Bramble Point is 41 Pulte single-family homes from 2006 on Bramble Court and Carradale Court in TwinEagles, Naples, with its own association and lawn care. Recorded sales, fees, board rules and FEMA data from McGreevy and Comisar.
McGreevy and Comisar are the top-reviewed real estate team for selling and buying homes in Bramble Point at TwinEagles, Naples. Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar. If you are getting ready to sell your Bramble Point home, or you are weighing one of the 41 Pulte-built homes on Bramble Court and Carradale Court as your way into a private golf club, this page answers the questions that actually move the price: which club membership is deeded to the house, what the neighborhood association's recorded declaration lets you do, what every recorded Bramble Point sale since 2021 brought, and where each street sits on today's flood map.
Bramble Point at TwinEagles is a 41-home single-family neighborhood inside the master-planned community of TwinEagles in Naples, Florida. It is the entry point for detached homes in TwinEagles, a short cart ride from the clubhouse, and one of seven TwinEagles neighborhoods with its own homeowners' association and its own association-run lawn and irrigation care.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What "Bramble Point" means on the public record. Bramble Point is Block 101 of the recorded TwinEagles Phase Two plat, Lots 1 to 37, plus Lots 38 to 41 recorded on the later Phase 2B plat, all governed by the Declaration of Covenants, Conditions and Restrictions for Bramble Pointe at TwinEagles that Pulte Home Corporation recorded on September 1, 2006. The declaration describes "41 residential units," and the 2026 county roll carries exactly 41 single-family homes: 24 on Bramble Court and 17 on Carradale Court. Every home belongs to two associations, the Bramble Pointe at TwinEagles Residents' Association and the TwinEagles Homeowners Association, and carries a deeded membership in The TwinEagles Club.
Point or Pointe? Both are right. The builder, the recorded declaration and the association's legal name spell it "Bramble Pointe"; the master association's board roster and the club write "Bramble Point." This page uses Bramble Point in running text and the legal name where a document is quoted.
Not to be confused with: Covent Garden at TwinEagles, the 120-condominium carriage-home neighborhood also built by Pulte, which has its own page, Covent Garden at TwinEagles; Bramblewood Point, an unrelated street in the city of Naples; or the Bramble Court streets in Fort Myers and elsewhere in Florida. Carradale Court is part of Bramble Point, not a separate neighborhood.
Every figure below comes from a primary public record, and each is dated. Call Jesse direct at (239) 898-6072 for a confidential conversation about your Bramble Point home, or call Marc at (239) 287-5873 if you are buying.
If you're searching for the best realtor for Bramble Point at TwinEagles in TwinEagles, Naples, whether you're ready to sell your Bramble Point home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Bramble Point track record: The Southwest Florida MLS shows 13 Bramble Point closings in the last 60 months, the first window with ten or more (the last 12 months hold one sale, $770,000 in May 2026), and we tracked every one of them: the highest was $975,000 (April 2023), the median was $770,000, homes sold after a median 24 days on market at a median 96.86% of final list price, and 3 of the 13 closed at or above list (Southwest Florida MLS, 60 months (September 25, 2021 to September 24, 2026), pulled September 24, 2026). On Collier County recorded deeds, DOR-qualified sales recorded through June 30, 2026, the same five years hold 12 qualified resales at a $772,500 median.
Data updated: September 2026. Sources: Southwest Florida MLS, pulled September 24, 2026; Collier County recorded deeds, DOR-qualified sales recorded 09/24/2021 to 06/30/2026.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Bramble Point at TwinEagles realtor, and you can read every review on our Google Business Profile. Three from clients:
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
For Bramble Point sellers: professional photography, drone and video that show the lake, preserve and fairway behind your home, a qualified-buyer database built over two decades in Southwest Florida, and a listing file that answers the membership, board-approval, roof, flood and permit questions before a buyer's attorney asks them.
Selling your Bramble Point home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Bramble Point? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Naples.
Selling? Start with a free Bramble Point home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
Bramble Point at TwinEagles is Block 101 of the recorded TwinEagles Phase Two plat, Plat Book 44, Page 41, with its last four lots on the Phase 2B plat, in unincorporated Collier County, ZIP 34120. It holds 41 single-family homes governed by the recorded Bramble Pointe declaration and by the TwinEagles master association.
That short definition settles the three questions buyers ask first. Bramble Point is not a condominium, it has a homeowners' association of its own, and it is not part of Covent Garden or Hollybrook. Everything else on this page, from the lease rule to the fee line, follows from the plat, the declaration and the master association's documents.
The declaration's Exhibit A describes the neighborhood as "Lots 1 - 37, Block 101, TwinEagles, Phase Two according to the plat thereof recorded in Plat Book 44 at Page 41" and "Lots 38 - 41," then still to be recorded on TwinEagles Phase 2B (Bramble Pointe governing documents). On the 2026 county roll, the 37 Phase Two lots are the 24 homes on Bramble Court and 13 on Carradale Court, and the four Phase 2B lots are the southern end of Carradale Court. One more parcel on Bramble Court is the neighborhood's road tract, which is why a street count shows 25 parcels and the home count is 24.
Pulte Home Corporation, a Michigan corporation, signed the Declaration of Covenants, Conditions and Restrictions for Bramble Pointe at TwinEagles on August 30, 2006, and it was recorded in the Collier County Official Records on September 1, 2006 (Book 4099, Page 1014). It states Pulte's intent to develop "a planned unit development named 'Bramble Pointe at TwinEagles' consisting of 41 residential units, located within the larger planned unit development known as 'TwinEagles.'" The same 60-page package carries the association's articles of incorporation and bylaws. The owners amended the declaration and bylaws in a certificate recorded January 13, 2025 (Book 6429, Page 3291), after a members' vote of at least two-thirds (2025 amendments).
The neighborhood association is a Florida not-for-profit corporation filed September 7, 2005, active, with annual reports on file every year through April 8, 2026, and a five-member board of Bramble Point owners (Florida Division of Corporations record). It is managed by MAY Management Services in Bonita Springs, per the association's own property management page, its 2025 rules and its 2024 lease application. The association keeps a public website with its governing documents, rules and forms at bramblepointetwineagles.com, and an owners-only section for minutes, financial statements and the directory.
Four bodies touch every Bramble Point sale. The Bramble association maintains the neighborhood road tract, runs the lawn and irrigation program on every lot, approves sales and leases, and bills its own assessment. The TwinEagles Homeowners Association, Inc., managed by FirstService Residential at 11330 TwinEagles Blvd, owns the community roads, lakes and preserves, runs the gate and its Architectural Review Committee reviews every exterior change. The TwinEagles Club, Inc., a member-owned private club, holds the membership deeded to the home. Collier County governs zoning, permits and taxes. Bramble Point holds one of the twelve seats on the master association board, one for each neighborhood.
Section 9.19 of the Bramble declaration provides that where the Bramble documents and the TwinEagles documents conflict, "those of the TwinEagles Documents shall be superior," but the neighborhood may still enforce rules that are stricter than the master's. Section 5.4 gives the master association's Design Review Guidelines priority over any conflicting architectural rule the Bramble association adopts. In practice, a Bramble owner reads the master rules first and then the Bramble rules, and follows whichever is tighter.
Bramble Point at TwinEagles is 41 detached single-family homes, each on its own platted lot, that the developer marketed as "detached villas." The 2007 developer release, the 2006 recorded declaration and the county roll agree on the substance: one house per lot, no shared walls, an attached two-car garage and a tile roof, sold by Pulte from 2006.
The word matters because buyers searching Naples for "villas" usually mean attached homes with shared walls and association-maintained exteriors. Bramble Point is neither. The association maintains the lawns and irrigation, not the roof, the paint or the structure, and the owner insures the whole house.
In November 2007, Florida Weekly reported the Bonita Bay Group's announcement that "Bramble Pointe, a neighborhood of 41 detached villas by Pulte Homes in Grand Arbors at TwinEagles, is now more than 90 percent sold," with 37 of 41 homes sold since the neighborhood was introduced in June 2005 (Florida Weekly, November 22, 2007). The same release described "three floor plans ranging from 1,964 to 2,389 air-conditioned square feet and base-priced from the $500,000s, including homesite," tile roofs and brick-paver driveways, and Pulte as "the exclusive builder in Bramble Pointe."
The declaration calls each lot a "Parcel" and each house a "Living Unit" intended "for use and occupancy as a residence for a single family," and uses the word villa only once, when it lets the developer use lots for "sales offices or model villas." It prohibits walls and fences on every lot and makes the owner responsible for everything the association does not maintain.
The 2026 Collier County roll codes all 41 Bramble Point parcels as single family, on the TwinEagles Phase 2 and Phase 2B plats. None is a condominium unit, and none shares a parcel with a neighbor.
A Bramble Point home is priced and financed as a single-family house, insured on a homeowners' policy rather than a condominium policy, and inspected like any detached home. Sellers should describe it the way the record does, "single-family home in Bramble Point," and let the villa label stay in the neighborhood's history.
Bramble Point at TwinEagles is 41 Pulte single-family homes built in 2006 and 2007, in three floor plans the developer listed at 1,964 to 2,389 square feet under air, with county building areas of 1,957 to 2,320 square feet and a median of 2,124. They share one builder, one era and one exterior palette, which makes Bramble Point the most uniform neighborhood in TwinEagles.
On the county roll, the 41 homes measure 1,957 to 2,320 square feet of building area, a median of 2,124 and a mean of 2,119. The same handful of sizes repeats: six homes at 2,185 square feet, five each at 1,964, 2,124 and 2,320, and three each at 2,011 and 2,019. The county's building-area field is its own measure and is not the MLS living area a listing quotes, so the 1,964-square-foot figure that matches the Maple's air-conditioned area is a coincidence of measurement, not a rule.
The developer named two of the three plans in 2007: the Maple, a two-bedroom, two-and-a-half-bath plan of 1,964 square feet under air, and the Spinnaker, a two-story plan with two bedrooms, a den and three baths at 2,098 square feet. The third plan reached 2,389 square feet under air; its name does not appear in any public source we could find. Interior features listed in 2007 were vaulted ceilings, colonial baseboard trim, wood raised-panel cabinets and Corian counters.
By county year built, 29 homes date from 2006, 9 from 2007, 2 from 2022 and 1 from 2023. Every original home was built after the first statewide Florida Building Code took effect on March 1, 2002, so none of the 41 is a pre-code house.
Pulte Home Corporation was the declarant and "the exclusive builder in Bramble Pointe," per the 2007 release. The Naples Daily News transaction lists of 2007 show sales "From PULTE HOME CORP" on Block 101 lots, for example $599,776 in March 2007 and $550,000 in July 2007 (Naples Daily News, March 18, 2007; July 8, 2007). Pulte also built Covent Garden, the carriage-home condominiums nearby.
Tile roofs, stucco, brick-paver or concrete driveways and attached two-car garages throughout; the association's own site describes "single family homes with attached 2-car garages, pavered driveways, tile roofs and golf course views." The declaration forbids changing the roof tile color or substituting another roofing material or style, and exterior colors must be approved, so the neighborhood's look is fixed by the recorded documents rather than by fashion.
Three Bramble Court homes carry a county year built of 2022 or 2023, although all three lots sold as finished homes in 2006 or 2007 and resold several times since. That pattern points to a rebuild or to reconstruction large enough to reset the county's year built; the county file does not say which, and the permit files we hold start in 2024. A buyer considering one of them should ask for the permit history and the certificate of occupancy.
