, January 2024 to July 2026; TwinEagles HOA architectural review; FEMA; club documents)
Changes the buyer pool and usually the price. The developer sold Wisteria on “water, preserve, and golf course views,” and the view depends on the lot: lake behind the south side of the first curve, a long lake beside a golf hole on the east leg, golf and preserve to the north, and the wooded preserve inside the loop on the west. In our experience the view is the most consistent price difference between otherwise similar Wisteria floor plans. We photograph the rear view first.
Adds or subtracts relative to the comparable set. Minto’s Wisteria homes share a plan family with Lockford and Dundee, which gives a buyer an easy comparison and makes the Wisteria home’s lot and condition decide the price. A Stock Orchid II or a Rutenberg custom home has no twin next door, which can help or hurt depending on the buyer. We identify the builder from the recorded deed and the county elevation certificate before we list, and it goes in the first line of the listing.
Adds value, and it is becoming the first question on this street. Only one Wisteria reroof was permitted from January 2024 to July 2026, at $74,850 in January 2025, so most roofs are the originals of 2013 to 2016. 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, a protection most Wisteria roofs still have and will begin to lose from 2028. A roof inspection and a wind mitigation report on the state’s form turn a sound roof into a number the buyer’s insurer can credit (section 627.0629, Florida Statutes).
Adds value when documented. Thirteen air-conditioning replacements were permitted on Wisteria Drive from January 2024 to July 2026, the largest at $14,643, which tells buyers the original systems are aging out. A recent system with a closed permit is a selling point; an original one is a negotiation item.
Adds value. Four window, door and shutter permits and generator installs on two homes since January 2024 show neighbors hardening their homes. Every Wisteria home was permitted under the Florida Building Code in the wind-borne debris region, with a design wind speed of about 160 mph per the Florida Building Commission contours published by UF GeoPlan, so documented impact protection lowers the buyer’s wind premium and removes the shutter routine for a seasonal owner, and a whole-house generator is one of the upgrades Wisteria buyers ask about first.
Adds value, and it is the largest difference a buyer sees between two homes of the same plan. On a street of ten to thirteen-year-old builder homes, updated kitchens and baths separate a home from the last sale of the same size, which is part of why homes the MLS listed at 2,905 square feet have closed anywhere from $1,050,000 to $1,775,000 since 2023.
Adds or subtracts. The February 2023 federal aerial image shows a pool behind most Wisteria homes, and the county’s permit files from January 2024 to July 2026 show no new pool or screen-enclosure permit on Wisteria Drive, so the pools and cages there date from the original build or earlier work. Buyers compare your pool and cage with the last sale’s, and a tired cage or an older pool finish shows up in the offer.
Adds or subtracts relative to the comparable set. A Golf-deeded Wisteria home reaches the whole golfing buyer pool, under a mile from the clubhouse; 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 it is in the file. A Wisteria home on a lot named in one of the three letters, with an elevation certificate showing the floor above base flood, gets a different insurance conversation from a home on one of the ten lots no letter names. The letter and the certificate cost a seller nothing to produce if they already exist, and they change what a buyer’s lender asks for.
Protects value. Exterior changes, from paint and doors to lighting, storm screens, trees, hardscape, landscaping, generators and solar, need the master association’s Architectural Review Committee approval (TwinEagles HOA architectural review), and work that touches neighborhood landscaping also needs the Wisteria association’s sign-off. 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 Wisteria at TwinEagles home depends on your basis, your carrying costs and where the 2026 sales now sit. The master association’s recorded Use Restrictions allow leases of at least 30 days, no more than three a year, and club dues, the Phase One assessment and both association assessments continue whichever you choose.
Data updated: September 2026 (TwinEagles HOA Use Restrictions 2024; club documents; Southwest Florida MLS; Collier County recorded deeds)
No Wisteria home was listed on September 24, 2026, and the two 2026 homes priced close to the evidence sold in 3 and 13 days. A well-documented Wisteria home priced to the 2026 sales, not to the 2024 peak, meets buyers who have nothing else on Wisteria Drive to choose. An optimistic list price waits, as the two 175-day closings of 2026 showed.
The two houses that sold in the spring of 2021 for $840,000 and $900,000 resold in 2026 at $1,050,000, while the 2023 and 2024 buyers paid $1,500,000 to $1,775,000, so an owner who bought at the peak may prefer to wait for the market rather than sell into the reset. 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.