Bramble Point sits in the middle of TwinEagles, just north of the clubhouse, on two short streets off TwinEagles Boulevard: Bramble Court, with 24 homes, and Carradale Court, with 17. Every street point is within half a mile of the clubhouse, and many homes back onto a lake, preserve or the golf course.
Bramble Court is the larger street: 24 homes and the neighborhood's road tract, all on the TwinEagles Phase Two plat. County building areas run 1,957 to 2,232 square feet, median 2,124. Six of the twelve qualified resales since 2021 were on Bramble Court, from $680,000 to $875,000. By road, Bramble Court is about 0.3 to 0.4 miles from the clubhouse and 2.1 to 2.2 miles from the gate.
Carradale Court holds 17 homes: 13 on the Phase Two plat and 4 at its southern end on the Phase 2B plat. Its homes run a little larger on the county roll, 1,964 to 2,320 square feet, median 2,117, and it recorded the neighborhood's highest resale of the last five years, $975,000 in April 2023, and the lowest, $635,000 in September 2024. By road it is about 0.4 to 0.5 miles from the clubhouse and 2.2 to 2.3 miles from the gate.
The developer's 2007 release described Bramble Pointe as "surrounded by lakes, nature preserves and the first fairway of the Gary Player-designed Aerie golf course." The Aerie opened in 2007 and was rebuilt by Steve Smyers with Patrick Andrews as today's Eagle course, reopening in 2012, so a buyer should confirm which hole a particular home faces on the current layout rather than relying on the 2007 description. The lakes belong to the master association's stormwater system; the declaration states that "the lakes shall not be available for use by Parcel Owners or the Association" and warns that water levels can fluctuate materially through the year.
Bramble Point lots are compact, sized for homes of about 2,000 square feet, and the county roll we use does not carry a lot area for these parcels. The recorded plat and a survey are the only authority for a specific lot. The declaration adds one useful detail for small lots: each parcel carries an access easement so a neighbor's contractor can cross the rear yard to build a pool or other structure, provided the yard is restored afterward.
Living in Bramble Point at TwinEagles means a two-bedroom or two-bedroom-and-den Pulte home of roughly 2,000 to 2,300 square feet on a short, quiet street a few hundred yards from the clubhouse, with the association's crew mowing the lawn every week and a lake, preserve or fairway behind many of the homes. The club, the boulevard and the gate do the rest.
It is one of the most walkable corners of TwinEagles for anyone whose day revolves around the club. From Bramble Court or Carradale Court the clubhouse, pool, fitness center and courts are a third to half a mile by road, and the pro shop is closer than the mailbox is for owners at the far end of the community. The trade is a longer drive out: the Immokalee Road gate is a little over two miles away, about eight to nine minutes at the community's 25 mph limit.
Bramble Point's price, size and lawn service suit three kinds of buyers: couples moving into a private golf club for the first time who want a detached home rather than a condominium, full-time residents downsizing from a larger TwinEagles home who want to keep the club and the neighbors, and seasonal owners who want a lock-and-leave house whose lawn and irrigation are handled for them. The census block group that covers TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, but Bramble Point has no age restriction.
The daily rhythm runs through the club. A Bramble Point owner is a member in whichever category is deeded to the home, Golf, Sports or Social. The clubhouse was rebuilt and expanded in the member-approved $22.5 million Phase One program finished in 2023, and the club's own pages describe a 2,500-square-foot resort-style pool and spa, two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a fitness center and three dining outlets (The TwinEagles Club, Club Life). Bramble Point's own amenity is simpler: a private street, association landscaping and the water and preserve views the developer built around it.
There is no Bramble Point pool, clubhouse or gate of its own; the association website calls it "a non-gated community within gated Twin Eagles." Lots are compact, so neighbors are close, and the declaration bans fences, so privacy comes from landscaping. Pickup trucks, golf carts and motorcycles must live in the garage. Beaches are about 30 minutes away off-peak once you add the drive to the gate, and Immokalee Road in season is slow.
For many Bramble Point buyers the lawn service and the short trip to the clubhouse are the two deciding features. The recorded declaration, amended in 2025, makes the association responsible for "mowing, fertilizing, edging, trimming, pruning and replacement of sod" and for the irrigation system on every lot, while the owner pays to replace plants and trees (2025 amendments). For a buyer who spends summers up north, that single clause is often the reason to choose Bramble Point over a neighborhood where owners handle their own landscaping.
Selling a Bramble Point home? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Bramble Point? Read how we represent buyers and call Marc at (239) 287-5873 to tour both streets.
On the Southwest Florida MLS, Bramble Point at TwinEagles closed 13 sales in the 60 months from September 25, 2021 to September 24, 2026, at prices from $635,000 to $975,000 and a median of $770,000. The median home sold for $365.42 per square foot of MLS living area, after a median 24 days on market, at a median 96.86% of its final list price; 3 of the 13 closed at or above list, and the 13 total $10,131,400. Sixty months is the first window with ten or more closings: the last 12 months hold one sale ($770,000 in May 2026, 41 days on market, 96.86% of list), 24 months three and 36 months seven, so a shorter-window median would describe one to seven houses (Southwest Florida MLS, 60 months (September 25, 2021 to September 24, 2026), pulled September 24, 2026).
Data updated: September 2026.
The Collier County recorded-deed file is a separate record: it recorded 12 qualified resales from September 24, 2021 to June 30, 2026, at $635,000 to $975,000 and a median of $772,500, and every one of them is listed below. The county counts only DOR-qualified deeds and measures the roll's building area, while the MLS counts closed listings and measures living area, so each figure stays with its own record and the two per-square-foot figures are never compared.
Recorded | Price | Street | County building area (sq ft) | County year built | Price per county sq ft |
|---|---|---|---|---|---|
Apr 14, 2022 | $875,000 | Bramble Ct | 2,185 | 2006 | $400.46 |
Apr 22, 2022 | $725,000 | Bramble Ct | 1,964 | 2007 | $369.14 |
Oct 28, 2022 | $859,900 | Carradale Ct | 2,056 | 2007 | $418.24 |
Apr 24, 2023 | $975,000 | Carradale Ct | 2,056 | 2007 | $474.22 |
Jun 2, 2023 | $680,000 | Bramble Ct | 2,124 | 2006 | $320.15 |
Mar 28, 2024 | $687,500 | Bramble Ct | 2,185 | 2006 | $314.65 |
Mar 28, 2024 | $800,000 | Bramble Ct | 2,207 | 2023 | $362.48 |
Jun 24, 2024 | $760,000 | Carradale Ct | 2,056 | 2007 | $369.65 |
Sep 3, 2024 | $635,000 | Carradale Ct | 1,964 | 2007 | $323.32 |
Jan 24, 2025 | $775,000 | Carradale Ct | 2,210 | 2006 | $350.68 |
Apr 17, 2025 | $909,000 | Carradale Ct | 2,019 | 2006 | $450.22 |
Apr 24, 2026 | $770,000 | Bramble Ct | 2,124 | 2006 | $362.52 |
Source: Collier County recorded deeds, DOR-qualified arm's-length sales over $100,000, as held in the county's sales file (newest recorded sale in the file: June 30, 2026). "County building area" is the roll's building-area field, which is not MLS living area; never compare these per-square-foot figures to MLS per-square-foot figures. Year built is today's roll value.
With twelve sales, an even number, the median of $772,500 is the average of the two middle sales, $770,000 and $775,000, and is not itself a sale. The median price per county square foot is $365.83, and the average of the twelve per-sale figures is $376.31. The twelve sales total $9,451,400. Six were on Bramble Court and six on Carradale Court, and one Carradale Court home sold twice, in October 2022 at $859,900 and in June 2024 at $760,000, which is the clearest single illustration of how the 2022 peak cooled.
Eleven different homes, 27% of the 41, sold on qualified deeds in about 57 months, roughly 5.6% of the homes a year. The 12-month window holds one sale ($770,000, April 2026) and the 24-month window three ($770,000, $775,000 and $909,000), so a "12-month median" quoted for Bramble Point is a single house. Three more recorded transfers above $100,000 in the same five years were not qualified by the county, for example related-party or otherwise non-market deeds, and are left out of every figure here.
On September 24, 2026 the Southwest Florida MLS showed one active Bramble Point listing: a Carradale Court home with three bedrooms plus a den, three baths and 2,098 square feet of living area, listed at $625,000 after 19 days on market, below every Bramble Point closing of the last five years (Southwest Florida MLS, active listings, pulled September 24, 2026). Inventory changes weekly; call Marc at (239) 287-5873 for today's listings and pending sales.
Bramble Point at TwinEagles is 41 Pulte homes on Block 101 of the TwinEagles Phase Two plat, and at a $772,500 five-year median it is the least expensive way to own a detached home in this private club. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own on Bramble Court or Carradale Court, start with a free Bramble Point home valuation or call Jesse direct at (239) 898-6072. If you are buying in TwinEagles, read how we represent buyers and call Marc at (239) 287-5873. When you are comparing agents, see why sellers across the county name McGreevy and Comisar among the best real estate agents in Naples.
Bramble Point homes first sold from Pulte for a median $593,400 between September 2006 and March 2008, fell to a low of $335,000 in 2012, recovered to a median of $494,500 in 2021, then jumped to $859,900 in 2022. Since 2024 the recorded resales have held between $635,000 and $909,000.
Data updated: September 2026. Source: Collier County recorded deeds.
The Bramble Point lots moved in bulk land deeds recorded in December 2005, July 2006 and November 2006, and the first finished home sale was recorded on September 7, 2006. The first recorded home sale on each of 40 lots, through March 10, 2008, had a median of $593,400 and ran from $369,000 to $713,500. By year the median was $617,900 for 27 sales in 2006, $517,650 for 10 sales in 2007 and $426,700 for the last 3 sales in 2008, a slide that tracks the national housing downturn of those years. The developer's November 2007 release still quoted a base price "from the $500,000s, including homesite."
Year | Qualified resales | Median | Range |
|---|---|---|---|
2009 | 1 | $398,500 | single sale |
2011 | 1 | $365,000 | single sale |
2012 | 3 | $390,000 | $335,000 to $420,000 |
2013 | 2 | $392,250 | $364,500 to $420,000 |
2014 | 6 | $440,000 | $395,000 to $492,500 |
2015 | 3 | $440,000 | $405,000 to $485,000 |
2016 | 2 | $445,000 | $430,000 to $460,000 |
2017 | 4 | $470,000 | $450,000 to $485,000 |
2018 | 3 | $440,000 | $430,000 to $575,000 |
2019 | 2 | $510,000 | $495,000 to $525,000 |
2020 | 3 | $475,000 | $435,000 to $575,000 |
2021 | 6 | $494,500 | $439,000 to $540,000 |
2022 | 3 | $859,900 | $725,000 to $875,000 |
2023 | 2 | $827,500 | $680,000 to $975,000 |
2024 | 4 | $723,750 | $635,000 to $800,000 |
2025 | 2 | $842,000 | $775,000 to $909,000 |
2026 (through June) | 1 | $770,000 | single sale |
Source: Collier County recorded deeds, qualified improved sales over $100,000, excluding each lot's first sale from the builder. Medians of one to three sales are shown for the record, not as a trend.
Bramble Point prices more than doubled from the 2012 low to the 2022 level, and the median gained about 74% from 2021 to 2022. The jump was community-wide: the master association's history records that in 2021 "nearly every lot in the community was sold" and "many residents upgraded to larger homes" (TwinEagles Community FAQs). With only 41 homes, a few sales in either direction move Bramble Point's yearly median a long way. Sellers today should price against the 2024 to 2026 band, not the 2022 peak.
Bramble Point at TwinEagles began in 2005 as one of the first five neighborhoods of Grand Arbors, the smaller-lot second phase the Bonita Bay Group added north of the TwinEagles clubhouse. Its lots went out in a 2005 lottery, Pulte built all 41 homes in 2006 and 2007, and the owners have run the neighborhood association themselves since the builder left.
TwinEagles started in 1997 as developer Jim Colosimo's plan for large estate homesites around two Jack Nicklaus courses; the Talon opened on January 15, 1999, and the developer went into bankruptcy in 2000. The Bonita Bay Group bought TwinEagles in August 2000 for a reported $53 million and, in 2003 and 2004, introduced "Grand Arbors," a second phase of smaller lots with a second golf course, per the master association's history (TwinEagles Community FAQs, history). The Bonita Bay Group described Grand Arbors as "coach homes, villas and single-family homes" (Phoenix Bay Ventures, TwinEagles).
The master association's history records a 2005 lot lottery for the first Grand Arbors release: "Bramble Point, Covent Garden, Hedgestone, Hollybrook, and Wicklow." The Bramble Pointe at TwinEagles Residents' Association was incorporated on September 7, 2005, with Pulte's Bonita Springs office as its first address, and the developer's 2007 release dates the neighborhood's introduction to June 2005.
Pulte recorded the Bramble Pointe declaration on September 1, 2006, and closed its first home sale six days later. The Florida Weekly release of November 22, 2007 put the count at 37 of 41 sold, with two models open: "The Maple, a two-bedroom, two-and-one-half bath home with 1,964 square feet under air, and The Spinnaker, a two-story home with two bedrooms, den and three baths, and 2,098 square feet of living space." The last of the 41 first sales closed in March 2008, as the housing market turned.
Bonita Bay Group's financial troubles closed the TwinEagles golf club in 2009 (Naples Daily News, 2009), and Bramble Point resales bottomed at $335,000 in 2012. The Ronto Group, backed by Angelo, Gordon and Co., bought the club and remaining land in 2010 for a reported $11 million; the second course was rebuilt as the Eagle and reopened in 2012, and Ronto turned the club and master association over to the members under a Transfer and Turnover Agreement dated November 16, 2018 (club Initiation Fee Policy). Bramble Point, already sold out, was one of the Ronto developer site's 17 named neighborhoods under the Pulte spelling, "Bramble Pointe."
Members approved the $22.5 million Phase One master plan in 2020, renovating the Talon and rebuilding the clubhouse by 2023 (club Phase One Master Plan booklet). Inside Bramble Point, the owners updated their own documents in 2024 and 2025: a certificate recorded on January 13, 2025 modernized collections and liens, allowed a capital contribution at closing, moved plant replacement to owners while keeping mowing and irrigation with the association, and moved the board to one-year terms elected by secret ballot.
A Bramble Point home at TwinEagles comes with a mandatory club membership deeded to the house, but not necessarily a golf membership, and never a free one. The club says each residence is deeded a Golf, Sports or Social membership, and the buyer pays the club an initiation fee at closing: $150,000 for Golf, $60,000 for Sports or $45,000 for Social in September 2026.
The club's membership page states: "Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)," "Membership is mandatory for all 717 Homeowners," and Golf memberships are "capped at 614" (The TwinEagles Club, Membership). The master association's history adds that the 2018 separation of club and association "clearly defines The TwinEagles Club as a private club as opposed to a bundled community" (TwinEagles Community FAQs). Any listing that calls a Bramble Point home "bundled golf" or says golf is "included in the price" is wrong on the club's own words.
Section 2.3 of the Bramble Pointe declaration is blunt: Pulte "is not the developer of TwinEagles or the TwinEagles Golf Club," and "neither membership in the Association or the Master Association, nor ownership or occupancy of a Parcel shall confer any ownership interest in the Club or the Club Facilities" (Bramble Pointe governing documents). The membership comes from the club's own recorded covenants, not from the neighborhood's declaration.
The club's recorded covenants attach a category to each lot: a 2005 Social recreational covenant written for the Grand Arbors lots (Official Records Book 3810, Page 4172) and a 2010 Golf and Sports covenant that attaches a category to a lot by a recorded joinder (Official Records Book 4605, Page 2967). We have not found a single public document that lists the category for every Bramble Point home, so the only reliable answer for a given address is the club's estoppel letter for that house. Ask for it before you write an offer.
The club's Initiation Fee Policy says the fee "must be paid to the Club at the closing of the home sale," that it applies to "any person or entity who purchases a home in TwinEagles," and that the Sports and Social fees are 40% and 30% of the Golf fee under the club's 10:4:3 ratio. The club must give at least 120 days' notice of an increase. The club first charged an initiation fee in April 2021, at $30,000 for Golf; it rose to $65,000 from February 1, 2022, to $100,000, to $130,000 from March 1, 2024, and to the $150,000 posted today. The policy says the fee "is to be used for Club Capital expenditures"; no public club document describes a refund when you sell.
On a $772,500 Bramble Point home, a $150,000 Golf initiation fee is about a fifth of the price, a far larger share than on a $2 million Hedgestone or Estates home. A Sports-deeded or Social-deeded Bramble Point home therefore opens the club to a buyer for much less cash at closing, and the category on the estoppel changes the buyer pool more here than anywhere else in TwinEagles.
The policy exempts gratuitous transfers to a spouse or surviving spouse, a former spouse taking title by divorce decree, family members taking title through "a bona fide family planning device," transfers to estate-planning trusts for the member or spouse, and a member who moves to another TwinEagles home in the same or a lower category within a year. That last clause matters in Bramble Point, where many buyers are TwinEagles owners downsizing from a larger home: moving into Bramble Point in the same or a lower category costs no new initiation fee, and moving up costs only the difference.
Under the 2010 covenant, a Sports membership can move up to Golf only "subject to availability," and the club confirms that "Resident Golf Memberships are immediately available with homes deeded Golf." The last public dues schedule (fiscal 2022) gave Sports members four in-season rounds and unlimited off-season golf with green and cart fees, and Social members four in-season rounds as a Golf member's guest (FY22 Dues and Fees).
The buyer signs the club's Membership Agreement, which the club must receive "SEVEN (7) DAYS PRIOR to the closing"; membership "is contingent upon approval by the Club," the applicant authorizes credit and background checks, and the agreement sets "a transfer fee to acquire my membership in the amount of $3,500," returned if the club rejects the applicant (Membership Agreement 2024). The 2010 covenant makes seller and buyer "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale."
A Bramble Point owner uses the amenities of The TwinEagles Club in the membership category deeded to the home, the master association's gate, roads, lakes and preserves, and the Bramble association's own lawn and irrigation service. Bramble Point has no pool, clubhouse or courts of its own; the club's are a few hundred yards away.
The Talon, by Jack Nicklaus with Jack Nicklaus II, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; from the back tees it plays par 72 and 7,420 yards with a 75.9 rating and 145 slope. The Eagle opened in 2007 as Gary Player's Aerie and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012; it plays par 71 and 7,607 yards, rated 77.5 with a 150 slope (The TwinEagles Club, Golf; Talon scorecard; Eagle scorecard). The Talon hosted the PGA TOUR Champions event now known as the Chubb Classic in 2002 to 2006 and 2012 to 2018 (Nicklaus Design, TwinEagles). Bramble Point was sited on the Aerie side of the community.
The clubhouse was rebuilt and expanded in the 2020 member-approved program and completed in 2023; its construction manager lists the project at 71,376 square feet (Curran Young Construction project page). Dining runs through the Grille Room and Terrace, the poolside Tiki and the Midway Cafe (club dining). From Bramble Court the clubhouse is about a third of a mile by road, close enough that many owners go by golf cart.
Two Har-Tru tennis courts, four pickleball courts and four lit bocce courts, a fitness center with a spa suite and group classes, and the Himalayan, an 18-hole putting course next to the Midway Cafe (Club Life). Both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club Audubon certification).
The association maintains the neighborhood's road tract and, under the declaration as amended in 2025, "all portions of the irrigation system serving a Parcel" and the landscaping on every lot, "including mowing, fertilizing, edging, trimming, pruning and replacement of sod," as a common expense. Its 2025 rules name Juniper Landscaping of Florida as the contractor and set the program: weekly mowing, edging, pruning and weeding, fertilizer four times and pest treatment six times a year, monthly irrigation checks and fresh mulch each late October (Bramble rules and regulations).
The master association runs the single gated entrance on Immokalee Road, the community roads, sidewalks, lakes and preserves, the boulevard landscaping and the architectural review committee. Its 2024 budget carried $513,955 for security services and $453,228 for common lawn maintenance (approved 2024 budget).
No beach club, no marina and no boat access. A Gulf beach club was in the 1997 announcement and never built. Residents use Collier County beach parking permits like any other county resident; Vanderbilt Beach is about 12.9 miles and 22 minutes from the gate off-peak, plus the eight or nine minutes from Bramble Point to the gate.
Owning a Bramble Point home at TwinEagles means five recurring bills: the TwinEagles master association assessment ($3,610.23 in the 2024 budget), the Bramble Pointe association's quarterly assessment, club dues in the deeded membership category, the Collier County tax bill at 12.2558 mills for 2025, and homeowners, wind and flood insurance. There is no CDD.
The current Bramble association budget, the 2025 and 2026 master budgets and current club dues are not published on the public pages of any of the three organizations; each sits behind an owner or member login. Where a number below is older than 2026, it is dated, and a buyer should confirm it on the estoppel letters before closing.
Line | 2023 total per unit | 2024 operating share | 2024 reserve share | 2024 total per unit |
|---|---|---|---|---|
Grand Arbors, Bramble Pointe (41 units) | $3,373.01 | $2,950.23 | $660.00 | $3,610.23 |
Source: TwinEagles HOA approved 2024 budget, adopted November 8, 2023. The 41 Bramble Point units together carried $148,019.43. For comparison, the same budget billed Covent Garden $3,300.46, Kinross $3,402.96, Fenhurst $3,407.73, Hollybrook $3,735.72 and the Estates up to $5,586.19 per unit. The assessment is billed once a year and is due January 1, with a grace period to January 30.
Bramble Point is one of seven TwinEagles neighborhoods with its own association and a quarterly neighborhood assessment, mainly for landscaping and irrigation; the others are Covent Garden, Dundee, Hollybrook, Lockford, Wicklow and Wisteria (TwinEagles Community FAQs). The current amount is on each home's association estoppel and in the owners-only budget, not on any public page. The bylaws let the board bill monthly or quarterly, and the only dollar figure in the recorded declaration is historical: Pulte guaranteed in 2006 that the association's monthly assessment "shall not exceed $177.25" during its guaranty period. Treat that as a 2006 benchmark, never as today's fee.
The last public dues schedule is fiscal 2022 (November 2021 to October 2022): Full Golf $13,870 in operating dues plus 7% sales tax, $1,207 capital dues, $323 capital improvements and a Phase One capital assessment of $244 a month, about $18,328 a year before tax; Sports about $7,336; Social about $5,496 (FY22 Dues and Fees). Those numbers are four seasons old and the initiation fee has more than doubled since, so treat them as a floor and ask the club's membership office for the current sheet. The Phase One capital assessment runs 12 years from September 2020, and "the buyer will be responsible for all remaining monthly payments."