Under the master association’s recorded 2024 Use Restrictions, no owner may lease a lot “more than three (3) times in any calendar year,” every lease must run at least thirty consecutive days on the board’s approved form, and tenants pass the master association’s screening. The Wisteria neighborhood covenants can be stricter, and where they are, they control. A seasonal lease to one household is the realistic model; weekly vacation rentals are out. We publish no Wisteria rent figures, because no public record holds them, so weigh leasing against your own carrying costs, and remember that a tenant in place narrows the buyer pool when you do sell.
TwinEagles is a seasonal market: 109 of the 188 TwinEagles MLS closings of the last 60 months fell in January through June, and 8 of Wisteria’s 9 did, all between February and May; the ninth closed in December 2024 (our arithmetic from the MLS pull). Readiness still matters more than the month. A Wisteria home that goes to market in late fall with the three estoppels, the FEMA letter, an elevation certificate and the roof and system permits already in the file meets the season’s buyers on day one.
A free in-person comparative market analysis on Wisteria 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 Wisteria’s own MLS closings and adjusted for builder, plan, view, roof, systems and flood paperwork. Call Jesse at (239) 898-6072.
A photo cannot show what sits behind the pool, the condition of a cage, the quality of a renovation or the age of a roof and air-conditioning system. A walkthrough can, and on a street where every home dates from the same four years, those are the differences that turn a range into a price. Beside the price you receive the cost picture your buyer will underwrite and a net sheet.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request it through the free home valuation form. If you own elsewhere inside the gate, our TwinEagles home valuation page applies the same method to all twelve neighborhoods.
If you plan to buy again, in Wisteria, elsewhere in TwinEagles or anywhere in Naples, read our Wisteria 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 Wisteria 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.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
These are the valuation questions Wisteria at TwinEagles owners ask, answered from the Southwest Florida MLS, Collier County’s recorded deeds, the Wisteria association’s, the club’s and the master association’s documents and FEMA, each in a single paragraph. Nothing here is an appraisal, and nothing here is tax or legal advice; your written valuation applies it to your address.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; club, HOA and Wisteria association documents as linked)
Most likely somewhere inside the band Wisteria’s recent MLS closings set: nine closings from $1,012,500 to $1,775,000 in the last 60 months, with the four of the last twelve months at $1,012,500 to $1,350,000. The builder, plan, view, roof, systems, club category and FEMA letter decide where yours falls. Request a written valuation or call Jesse McGreevy at (239) 898-6072.
From Wisteria’s own MLS closings and recorded resales, grouped by builder, plan and living area, then adjusted for the lot and view, the club category, the Phase One balance, the FEMA letter and elevation certificate, the roof, air-conditioning and opening records and time since 2024, then tested against what is listed in TwinEagles today.
$1,012,500 in May 2026, $1,050,000 in April 2026, $1,050,000 in March 2026 and $1,350,000 in March 2026, all Southwest Florida MLS closings. Before those, $1,490,000 in March 2025 and $1,775,000 in December 2024.
No MLS window short of all history holds ten Wisteria closings, so we list the nine closings of the last 60 months instead of printing a median. The two middle sales of the last twelve months’ four closings were both exactly $1,050,000. Collier County’s deed file holds ten qualified resales over 60 months at a $1,495,000 median, most of them from 2023 to 2025.
$1,860,000, a qualified resale recorded in February 2024 on Collier County’s deed file that does not appear among the MLS closings. The highest MLS closing is $1,775,000, in December 2024.
A median of $515.75 per square foot of MLS living area across the nine closings of the last 60 months, from $361.45 to $611.15, and $361.72 across the four of the last twelve months, the mean of $361.45 and $361.99. County per-square-foot figures use a different area measure and never compare with these.
About two in a typical year: nine MLS closings in 60 months, ten qualified resales on the county file, and four MLS closings in the latest twelve months, about 9 percent of the 46 homes. No Wisteria home closed in the MLS in 2022.
On the recent record, yes. Every 2024 Wisteria MLS closing was $1,525,000 or more and every 2026 closing $1,350,000 or less, and two homes that sold for $840,000 and $900,000 in 2021 resold for $1,050,000 each in 2026. TwinEagles as a whole held its median price over the same period.
Four sales a year is a thin sample, and the 2026 homes are not the same houses as the 2024 homes. Part of the reset is pricing: the two 2026 homes listed near $1,200,000 sat about 175 days before closing at $1,050,000, while the two listed closer to the evidence sold in 3 and 13 days.