TwinEagles homes pay the county's millage code 285, a total of 12.2558 mills for 2025, including 3.75 mills for the North Collier Fire Control and Rescue District, plus a $261.91 "District 1 Garbage" non-ad valorem assessment (Collier County Tax Collector). At that rate each $100,000 of taxable value costs about $1,226 a year. A buyer's taxable value resets to market after a sale, less any homestead exemption the buyer qualifies for, so a new owner's bill can differ sharply from the seller's.
Bramble Point is plumbed with two water lines, and the declaration requires every irrigation system to run on the non-potable line; in TwinEagles that water comes from Resource Conservation Systems, a non-potable irrigation utility whose 2026 tariff sets base charges by lot size plus a usage rate (RCS 2026 tariff). In Bramble Point the association controls the irrigation clocks and maintains the systems; how the water bill itself is split between the association and each owner is not stated in the public documents, so confirm it on the association estoppel.
Homeowners, wind and flood insurance are the owner's cost and vary by home; the association insures only the neighborhood common area. See the storm and insurance section below. Citizens Property Insurance will require flood coverage on primary residences insured for wind by Citizens from January 1, 2027.
Selling? We put the full fee stack in your listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 before you write an offer.
The one-time costs on a Bramble Point sale are the club initiation fee paid by the buyer at closing ($150,000 Golf, $60,000 Sports or $45,000 Social in September 2026), the club's $3,500 transfer fee, the master association's screening application and estoppel, the Bramble association's approval, transfer fee, estoppel and any capital contribution it sets, and the usual Florida closing costs.
Section 4.1 of the declaration makes a buyer "jointly and severally liable with the transferor for all unpaid assessments coming due prior to the time of such conveyance," and section 4.7 lets the association deny approval of a sale while an owner is delinquent. A clean Bramble estoppel, ordered early, protects the buyer from inheriting the seller's balance and protects the seller from a last-week approval problem.
No. Bramble Point at TwinEagles is not in a community development district: the 2025 TwinEagles tax bills we sampled carry one non-ad valorem line, the county's $261.91 garbage assessment, and the state's official list of special districts contains no TwinEagles district. Any special assessment would come from the Bramble association, the master association or the club.
The Florida Commerce "Official List of Special Districts" (report of September 23, 2026) lists no district named TwinEagles (Florida Commerce special district list), and three sampled 2025 TwinEagles tax bills, from a single-family home, an estate lot and a condominium, show the garbage charge as the only non-ad valorem line.
The declaration allows special assessments for expenses the annual budget does not cover, and the 2025 amendment added a "Personal Assessment" that can be charged to one owner for damage to common areas or for maintenance the association had to do after notice. Whether any special assessment is pending is a question for the association estoppel; none appears in the public documents.
The master association's July 2025 newsletter reported an "approved funding option for Lake Bank Restoration Project without special assessment to Residents," with further phases slated for 2027 and 2028, and the association said its entry landscape project "is already fully funded" (lake bank update, June 2026; landscape project notice). That matters to Bramble Point, where many homes back onto master-association lakes.
On the club side, the Phase One capital assessment is the live one. The club's IRS filing states that its bylaws require a membership vote for "special capital assessments greater than $500,000" (IRS Form 990 via ProPublica), and its fiscal 2024 return shows about $23.3 million outstanding on the loan that financed the Phase One program.
Bramble Point at TwinEagles is governed by two layers of recorded covenants: the 2006 Bramble Pointe declaration, as amended in 2025, and the TwinEagles master declaration and its 2024 use restrictions. Together they fix the roof tile, ban fences and walls, keep trucks and golf carts in the garage, limit signs, and require written approval for every exterior change.
Where the two layers differ, the Bramble declaration itself says the master documents are "superior," but the neighborhood may enforce stricter rules, so a Bramble Point owner follows whichever rule is tighter.
Document | Recorded or dated | What it controls |
|---|---|---|
Declaration of Covenants, Conditions and Restrictions for Bramble Pointe at TwinEagles, with articles and bylaws | Recorded September 1, 2006, Book 4099, Page 1014 | assessments, maintenance, use restrictions, sale and lease approval |
Certificate of Amendment to the declaration and bylaws | Recorded January 13, 2025, Book 6429, Page 3291 | collections, liens, capital contribution, landscaping split, board terms and elections |
Bramble Pointe rules and regulations ("Community Concern") | 2025 | parking, signs, leasing procedure, landscaping program, trash |
Bramble Pointe application for approval to lease | October 28, 2024 | lease fees, screening, occupancy |
Amended and Restated Declaration for TwinEagles | Recorded March 13, 2001, Book 2789, Page 2639 | master association, common areas |
TwinEagles Use Restrictions (Exhibit C to the Second Amended and Restated Declaration) | Recorded 2024, Book 6349, Page 3623 | leasing, pets, vehicles, community-wide rules |
TwinEagles HOA Rules and Regulations | consolidated November 2021 | shutters, contractor hours |
Grand Arbors at TwinEagles Design Review Guidelines | master ARC | landscaping, paint, lighting, shutters |
Sources: Bramble Pointe governing documents; 2025 amendments; Bramble rules and regulations; lease application; TwinEagles Use Restrictions; TwinEagles HOA Rules and Regulations; TwinEagles ARC application with Grand Arbors guideline excerpts.
The owners' 2025 amendment, adopted by at least two-thirds of the voting interests, did five things a buyer should know: it split landscaping so the association keeps mowing, fertilizing, trimming, sod and irrigation while the owner pays to replace shrubs, plants and trees; it authorized "initial capital contributions payable at closing"; it created a "Personal Assessment or Charge" for owner-caused damage or neglected maintenance; it let the association accelerate a delinquent owner's full-year assessment once a claim of lien is recorded; and it moved the board to directors elected by secret ballot to one-year terms, with no proxies in elections.
"The color of the roof tile shall not be changed nor shall other roofing materials or styles be substituted," says section 9.8 of the declaration. A Bramble Point reroof is therefore a like-for-like tile roof in the original color, approved by the master association's Architectural Review Committee before work starts, and permitted by the county. Three owners pulled reroof permits in the seven months to June 2026.
Section 9.15: "no wall or fence shall be constructed on any Parcel." Hurricane shutters are allowed to the specifications adopted by the architectural reviewer and the master association, and "laminated glass and window film architecturally designed to function as hurricane protection which complies with the applicable building code, may be used in place of hurricane shutters," but reflective window coverings are prohibited. The master rules add when shutters may stay closed during the season.
No exterior color, driveway or walkway color may be changed without written approval, and repainting uses the master association's Approved Color List unless the owner can document the builder's original color. Any change to the original landscape design needs approval and may raise the owner's share of maintenance cost. The Grand Arbors guidelines require canopy trees, 75% native, at one per 3,000 square feet of pervious lot area, and root barriers for shade trees near pavement.
Driveways must be concrete or paverstone. Vehicles park in the garage or the driveway only, never in the roadway or on the lawn. Section 9.7 lists what must be kept "within an enclosed garage": pickup trucks, golf carts, commercial vehicles, recreational vehicles, motorcycles, bicycles, boats, trailers and similar vehicles, and garage doors stay closed except to enter or leave. The master use restrictions add no street parking from 1 to 6 a.m. community-wide.
Section 9.2: "No sign or advertisement of any kind, including, without limitation, those of realtors, contractors and subcontractors, shall be erected within the Neighborhood without the written consent of the Board of Directors or in accordance with the regulations adopted by the Board of Directors of the Association and the Master Association." In practice that means the master association's single 24-by-18-inch sign specification, with the Bramble board's consent.
Satellite dishes up to one meter are allowed on the side or rear of the lot and may have to be screened; a portable United States or Florida flag may always be displayed, and armed-service flags on the five holidays the declaration lists. Pool equipment, gas tanks, sprinkler pumps and trash containers must be walled in or screened from the street and neighbors, window and wall air conditioners are prohibited, solar collectors need approval of location and materials, and clotheslines are not permitted.
A home office is allowed only if it cannot be seen, heard or smelled from outside, draws no customers into the neighborhood and fits the zoning; using a home as a "public lodging establishment" counts as a business and is prohibited.
Selling a Bramble Point home with past changes? Gather your approval letters, then request a free home valuation or call Jesse direct at (239) 898-6072. Planning to buy and update? Read how we represent buyers and call Marc at (239) 287-5873.
Every exterior change to a Bramble Point home, from paint to a pool cage to a new roof, needs written approval from the TwinEagles master association's Architectural Review Committee before work starts. The Bramble rules route owners to the master committee, which meets every two weeks and asks for drawings, materials, colors and contractor insurance with each request.
The Bramble declaration names an "Architectural Reviewer" and gives the master association's Design Review Guidelines priority over any conflicting neighborhood rule. The Bramble rules make the practical point: "Any changes, modifications or additions on a property to either the structure or landscaping must receive written approval from the TwinEagles HOA Architectural Review Committee prior to the work being done." The master association's February 2024 newsletter confirms that exterior modifications in Grand Arbors, including roofs, lanais, paint, landscaping, generators and flags, go to the master association (TwinEagles HOA Newsletter, February 2024).
The committee's request form asks for the company doing the work, certificates of insurance of $1 million each for general liability, auto and workers' compensation, the contractor's occupational license, drawings to scale, and, where they apply, county permits, pool and landscape plans and paint colors (TwinEagles ARC application). Generators and buried propane tanks need an annotated survey and landscape screening; solar panels need the panel and piping layout.
The 2006 Bramble declaration gives the reviewer 60 days to respond to a complete submission, after which silence counts as approval; the master committee, meeting twice a month, is the practical clock. Plan a reroof or pool project around that calendar, and never start before the letter arrives.
Unapproved work can be ordered removed at the owner's cost, and the 2025 amendment lets the Bramble association charge an owner personally for corrective work it has to do after notice. For a seller, an unapproved change is a closing problem, not just a neighbor problem.
For an application: the TwinEagles HOA office, 11330 TwinEagles Blvd, Naples, FL 34120, (239) 919-3422 (TwinEagles HOA contact; architectural review page). For landscaping, irrigation or a Bramble rule: MAY Management Services, (239) 262-1396, per the association's property management page.
Yes. The recorded Bramble Pointe declaration says "no Owner may effectively lease, or convey title to a Parcel or any interest therein by sale or gift without the prior written approval of the Board of Directors of the Association." The board has 20 days after a complete application to approve or disapprove, or the transfer is deemed approved, and it may refuse only for the good causes the declaration lists.
That is a step most single-family neighborhoods in Southwest Florida do not have, and it sits on top of the club's own approval and the master association's screening. Built into the contract timeline, it is routine; left to the last week, it can delay a closing.
An owner who intends to sell, lease or give a home must give the board written notice at least 20 days before the transfer, with the contract or lease and the buyer's or tenant's name and address, and the association may charge a transfer fee of up to $100 for processing (2006 text). The board must decide within 20 days of receiving the notice and all requested information, and never later than 60 days after the notice; if it does neither within 20 days, the transfer is deemed approved and the board must issue a certificate of approval on demand.
The declaration limits disapproval to a majority vote of the whole board and to listed reasons, including certain felony convictions, a record of financial irresponsibility such as prior bankruptcies or foreclosures, an application that shows intent to break the covenants, a history of disruptive behavior, failure to provide requested information, and an owner who is delinquent in assessments.
If the board disapproves without good cause, the owner may demand that the association supply an approved alternate buyer, or buy the home itself, on the same terms as the contract, or the owner may withdraw the sale; a sale to the alternate buyer or the association must close within 60 days.
Approval cannot be denied to an heir who was the owner's spouse or a first-degree relative. A home may be owned in a trust or by an entity, or by unrelated co-owners, but the board may require two named "primary occupants," and it will approve no more than one change of primary occupants in any twelve months.