A median of 69 days on market across the nine MLS closings of the last 60 months. The four of the last twelve months took 3, 13, 175 and 176 days, and the fastest were the ones listed closest to the evidence.
A median 94.67 percent of final list price over 60 months and 91.10 percent over the last twelve months, with one of the nine five-year closings, in February 2023, at its list price.
Because a model has about two Wisteria sales a year to work from, cannot see the deeded club category, the FEMA letter for your lot, the view or the roof’s age, and may lean on the 2024 sales or wider TwinEagles sales. We read the 2026 sales first.
No. The county’s just value is a mass-appraisal figure for taxation, and it resets for your buyer at a change of ownership. We never quote it as what a home is worth.
It can. Minto, Stock Signature Homes and Arthur Rutenberg Homes built different plans on the same street, and buyers compare them. With nine MLS sales in five years there is no reliable builder premium to quote, so we compare your home against the closest plan, size and view instead.
Usually, yes. Wisteria homes back onto lakes, preserve or golf holes depending on the lot, and in our experience the view is the most consistent price difference between similar Wisteria plans. No public dataset tags sales by view, so we price it from the specific resales that had one.
Yes. On September 24, 2026 no Wisteria home was listed and 15 TwinEagles homes were, none on Wisteria Drive or Lockford Lane. The next Wisteria listing meets every buyer who wants the street, and the price it sets becomes the next comparable.
Lockford is the Minto street next door, with six MLS closings in five years from $1,070,000 to $1,590,000. In 2024 a Wisteria home of 2,905 square feet of MLS living area closed $185,000 above a Lockford home of the same size; in 2026 the two streets closed within $20,000 at that size. Your buyer will tour both.
A Golf-deeded home reaches every golfer shopping TwinEagles, while a Sports or Social home reaches a narrower pool, and Golf is capped at 614 memberships across 717 homes. No public record attached to a sale shows the category, so the premium cannot be measured from deeds; we confirm your category on the club estoppel and state it in the listing.
The buyer, at closing: $150,000 Golf, $60,000 Sports or $45,000 Social as posted in September 2026, plus the $3,500 transfer fee, unless an exemption in the club’s Initiation Fee Policy applies.
None of the club’s public documents describes a refund of the initiation fee when a member sells; the club’s Membership Plan and bylaws are not public. For valuation we treat it as a sunk cost.
The buyer takes over the remaining monthly payments. At the fiscal 2022 Golf rate of $244 a month, the 71 payments left after September 2026 would come to $17,324, an illustration, not a balance; your club estoppel states the actual figure.
Three: the club’s, the master association’s through FirstService Residential and the Wisteria association’s, managed by MAY Management Services according to the club’s January 2024 contact list. Wisteria Drive is on the club’s list of eight streets that need the neighborhood estoppel.
Florida caps the homeowners’ association estoppel fee under an inflation-adjusted schedule the Department of Business and Professional Regulation publishes: $299 for a current account, plus $119 for 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.
The last public master figure is the 2024 assessment of $3,734.79 a year per Wisteria home, due January 1. The Wisteria association bills quarterly for neighborhood landscaping and its road tract; its current amount is not public and appears on the Wisteria estoppel.
No. TwinEagles has no community development district: the 2025 tax bills reviewed carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s official list names no TwinEagles district.
Often higher. Florida resets the assessed value at a change of ownership. At the 2025 rate of 12.2558 mills, taxable value of $1,050,000 would produce about $12,869 a year before exemptions, an illustration only.
It can raise a buyer’s monthly cost if nothing in the file answers it. Four of seven Wisteria Drive map points read Zone AH; the FEMA letter for your lot, if one names it, or an elevation certificate showing the floor above the base flood elevation is what answers the lender.
The three Wisteria letters, of July 9, 2013, April 7, 2016 and August 30, 2017, name 36 of the 46 lots between them by lot number; the other ten have no letter on file. The letter itself, from FEMA’s Map Service Center, is the document to put in your listing file.
On the preliminary panels every Wisteria map point keeps its current zone. Existing FEMA letters are revalidated or re-determined when the new map takes effect, expected in 2027, so confirm your letter’s status once FEMA publishes the county’s revalidation letter.
Usually not if it is sound. Most Wisteria roofs are the originals of 2013 to 2016 and still under 15 years old, and a roof inspection with a wind mitigation report answers the buyer’s insurer. Only one Wisteria reroof was permitted from 2024 to mid-2026.