A judicial sale, and a first mortgage lender taking title by foreclosure or deed in lieu, do not need approval, but the next buyer from that lender does. Any sale or lease that is not approved "shall be void unless subsequently approved in writing by the Board."
No. Bramble Point at TwinEagles has no age restriction: neither the recorded Bramble Pointe declaration nor the master association's 2024 use restrictions contain 55-and-over language, and the club's membership forms count children under 23 as family. Its owners skew older, but any buyer may live here.
Bramble Point's size, lawn service and location near the clubhouse suit many retirees, and the nearest age-restricted community is Valencia Trails, a GL Homes 55-and-over community across Immokalee Road on the roughly 550-acre tract that TwinEagles' developer sold in January 2014. Bramble Point is not part of Valencia Trails and follows no age rule.
The Bramble declaration defines a single family as related people, or no more than two unrelated persons with their children, and the association's lease application limits occupancy to "no more than two (2) persons per bedroom including children." Those are occupancy rules, not age rules.
Because there is no Housing for Older Persons Act exemption, a Bramble Point home can be marketed to any buyer, including a young family drawn by Bear Creek Elementary 0.9 miles from the gate, which widens the buyer pool compared with a 55-plus enclave.
Yes, with limits that are tighter than the rest of TwinEagles. The Bramble association requires board approval of every lease, 20 days' notice, a minimum term of 30 days and no more than two leases per calendar year, on top of the master association's own screening; the master rule of three leases a year does not apply here because the neighborhood's stricter rule controls.
Section 12.4 of the 2006 declaration allows only whole homes to be leased, sets "the minimum leasing period" at "thirty (30) days" and caps how many times a home may be leased in one calendar year. The association's current rules and its 2024 lease application state the cap as "a maximum of 2 times per year" and "no more than (2) times per calendar year" (Bramble rules and regulations; lease application). The master use restrictions allow three leases a year of at least 30 days and say that where a neighborhood's rule is more restrictive, the neighborhood's rule controls (TwinEagles Use Restrictions).
The October 2024 form asks for the executed lease, a $100 non-refundable application fee and a $50 criminal and credit check payable to MAY Management Services, and a $100 transfer fee payable to the association, submitted at least 20 days before occupancy, with approval required before the tenant moves in. It lists vehicles and pets and restates the garage-only vehicle rule and the pet rule. The association's older rules sheet quotes a $70 application fee; the dated 2024 form is the one to use.
Renters also apply through the master association's screening vendor. On the club side, the fiscal 2022 schedule charged renter golf fees and a $1,000 renter transfer fee for access tied to a Full Golf home; confirm the current renter-privilege rules with the club before you market a seasonal lease.
It can be a good seasonal rental to one tenant a year, because the lawn and irrigation are handled and the clubhouse is a short walk or cart ride. It is not a short-stay product: two leases a year, 30-day minimums and board approval of each tenant rule out vacation rentals, and "the use of a Unit as a public lodging establishment" is a prohibited business use under the declaration.
Pets are allowed in Bramble Point. The Bramble declaration permits "a reasonable number of dogs, cats and other usual and non-exotic household pets," excluding "pit bulls, 'wolf hybrids', or other dogs prone to or exhibiting aggressive behavior," kept on the owner's lot and leashed or carried outside it unless the lot has an invisible fence.
"All animals shall be contained on the Owner's Parcel and shall not be permitted to run freely. When outside the Owner's Living Unit (if it does not have a 'invisible fence'), all pets must be carried or secured with a hand held leash." The Bramble rules add that dogs must be "promptly cleaned up after when outside of the owner's property," and the master use restrictions require pets to be licensed and inoculated.
Because the declaration bans walls and fences on every lot, an underground electronic pet fence is the only way to let a dog out unleashed in the yard, and the declaration expressly contemplates one.
No livestock or poultry may be kept, no pet may be bred or kept for a commercial purpose, and the master association may require removal of a nuisance animal.
The master association documents deer, wild turkey, alligators, bobcats and Florida black bears inside the gate and ran a state-permitted relocation of 42 deer from November 2025 to January 2026 (TwinEagles deer relocation). With lakes and preserve behind many Bramble Point homes, keep small dogs leashed near the water, and call Collier County Animal Control for a threatening animal on your lot, per the master association's own guidance.
Four of the five FEMA street points we checked in Bramble Point at TwinEagles read Zone X, area of minimal flood hazard, on both the effective 2012 maps and the preliminary 2025 maps. The fifth, at the east end of Bramble Court, reads Zone AH, a shallow-ponding high-risk zone. The house pad, not the street, decides each home.
Street point | Effective zone | In the high-risk area? | Nearby base flood elevation lines (ft NAVD88) | Preliminary zone (2025 maps) | Ground at the street (ft NAVD88) |
|---|---|---|---|---|---|
Bramble Ct, west end | X, minimal | No | 14.5 to 16.0 | X | 16.5 |
Bramble Ct, middle | X, minimal | No | 15.5 to 16.0 | X | 16.5 |
Bramble Ct, east end | AH | Yes | 14.0 to 16.0 | AH | 15.5 |
Carradale Ct, north | X, minimal | No | 14.0 to 16.0 | X | 16.1 |
Carradale Ct, south | X, minimal | No | 14.0 to 16.0 | X | 15.6 |
Sources: FEMA National Flood Hazard Layer (effective panel 12021C0217H, effective May 16, 2012), FEMA preliminary flood hazard layer (panel 0217J, preliminary March 20, 2025), and the USGS 3D Elevation Program point service. Each point is on the street centerline in front of an address located by the U.S. Census geocoder, not on the house pad, and within 30 meters of the west Bramble Court point the map also shows AH land. Never read one home's zone from this table.
Zone AH marks areas where FEMA expects shallow ponding of one to three feet in a 1% annual chance flood, with a base flood elevation set by nearby lines; around Bramble Point those lines read 14.0 to 16.0 feet, and the street at the east end of Bramble Court sits at about 15.5 feet. A home in the AH area with a federally backed mortgage generally needs flood insurance unless an elevation certificate and a FEMA letter show the structure is above the base flood elevation.
FEMA's database lists 21 letters of map amendment or revision on TwinEagles lots since 2012, most removing a house from the high-risk area, but none is on Block 101. Collier County's online index of elevation certificates also returns none for any Bramble Court or Carradale Court address (Collier County Elevation Certificates layer). A Bramble Point owner who wants to document a home's elevation will usually need a licensed surveyor to prepare a new certificate, which a buyer's flood insurer can then rate from.
Collier County opened the 90-day appeal period on its proposed new flood maps on August 19, 2026 and targets summer 2027 for them to take effect (Collier County, August 2026). Every Bramble Point street point keeps its current zone on the preliminary panel, so the new maps do not change the picture at the street; confirm a specific home on the county's map viewer once the new panels are final.
The state's storm-surge model puts the east end of Bramble Court and the south end of Carradale Court in the Category 4 surge zone and the other points in Category 5: no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones). All of Bramble Point is in Collier County evacuation Zone E (Florida Know Your Zone); confirm on the county lookup before each season.
Selling? A new elevation certificate can belong in your listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 to check the zone for any home you like.
No public record found names storm damage specific to Bramble Point at TwinEagles in Hurricanes Irma (2017), Ian (2022), Helene or Milton (2024): not the county permit files for 2024 to 2026, not the association's posted documents, and not regional news. Bramble Point sits about 15.5 to 16.5 feet above sea level at the street, far inland of the surge that struck coastal Naples.
Irma made landfall on Marco Island as a major hurricane on September 10, 2017; the National Weather Service measured a 112 mph gust in North Naples and 9 to 15 inches of rain in inland Collier (National Weather Service, Hurricane Irma). No Bramble Point-specific Irma damage record was found in any public source.
Ian in September 2022 brought 6.18 feet of water above high tide to the Naples Pier and $2.2 billion of damage countywide, overwhelmingly coastal (National Weather Service, Hurricane Ian summary). Milton in October 2024 cut power to about 85% of Collier customers (National Weather Service, Milton impacts).
Collier's monthly issued-permit files from January 2024 to July 2026 show no structural or storm-repair permit on Bramble Court or Carradale Court after Milton. The three reroofs in that period, in December 2025, May 2026 and June 2026, are full replacements on 2006 and 2007 homes whose cause the file does not state; the shutter, door and window permits of 2025 and 2026 read as hardening. Repairs that need no permit never appear, so ask the seller in writing.
The 2025 Atlantic season produced no Florida hurricane landfall, and no 2026 storm had affected Collier County as of mid-September 2026. The season runs to November 30.
Insurance on a Bramble Point home is priced house by house on roof age, openings protection and elevation, not on the neighborhood name, and the roof is the variable that matters most now that the original 2006 and 2007 tile roofs are about twenty years old. Collier County's Community Rating System Class 5 gives every National Flood Insurance Program policy a 25% discount.
Florida insurers underwrite roof age closely, and Bramble Point's roofs are all original or recent: 38 homes date from 2006 and 2007, and the declaration requires any replacement to match the original tile and color. A home with a new tile roof, a permit and a final inspection, plus a wind-mitigation report, quotes very differently from one with its original roof. Three owners reroofed between December 2025 and June 2026, with declared values of $36,399 to $56,000.
Unincorporated Collier County has been in the Community Rating System since 1992 and is Class 5, a 25% discount (FEMA CRS eligible communities, April 2026). Under FEMA's Risk Rating 2.0 the discount applies "regardless of whether the structure is inside or outside of the Special Flood Hazard Area" (FEMA, NFIP pricing). A lender requires flood insurance when the house itself is in the high-risk area; for a Zone X Bramble Point home it is usually a lower-cost policy bought by choice.
TwinEagles sits in the wind-borne debris region of the Florida Building Code, with a design wind speed of about 160 mph for a house, so replacement windows and doors need impact glass or approved shutters. Every Bramble Point home was built after the statewide code took effect on March 1, 2002, and the declaration expressly allows code-compliant laminated glass and hurricane film in place of shutters.
Citizens Property Insurance has shrunk sharply as private carriers returned, and its approved 2026 multiperil homeowners rates fall on average statewide (Citizens, 2026 rates). Citizens requires flood insurance on primary residential policies that carry Citizens wind coverage from January 1, 2027 (Citizens, flood requirement).
Bramble Point is served by the North Collier Fire Control and Rescue District; Station 10 at 13240 Immokalee Road is the station the district says "serves Twin Eagles" (North Collier Fire, stations).
Every Bramble Point address at TwinEagles is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High, and all three earned an A from the state for 2025-26. We checked one address on each Bramble Point street against Collier County Public Schools' own address lookup on September 24, 2026, for the 2026-27 school year.
Address checked | Elementary | Middle | High |
|---|---|---|---|
11845 Bramble Ct | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
11760 Carradale Ct | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
Source: Collier County Public Schools zone locator, address search, year 2027, each returning one exact match. A full sweep of every address the district holds on both streets, 26 records on Bramble Court and 17 on Carradale Court, returned the same three schools for 2026 and 2027. Attendance zones can change; confirm your address with the district before you buy.
Bear Creek Elementary opened in August 2025 at 2400 Cub Court, about 0.9 miles by road from the TwinEagles gate, as the first new Collier elementary school since 2008, with an early-learning wing; it earned an A in its first graded year (Bear Creek Elementary). From Bramble Point, allow the eight or nine minutes to the gate first.
Oakridge Middle (14975 Collier Blvd) and Gulf Coast High (7878 Shark Way) have both earned an A in each of the last five graded years, per the district's 2026 accountability brief, and sit about 3.9 and 4.7 miles from the gate (Collier County Public Schools, schools; Florida Department of Education, school grades).