Only if it is failing or near the end of its life. Thirteen air-conditioning replacements were permitted on the street from 2024 to mid-2026; a recent system with a closed permit is a selling point and an original one is a negotiation item.
Usually not a full renovation. Replace what an inspector will flag and document it with closed permits; kitchens and baths are a buyer’s choice, and any exterior change needs architectural approval that can outlast your listing window.
About as long as the market holds still, which on this street means until the next sale or listing. We refresh a written valuation whenever a new Wisteria closing or listing appears.
Yes, from the recorded sales and what you tell us about the builder, plan, view, roof, systems and updates. A walkthrough narrows the range, because the differences between Wisteria homes are mostly the ones a photo does not show.
Yes. There is no cost and no obligation, and a written valuation does not commit you to list.
A valuation is our opinion of the price your home would bring, built from the comparable sales and written to help you decide. An appraisal is a licensed appraiser’s report for a lender or a court. We do not provide appraisals.
Yes. An existing member who moves to your home in the same or a lower category and occupies it within the policy’s time limit pays no new initiation fee under the club’s policy, which can make a TwinEagles buyer the strongest buyer for your home.
Yes, within the master association’s leasing rules: at least 30 consecutive days per lease and no more than three leases a calendar year. A tenant in place complicates showings, so time a lease to end before season.
Someone who prices from Wisteria’s own sales and understands the three builders, the 2026 reset, the club category, the three estoppels and the FEMA letters. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s recorded deeds and tax roll, the Wisteria association’s, the club’s and the master association’s own documents, Florida Statutes and state agencies, and FEMA. No listing portal or competing brokerage is cited.
The Wisteria association and its records
The club and the master association
Market data and county records
Florida statutes, courts and state agencies
Flood, storms and insurance
Our own assets
Every row below links the authority that publishes the document, so a Wisteria 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 Wisteria owner about value | Official authority |
|---|---|---|
| Wisteria articles of incorporation, 2012 | That Wisteria is 46 single-family homes and “NOT a condominium association” | Florida Division of Corporations |
| FEMA letters of July 9, 2013, April 7, 2016 and August 30, 2017 | Which Wisteria lots, portions of lots and residences FEMA removed from the flood hazard area, searchable by address | FEMA Flood Map Service Center |
| Letter of Map Amendment and LOMR-F guidance | What a FEMA letter does and does not do for a lender | FEMA |
| Approved 2024 HOA Budget | The $3,734.79 Wisteria master assessment your buyer will underwrite | TwinEagles Homeowners Association |
| Use Restrictions, 2024 | The leasing rule and the screening your buyer or tenant passes | TwinEagles Homeowners Association |
| Initiation Fee Policy | What your buyer pays the club, the 10 to 4 to 3 ratio and the family and move-within exemptions | The TwinEagles Club |
| Membership Agreement 2024 | The $3,500 transfer fee and the seven-day deadline before closing | The TwinEagles Club |
| Estoppel requirements by street | Why a Wisteria sale needs three estoppels | The TwinEagles Club |
| Florida Statutes 720.401 | The disclosure summary a seller owes before the contract | Florida Senate |
| Estoppel certificate fee schedule | The current cap on the association estoppel fees | Department of Business and Professional Regulation |
| Wind mitigation resources and inspection form | How to document your roof and openings for the buyer’s insurer | Florida Office of Insurance Regulation |
| Form DR-501T | How a homestead benefit can move to your next Florida homestead | Florida Department of Revenue |
Three documents that matter to a Wisteria valuation are not public and cannot be linked: the club estoppel for your home, which states your category, current dues and Phase One balance, from the club’s membership office; the master association’s current budget and estoppel, from FirstService Residential; and the Wisteria association’s budget, recorded covenants and estoppel, which state the quarterly assessment, from its manager of record.
Your Wisteria at TwinEagles valuation comes from Jesse McGreevy and Marc Comisar personally, Top 1% Real Estate Agents Nationally Since 2008, built on Wisteria’s own MLS closings and delivered in writing. Request it through the Home Valuation form at the top of this page or call Jesse at (239) 898-6072; there is no cost and no obligation.
If you are thinking, “I need someone to sell my house in Wisteria 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 Wisteria, Lockford or anywhere else inside the TwinEagles gate, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is an appraisal or legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County’s recorded deeds, newest recorded sale June 30, 2026. Brokered by Domain Realty.