Collier County Public Schools earned its ninth straight A for 2025-26. Private options within roughly 20 minutes include Community School of Naples and St. John Neumann Catholic High School.
Collier County's monthly issued-permit files for January 2024 through July 2026 show 17 permit records on Bramble Court and Carradale Court and no new-home permit. Three are reroofs, four are shutters, storm protection, doors or windows, one is a screen enclosure, and most of the rest are air-conditioning and water-heater replacements: the maintenance profile of twenty-year-old homes.
Permit type (county description) | Records, Jan 2024 to Jul 2026 | Largest declared value | Streets |
|---|---|---|---|
Reroof | 3 | $56,000 | Carradale Ct, Bramble Ct |
Shutters, storm protection and screening systems | 3 | $12,650 | Bramble Ct |
Doors and windows only | 1 | $22,205.61 | Bramble Ct |
Aluminum structure (screen enclosure) | 1 | $12,920 | Carradale Ct |
Mechanical (air conditioning) | 7 | $14,826 | Bramble Ct, Carradale Ct |
Plumbing (water heater) | 1 | $1,495 | Carradale Ct |
Building plan revision (to a 2019 permit) | 1 | $10 | Bramble Ct |
Source: Collier County Building Plan Review, monthly building permit reports (one file per month; the July 2026 file is linked; the December 2025, May 2026 and June 2026 files hold the three reroofs).
Ask for the permit history of the specific house, closed out with final inspections, and note the roof's permit date first. On an original 2006 or 2007 home, expect the roof, the air-conditioning system and the water heater to be at or near the end of their service lives, and price your offer or your inspection requests accordingly. On one of the three homes with a 2022 or 2023 year built, ask for the certificate of occupancy and the scope of the work.
Gather the permits and the master association's approval letters for every exterior change before listing, especially a reroof, impact windows or shutters, because those are the items a buyer's insurer will ask about. Collier's online permit search covers each address.
Bramble Point at TwinEagles is zoned A-MHO (Agricultural with a Mobile Home Overlay, the county's base district) inside the Rural Fringe Mixed Use Overlay, Receiving Lands, on Collier County's zoning map, like every part of TwinEagles. It sits in the interior of the community, surrounded by TwinEagles' own golf, lake and preserve land, so nothing can be built next door except what the master plan already holds.
Collier County's zoning layer returns the same answer on Bramble Court and Carradale Court: base zoning A, "A-MHO," with the Rural Fringe Mixed Use Overlay, Receiving Lands, and an agricultural/rural future-land-use designation (Collier County GIS services). Collier County approved a TwinEagles PUD in 1997, but the county's current zoning map shows the community as rural agricultural inside the Rural Fringe receiving area, and it is not on the county's current PUD list (Collier County PUD master list). The mobile home overlay is a county mapping layer; the Bramble declaration limits every lot to a single-family residence.
TwinEagles' frontage on Immokalee Road, between Collier Boulevard and Wilson Boulevard, is six lanes, and the county's 2025 capacity report rates the Collier-to-Wilson stretch over capacity and shows no funded widening (2025 AUIR). Relief comes from parallel roads, including the Vanderbilt Beach Road Extension, whose first phase opened in June 2026 (Collier County, June 2026). From Bramble Point, the two miles of boulevard to the gate are the quiet part of the trip.
Immokalee Road has "a slight rise in it just west of the entrance, allowing wildlife to migrate under the road," a $1.8 million crossing the Bonita Bay Group paid for in a 2002 settlement with environmental groups, per the master association's history. It is part of why the preserves around Bramble Point still hold deer, bobcats and black bears.
Daily life in Bramble Point at TwinEagles runs through one staffed gate on Immokalee Road about two miles away, an association lawn crew every week, curbside trash on Tuesdays and Fridays from bins kept in the garage, individual mailboxes, county water and sewer, FPL electric and non-potable irrigation on association-controlled clocks.
Residents apply for vehicle barcodes, installed at the gatehouse Monday to Friday from 1 to 3 p.m.; guests and vendors are registered through the dwellingLIVE app or website or by calling the gatehouse (TwinEagles Community FAQs). Open-house visitors are admitted only to addresses on the weekly MLS open-house list, and private showings need the buyer's agent and an appointment (Quick Guide for Realtors).
Juniper Landscaping of Florida mows, edges, prunes and weeds every week under the association's contract; lawns and plants are fertilized four times a year and treated for pests six times, irrigation is checked monthly, and beds get fresh mulch each late October. The association sets the irrigation clocks to the water restrictions and asks owners not to change them; call MAY Management Services at (239) 262-1396 with any landscape or irrigation issue (Bramble rules and regulations).
Trash goes out Tuesdays and Fridays; recycling and yard waste Tuesdays. Bins go out no earlier than 6 p.m. the night before and return to the garage right after pickup, yard waste goes out in its own bundles, and bulk items need a call 48 hours ahead, per the Bramble rules.
Bramble Point homes have individual mailboxes, which the owner maintains to the master association's standard; only Covent Garden, Dundee and Kinross use community mailbox units. Streetlights on Bramble Court and Carradale Court belong to Florida Power and Light, and the master association's February 2024 newsletter says to report a dark pole with its number.
Florida Power and Light for electricity, Collier County for water and sewer, and non-potable irrigation water on the second water line the declaration requires, per the master association's utility list and section 9.12 of the Bramble declaration.
Park in the garage or driveway only. Pickup trucks, golf carts, motorcycles, boats, trailers and commercial vehicles live inside the garage, and garage doors stay closed. Personal golf carts may use community streets but not the golf courses, which makes the third-of-a-mile run from Bramble Point to the clubhouse an easy cart trip. The speed limit is 25 mph.
Bramble Point street point | To the gate | To the clubhouse |
|---|---|---|
Bramble Ct, west | 2.1 mi, about 8 min | 0.3 mi |
Bramble Ct, east | 2.2 mi, about 8.5 min | 0.4 mi |
Carradale Ct, north | 2.2 mi, about 8.5 min | 0.4 mi |
Carradale Ct, south | 2.3 mi, about 9 min | 0.5 mi |
Driving distances routed on OpenStreetMap data (OSRM), off-peak, from a point on each street to the Immokalee Road entrance and to the clubhouse at 11725 TwinEagles Blvd; approximate.
I-75 at Exit 111 is about 6.6 miles, the NCH Northeast freestanding emergency room at 15420 Collier Blvd about 3.3 miles, and Naples Airport about 16.7 miles; Southwest Florida International Airport is about 29 miles, roughly 39 minutes off-peak. Add the eight or nine minutes from Bramble Point to the gate to each.
Bramble Point and Covent Garden are the two least expensive ways into TwinEagles, and Pulte built both. Bramble Point is 41 detached single-family homes on their own lots with a neighborhood association; Covent Garden is 120 condominium carriage homes in 30 four-unit buildings with a private pool. On five years of recorded deeds, Bramble Point's median is $772,500 and Covent Garden's is $527,000.
Buyers who want a detached house, a yard and a garage of their own, and who are comfortable with a single-family insurance policy and a roof that is theirs to replace, usually land in Bramble Point. Buyers who want the lowest price into the club, a shared pool and a condominium association that handles more of the building usually land in Covent Garden at TwinEagles. Both pay the same club initiation fee for the same deeded category, which is why the category on the estoppel matters so much at this end of the market.
Decision factor | Bramble Point | Covent Garden |
|---|---|---|
Homes | 41 single-family homes | 120 condominium units in 30 four-unit buildings |
Ownership form | fee simple lot and house (Chapter 720 homeowners' association) | condominium unit (three condominium sections plus a recreation association) |
Builder and era | Pulte, 2006 to 2007 (county year built; three homes re-dated 2022 to 2023) | Pulte, 2006 to 2017 |
Plans | three plans, 1,964 to 2,389 sq ft under air (developer, 2007) | first-floor Cheshire 1,654 sq ft and second-floor Tourmaline 2,297 sq ft (developer) |
Private amenity | none; association lawn and irrigation care | private swimming pool and outdoor dining area |
Walls | none shared | four units to a building |
Neighborhood association | Bramble Pointe at TwinEagles Residents' Association (MAY Management Services) | three condominium associations and a recreation association (Cambridge and MAY) |
2024 master assessment | $3,610.23 | $3,300.46 |
Estoppels at sale | three (club, master, neighborhood) | club, master and the condominium and recreation associations |
Realtor signs | only with the board's written consent, to the master specification | not permitted in Covent Garden |
Mailboxes | individual | community mailbox units |
Qualified resales, 60 months | 12 | 29 |
Median resale, 60 months | $772,500 | $527,000 |
Range, 60 months | $635,000 to $975,000 | $350,000 to $699,000 |
Median per county sq ft, 60 months | $365.83 | $284.16 |
Qualified resales, 12 months | 1 ($770,000) | 11 (median $457,000) |
Choose it if | you want a detached home and yard near the clubhouse with the lawn handled | you want the lowest entry price, a pool and fewer exterior responsibilities |
Sources: Collier County recorded deeds (qualified sales, September 2021 to June 2026; county building area, not MLS living area); TwinEagles HOA approved 2024 budget; Bramble Pointe declaration; TwinEagles Quick Guide for Realtors; club estoppel requirements; archived developer pages (Covent Garden, 2019); Florida Weekly, 2007.
A Bramble Point buyer is paying for land under the house, a detached structure and no shared walls, so the county per-square-foot figure runs about $80 higher than Covent Garden's on the same five-year yardstick. Covent Garden's volume, 29 sales against 12, also means its median is steadier; Bramble Point's moves with each sale.
The master assessment is $309.77 a year higher in Bramble Point than in Covent Garden on the 2024 budget. Beyond that, the comparison depends on the neighborhood-level assessments, which neither association publishes; a Bramble Point owner also carries a full homeowners' policy and the roof, while a Covent Garden owner's condominium association insures and maintains more of the building. Ask for both estoppels before deciding on cost alone.
Both neighborhoods are Pulte-built, both date from the 2005 Grand Arbors lottery, both sit near the clubhouse on the northern side of TwinEagles, both are served by the same gate, club and schools, and both pay the same January 1 master assessment cycle.
Selling in either neighborhood? Get a free home valuation or call Jesse direct at (239) 898-6072. Deciding between them? Read how we represent buyers and call Marc at (239) 287-5873 to tour both.
Bramble Point at TwinEagles is the lowest-priced single-family neighborhood in TwinEagles on five years of Collier County recorded deeds, with a $772,500 median against $840,000 for Fenhurst, $885,000 for Kinross and $942,500 for Hollybrook, and the community-wide median of $967,500. Only the Covent Garden condominiums trade lower.
Neighborhood | Homes | Qualified resales | Median | Low | High | Median per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|---|---|
Covent Garden (condominium) | 120 | 29 | $527,000 | $350,000 | $699,000 | $284.16 | $3,300.46 |
Bramble Point | 41 | 12 | $772,500 | $635,000 | $975,000 | $365.83 | $3,610.23 |
Fenhurst | 57 | 24 | $840,000 | $685,000 | $959,900 | $369.06 | $3,407.73 |
Kinross | 86 | 20 | $885,000 | $650,000 | $1,210,000 | $373.76 | $3,402.96 |
Hollybrook | 51 | 14 | $942,500 | $790,000 | $1,242,500 | $332.34 | $3,735.72 |
All TwinEagles | 714 | 174 | $967,500 | $350,000 | $3,500,000 | n/a | $3,300.46 to $5,586.19 |
Yardstick: Collier County recorded deeds, DOR-qualified sales recorded September 24, 2021 to June 30, 2026; medians of all qualified sales in the window; "per county sq ft" uses the county's building-area field. Assessments from the TwinEagles HOA approved 2024 budget.
Hollybrook at TwinEagles, on Heather Woods Court, is Bramble Point's closest cousin: another 2005 lottery neighborhood with its own association and association landscaping, first built as detached villas by Centex and finished by Minto, on lots the developer marketed at 67 feet wide. Hollybrook's homes are larger on the county roll and its five-year median is $942,500, about $170,000 above Bramble Point's, for a lower price per county square foot. A buyer choosing between them is usually choosing between more house (Hollybrook) and a shorter trip to the clubhouse at a lower price (Bramble Point).
Fenhurst and Kinross are the Lennar neighborhoods of 2012 to 2018 in the northern part of TwinEagles, with newer homes, a landscaping assessment through the master association instead of a neighborhood association of their own, and five-year medians of $840,000 and $885,000. Their price per county square foot is close to Bramble Point's; the difference is age, with Bramble Point roughly a decade older and closer to the clubhouse.
The master association lists twelve neighborhoods. Bramble Point is one of the five first released in the 2005 Grand Arbors lottery, one of seven with its own association, one of the closest to the clubhouse, and the lowest-priced single-family choice. The full community overview is on our TwinEagles community page.
Bramble Point at TwinEagles offers a detached home in a member-owned, gated golf club at the lowest single-family price in the community, with the lawn and irrigation handled and the clubhouse a short cart ride away. The costs are two associations and their approvals, a mandatory club initiation fee, small lots, and original roofs and systems reaching twenty years.
Selling? Request a free Bramble Point home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
Bramble Point at TwinEagles homes are priced on three things, in order: the membership category, the roof and the view behind the house. As Top 1% Real Estate Agents Nationally Since 2008, we build every Bramble Point pricing and showing plan around those three questions, because a listing that answers them first sells to a better-prepared buyer.
At a Bramble Point price, the difference between a $150,000 Golf initiation fee and a $45,000 Social fee is enough to change who can buy. A Golf-deeded Bramble Point home competes with larger homes elsewhere in TwinEagles for golfers who want to be near the first tee; a Social-deeded one is often the most affordable way into the club at all. We put the category at the top of the listing, never in the remarks.
On a 2006 or 2007 home, buyers and their insurers ask about the roof before the kitchen. A seller who has replaced the tile roof with a permit and a final inspection, or who can show a recent roof certification and a wind-mitigation report, removes the largest negotiating item before it starts.
With one builder and three plans, two Bramble Point homes of the same size can differ mainly in what sits behind them: a lake, a preserve, a fairway or a neighbor. The five-year range, $635,000 to $975,000 on homes within a few hundred square feet of each other, is largely a story of setting, condition and category. Photography and drone work that show the back of the lot do more for a Bramble Point listing than another interior shot.
We start the Bramble application, the master association screening and the club's Membership Agreement the day a contract is signed, because each has its own clock. Done that way, the extra approval is invisible to the buyer; left late, it can move a closing date.
The most common errors about Bramble Point at TwinEagles are that golf is "included" (the club's membership terms say otherwise), that the homes are attached villas, that Bramble Point and Covent Garden are one neighborhood, that the lawn service covers everything, and that Carradale Court is a separate neighborhood. The recorded documents and the associations' own pages correct all five.
It is not. The master association's own history calls The TwinEagles Club "a private club as opposed to a bundled community," every home is deeded one of three categories, the buyer pays an initiation fee at closing, and the Bramble declaration itself says a lot confers no interest in the club.
They are detached single-family homes on their own lots. The developer's 2007 marketing called them "detached villas," which is where the confusion starts.
They are different plats, different ownership forms and different associations; Pulte built both, and both date from the 2005 lottery.
Since the 2025 amendment the association mows, fertilizes, trims and maintains the irrigation, but "the replacement of shrubbery, sod, plants and trees on the Owner's Parcel shall be the sole responsibility and cost of the Owner," and the roof, paint and structure were always the owner's.
Carradale Court is part of Bramble Point; the master association's own FAQ lists "Bramble Ct., Carradale Ct." under Bramble Point, and the declaration covers all 41 lots on both streets.
If you're searching for a Bramble Point at TwinEagles listing agent, or thinking, 'I need someone to sell my Bramble Point at TwinEagles home...', you want a team that can read your club estoppel, your roof permit and your Bramble association's approval rules before a buyer's attorney does, and price one of 41 near-identical Pulte homes on the view, the condition and the membership category.
McGreevy and Comisar bring the credentials to that file:
The Southwest Florida MLS shows 13 Bramble Point at TwinEagles closings in the last 60 months, the first window with ten or more, and we tracked every one of them: $10,131,400 in total volume, from $635,000 to $975,000, a median of $770,000, a median 24 days on market (average 48) and a median 96.86% of final list price, with the three most recent at $775,000 (January 2025), $909,000 (April 2025) and $770,000 (May 2026) (Southwest Florida MLS, 60 months (September 25, 2021 to September 24, 2026), pulled September 24, 2026). On Collier County recorded deeds through June 30, 2026, the same five years hold 12 qualified resales, $9,451,400 in recorded volume and a $772,500 median. Data updated: September 2026.
Start with a free Bramble Point at TwinEagles home valuation, priced against Bramble Point sales by street, plan and setting, or talk to Jesse direct at (239) 898-6072, text or call.
Buying instead? Read how we represent buyers and call Marc at (239) 287-5873.
On the Southwest Florida MLS, the 13 Bramble Point closings of the last 60 months took a median 24 days on market, from 6 days to 141, and the one closing of the last 12 months took 41 (Southwest Florida MLS, 60 months (September 25, 2021 to September 24, 2026), pulled September 24, 2026). Five of the 13 sold after 15 days on market or fewer, and the three that sat past 120 days all closed below their list price, two of them by more than 9%. The record also shows that Bramble Point trades about two or three times a year, so a well-priced home with a sound roof meets buyers who have been waiting for this price point.
If the roof is original and the buyer pool is financing and insuring, a permitted tile reroof often costs less than the price reduction an uninsurable roof invites; three Bramble Point owners pulled reroof permits of $36,399 to $56,000 in 2025 and 2026. If you prefer not to, get a roof certification and price it in.
Yes. Section 12.2 of the declaration requires the board's prior written approval of any sale, and section 12.3 gives it 20 days after a complete application, failing which the sale is deemed approved. Disapproval without good cause obliges the association to supply an alternate buyer on the same terms.
It can if it starts late. The club must receive the signed Membership Agreement seven days before closing and must act within 30 days of a complete application under the 2010 covenant. Start the club, master and Bramble applications the day the contract is signed.
The flood zone is decided at the house pad, not the street, and there is no elevation certificate on file for any Bramble Point home. Order one from a licensed surveyor before listing; if the house sits above the base flood elevation, a buyer's lender and insurer can rate it that way.
Yes. An existing member who moves to your home in the same or a lower category, and occupies it, pays no new initiation fee under the club's policy, which often makes a downsizing TwinEagles owner the strongest buyer for a Bramble Point home.
McGreevy and Comisar are a top-reviewed Southwest Florida real estate team based in Bonita Springs, and TwinEagles sits inside the Naples market they have worked for more than twenty years. Jesse McGreevy and Marc Comisar lead the team personally, and this page is built from the same public records they pull for every Bramble Point client.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
When you are ready to see what is for sale in TwinEagles today, our Domain Realty Group team keeps the full listing search at DomainRealtyGroup.com, and Marc will set up a private showing inside the gate.
Read Jesse McGreevy's profile and Marc Comisar's profile, learn more about McGreevy and Comisar, and follow us on Facebook and LinkedIn.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review
Jesse McGreevy and Marc Comisar have sold homes across Southwest Florida's private golf communities for more than two decades, and the questions on this page, the deeded membership, the neighborhood approval, the roof and the thin comparable set, are the ones we work through on every entry-level club listing. For a wider view of the market, start with our Naples community guide.
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).
These are the questions buyers ask most about Bramble Point at TwinEagles, answered from the recorded Bramble Pointe declaration and its 2025 amendment, the association's rules and forms, the master association's documents, the club's membership documents and Collier County records. Call Marc at (239) 287-5873 for a tour.
A neighborhood of 41 Pulte-built single-family homes on Bramble Court and Carradale Court inside TwinEagles, the private, member-owned golf community on Immokalee Road in Naples. It is Block 101 of the TwinEagles Phase Two and Phase 2B plats, with its own homeowners' association.
Both. The builder, the declaration and the association's legal name use "Bramble Pointe"; the master association and the club write "Bramble Point."
Forty-one: 24 on Bramble Court and 17 on Carradale Court. The declaration, the county roll and the master association's budget all count 41.
Single-family homes, each on its own lot with no shared walls. The developer marketed them in 2007 as "41 detached villas," and the county codes all 41 as single family.
The developer's three plans ran from 1,964 to 2,389 square feet under air. On the county roll the homes measure 1,957 to 2,320 square feet of building area, median 2,124.
Pulte Home Corporation, the exclusive builder, sold the first home in September 2006 and the last first sale closed in March 2008. The county dates 29 homes to 2006, 9 to 2007 and 3 to 2022 or 2023.
The 2007 release named the Maple, a two-bedroom, two-and-a-half-bath plan of 1,964 square feet, and the Spinnaker, a two-story plan with two bedrooms, a den and three baths at 2,098 square feet. The third plan's name is not in any public source we found.
Twelve qualified resales from September 2021 to June 2026 ran from $635,000 to $975,000, median $772,500, on Collier County recorded deeds. The most recent recorded sale was $770,000 in April 2026.
Two associations bill a Bramble Point home. The master association's 2024 assessment was $3,610.23 a year, due January 1. The Bramble association bills a separate quarterly assessment whose current amount is on the association's estoppel, not on any public page.
The neighborhood road tract, and on every lot the irrigation system and the landscaping, including mowing, fertilizing, edging, trimming, pruning and sod replacement. Owners pay to replace shrubs, plants and trees, and they own and insure the house, roof and paint.
Yes. The declaration, as amended in 2025, makes lawn and irrigation maintenance on each lot a common expense of the Bramble association, and the association's contractor mows every week.
No membership is free, and not every home is Golf. Each TwinEagles home is deeded a Golf, Sports or Social membership, and the buyer pays the club's initiation fee at closing (The TwinEagles Club, Membership). Check the club estoppel for the category.
$150,000 for Golf, $60,000 for Sports and $45,000 for Social on the club's membership page in September 2026, paid by the buyer at closing.
The last public schedule, for fiscal 2022, put Full Golf at about $18,328 a year before sales tax, Sports about $7,336 and Social about $5,496. Current dues appear on the club's estoppel for a specific home.
Bramble Point has no gate of its own; it sits inside TwinEagles' single guarded gate on Immokalee Road, about 2.1 to 2.3 miles away by road.
About 0.3 to 0.5 miles by road from every Bramble Point street point, among the shortest trips to the clubhouse in TwinEagles.
The Eagle course, which opened in 2007 as Gary Player's Aerie; the developer described Bramble Point as surrounded by lakes, preserves and the Aerie's first fairway. Confirm the hole behind a specific home on today's layout.
Four of five street points read Zone X; the east end of Bramble Court reads Zone AH on the effective and preliminary FEMA maps. The house pad decides, and no elevation certificate or FEMA letter is on file for any Bramble Point address.
Only if a lender requires it for a home in the AH area, or if Citizens insures your wind coverage on a primary residence from January 1, 2027. Many Zone X owners buy a lower-cost policy anyway, with Collier's 25% community discount.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26, per the district's address lookup for both streets.
No. There is no age restriction in the Bramble or master documents.
Yes, with board approval, at least 20 days' notice, a 30-day minimum and no more than two leases a calendar year. Short-term vacation rentals are not allowed.
Yes. The declaration requires the board's prior written approval of every sale, lease or gift, decided within 20 days of a complete application.
Yes, but the board may require you to designate two primary occupants, and it will approve no more than one change of primary occupants in any twelve months.
No. The declaration prohibits walls and fences on every lot; an invisible pet fence is the permitted alternative.
Only inside the garage. Pickup trucks, golf carts, motorcycles, boats and trailers must be kept in an enclosed garage, and no one may park in the street or on the lawn.
Yes, with master association architectural approval and a county permit. The declaration gives each owner an access easement across a neighbor's rear yard to bring in pool equipment, with the yard restored afterward.
Only like for like. The declaration forbids changing the roof tile color or substituting another roofing material or style, and the replacement needs architectural approval and a permit.
No. The only non-ad valorem charge on sampled 2025 TwinEagles tax bills is the county's $261.91 garbage assessment.
TwinEagles homes paid 12.2558 mills in 2025, about $1,226 per $100,000 of taxable value, plus the $261.91 garbage assessment. A new owner's bill resets after purchase.
Both are Pulte-built entry points into TwinEagles. Bramble Point is detached single-family, median $772,500 over five years; Covent Garden is 120 condominiums with a private pool, median $527,000.
Hollybrook is another 2005 lottery neighborhood with its own association and larger homes, at a five-year median of $942,500, about $170,000 above Bramble Point.
No public record we found names Bramble Point damage from Irma, Ian, Helene or Milton, and the 2024 to 2026 county permit files show no storm-repair permit on either street.
These are the questions Bramble Point owners ask before they sell a home in Bramble Point at TwinEagles, answered from the recorded Bramble Pointe declaration and 2025 amendment, the club's Initiation Fee Policy and Membership Agreement, the master association's documents, Florida statutes and Collier County recorded deeds. Call Jesse direct at (239) 898-6072 for a confidential review.
It depends first on the membership category, the roof and the setting behind the house, then on condition and finishes. Recorded Bramble Point resales since 2021 run from $635,000 to $975,000, median $772,500. Start with a free Bramble Point home valuation or call Jesse direct at (239) 898-6072.
About two or three. Collier County recorded deeds show 12 qualified Bramble Point resales in the 60 months to June 2026, on 11 different homes, roughly 5.6% of the 41 homes a year.
$775,000 on Carradale Court in January 2025, $909,000 on Carradale Court in April 2025 and $770,000 on Bramble Court in April 2026, the three most recent qualified sales on the county file.
$975,000 on Carradale Court in April 2023, the highest qualified resale in the 60-month window; the county file holds no higher Bramble Point sale.
The 2021 median of $494,500 became $859,900 in 2022, the year after the master association's history records that "nearly every lot in the community was sold," as buyers competed for a small supply. Since 2024 prices have held between $635,000 and $909,000; price against that band, not the 2022 peak.
Buyers treat the category as a major price factor because Golf memberships are capped at 614 and cost $150,000 to join against $60,000 for Sports and $45,000 for Social. The recorded deed file does not record category, so we price it from the estoppel and current buyer demand.
The buyer, at closing, under the club's Initiation Fee Policy: the fee "must be paid to the Club at the closing of the home sale" by "any person or entity who purchases a home in TwinEagles."
No public club document describes a refund of the initiation fee when a member sells. The club is private and member-owned; ask the club for its Membership Plan and bylaws before you rely on any other answer.
Three: from The TwinEagles Club, from the TwinEagles master association through FirstService Residential, and from the Bramble Pointe association through MAY Management Services. The club's estoppel sheet lists Bramble Court and Carradale Court among the streets that need the neighborhood estoppel.
The declaration requires the association to furnish an assessment certificate within 15 days of a written request, and Florida Statutes 720.30851 sets the timing and caps the fees an association may charge for an estoppel certificate. Order it at listing.
Yes. The declaration says no owner may convey title "without the prior written approval of the Board of Directors of the Association," with notice at least 20 days before the transfer.
Twenty days after it receives the notice and all requested information, and never more than 60 days after the notice; if it does not act within 20 days, the sale is deemed approved and the board must issue a certificate on demand.
The board may disapprove only by a majority of the whole board and only for the causes the declaration lists. If it disapproves without good cause, the association must supply an approved alternate buyer, or buy the home itself, on the same terms, or you may withdraw the sale.
Yes. Section 4.7 lets the association deny approval of a sale while an owner is delinquent, and the buyer becomes jointly liable for unpaid assessments, so clear any balance before closing.
Possibly. The 2025 amendment allows "initial capital contributions payable at closing to the Association as determined by the Association." The current figure, if any, will be on the Bramble estoppel.
The 2006 declaration allows a processing fee of up to $100 per application; the association's current fee schedule and any capital contribution appear on its estoppel and approval paperwork.
Only with the Bramble board's written consent, under the declaration's sign rule, and within the master association's specification: one 24-by-18-inch sign in the front yard, never facing the golf course.
Yes, on Saturdays and Sundays from 9 a.m. to 5 p.m.; the gate admits visitors only to addresses on the weekly MLS open-house list, per the master association's Quick Guide for Realtors.
For any exterior change, yes: roof, paint color, windows, shutters, screen cages, landscaping changes and generators all need the master association's written approval before work starts. Interior work needs county permits where the code requires them, but not architectural approval.
Often, yes, if the roof is from 2006 or 2007 and your buyers will need insurance and a mortgage. A permitted like-for-like tile reroof removes the largest inspection and insurance issue; if you do not replace it, get a roof certification and price accordingly.
Usually not a full renovation. Bramble Point buyers compare homes of nearly the same size and plan, so the roof, the air conditioning, fresh paint within the approved colors and a clean inspection report move the price more than a new kitchen.
By what sits behind the house, the roof and systems, and the membership category. With one builder and three plans, those three factors explain most of the five-year spread from $635,000 to $975,000.
The three estoppel requests, your club membership category, roof and other permits with final inspections, master association approval letters for exterior changes, any survey, a wind-mitigation report, your Bramble assessment payment history, and the governing documents the declaration requires you to give the buyer before closing.
Yes. Section 12.2 makes it the seller's responsibility to provide the purchaser "the complete set of Governing Documents," and says the closing "shall be delayed" until the buyer has them. The association posts them at bramblepointetwineagles.com.
An elevation certificate, which no Bramble Point home has on file with the county today, and your flood insurance declarations page. If your home is near the east end of Bramble Court, where the street point reads Zone AH, a certificate is the document that lets a buyer's insurer rate the house itself.
Florida law requires sellers to disclose known facts that materially affect value and are not readily observable, and the Chapter 720 homeowners' association disclosure summary applies to Bramble Point. Your closing attorney or title agent prepares the association disclosure; we provide the neighborhood facts.
Commonly the documentary stamp tax on the deed at $0.70 per $100 of price ($5,407.50 on a $772,500 sale), the owner's title policy by local custom, estoppel fees, prorated assessments and dues, and the brokerage fee.
January through April, when seasonal buyers are in Naples and the club is at full activity. Given the board, club and master approvals, list early enough in the season for a contract to close before buyers head north.
Many seasonal Bramble Point buyers welcome a turnkey home, and furniture can be sold with the house by a separate bill of sale; lenders do not count furniture toward the appraised value.
Yes. Many Bramble Point owners are seasonal; the association's lawn and irrigation service keeps the exterior in order while the home is listed, and closings can be handled by mail or remote notary.
The Bramble board cannot deny occupancy to an heir who was the owner's spouse or a first-degree relative, and the club's policy exempts family members taking title through a bona fide family planning device from the initiation fee. Other heirs need board approval to occupy.
Yes, within the two-lease annual limit, the 30-day minimum and board approval of the tenant. A tenant in place can complicate showings, so plan the lease term around your listing.
You can, but the board approval, three estoppels, club agreement and sign rules still apply, and the gate admits open-house visitors only from the MLS list.
The sale prices usually match, but the square footage does not: county building area is a different measure from MLS living area, so never compare a county price per square foot to an MLS one.
Start from the 60-month median of $772,500 and the 2024 to 2026 band, then adjust for category, roof age, setting and condition; widen the comparison to Hollybrook, Fenhurst and Kinross for context, and to Covent Garden for the floor.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, have tracked every Bramble Point sale since 2021, and build every listing file around the category, roof and approval questions this page answers. Call Jesse direct at (239) 898-6072.
The Bramble Point at TwinEagles page is built from the primary records below: the recorded Bramble Pointe declaration and its 2025 amendment, the association's own rules and forms, the master association's budget and use restrictions, the club's membership documents, Florida and Collier County government data, FEMA and the National Weather Service, Collier County Public Schools, and dated news coverage. Every public figure on this page traces to one of them.
The Downloadable Documents for Bramble Point at TwinEagles below are the primary records a Bramble Point buyer or seller should read, each linked at the issuing authority: the recorded Bramble Pointe declaration and its 2025 amendment, the association's rules and lease application, the master budget and use restrictions, the club's fee policy and membership agreement, and FEMA and county flood references.
Document | Issued by | Date | Link |
|---|---|---|---|
Declaration of Covenants, Conditions and Restrictions for Bramble Pointe at TwinEagles, with articles and bylaws | Pulte Home Corporation (recorded, Collier County) | Sep 1, 2006 | |
Certificate of Amendment to the declaration and bylaws | Bramble Pointe at TwinEagles Residents' Association (recorded) | Jan 13, 2025 | |
Rules and regulations ("Community Concern") | Bramble Pointe at TwinEagles Residents' Association | 2025 | |
Application for approval to lease | Bramble Pointe at TwinEagles Residents' Association | Oct 28, 2024 | |
Approved 2024 HOA Budget (Bramble Pointe line, 41 units) | TwinEagles Homeowners Association | Nov 8, 2023 | |
Use Restrictions (leasing, pets, vehicles), OR 6349 PG 3623 | TwinEagles Homeowners Association (recorded) | 2024 | |
ARC request for modification (with Grand Arbors guideline excerpts) | TwinEagles Homeowners Association | 2024 | |
Initiation Fee Policy | The TwinEagles Club | Oct 20, 2023 | |
Membership Agreement | The TwinEagles Club | 2024 | |
Estoppel requirements by street | The TwinEagles Club | Jul 29, 2021 | |
Quick Guide for Realtors (open houses, signs) | TwinEagles Homeowners Association | 2024 | |
Golf and Sports Recreational Covenant, OR 4605 PG 2967 | Recorded, Collier County | Sep 17, 2010 | |
Community FAQs and TwinEagles history | TwinEagles Homeowners Association | 2026 | |
2026 Flood Protection newsletter | Collier County | 2026 | |
CRS eligible communities (Collier Class 5) | FEMA | Apr 1, 2026 |
The Bramble association's current budget, minutes and owner directory, the 2025 and 2026 master budgets, current club dues and the club bylaws are member-only and are not published; the estoppel letters for a specific home are the route to those figures.
Market data from Southwest Florida MLS, pulled September 2026. County sales figures are Collier County recorded deeds, DOR-qualified, recorded through June 30, 2026. McGreevy and Comisar, Best Realtor for Bramble Point at TwinEagles. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
