TwinEagles - Covent Garden

McGreevy and Comisar are the top-reviewed real estate team for selling and buying condominiums in Covent Garden 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 Covent Garden condo, or you are weighing one of the 120 carriage homes as the least expensive way into TwinEagles, a private Naples golf club, this page answers the questions that move the price: which of the three condominiums your unit belongs to, what every recorded Covent Garden sale in the last year brought, what a Florida condo resale requires you to hand the buyer, and what the public record does and does not say about milestone inspections and structural reserve studies.

Covent Garden at TwinEagles is a 120-unit carriage-home condominium neighborhood inside the master-planned community of TwinEagles in Naples, Florida. It is the only condominium neighborhood of the twelve in TwinEagles, the lowest entry price in the gate, and the only one with a private pool of its own.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

What "Covent Garden" means on the public record. Covent Garden is one street, Covent Garden Court, lined with 30 two-level carriage-home buildings of four units each. The county roll records them as three separate condominiums: Covent Garden at TwinEagles Section I, a Condominium (28 units), Section II (60 units) and Section III (32 units). Each section has its own condominium association, and a fourth corporation, the Covent Garden at TwinEagles Recreation Association, owns and runs the neighborhood pool. Pulte Homes built all 30 buildings between 2006 and 2017. Every unit also belongs to the TwinEagles Homeowners Association and carries a deeded membership in The TwinEagles Club.

Not to be confused with: Covent Garden in London; Coventry at Stratford Place, a separate Naples condominium; Coventry at Pelican Landing in Bonita Springs; Country Manor on Coventry Court; or Bramble Point at TwinEagles, the 41 single-family homes on Bramble Court and Carradale Court that share Covent Garden's 2005 launch and its builder.

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 Covent Garden condo, or call Marc at (239) 287-5873 if you are buying.

Why McGreevy and Comisar Are the Best Realtor for Covent Garden at TwinEagles

If you're searching for the best realtor for Covent Garden at TwinEagles in TwinEagles, Naples, whether you're ready to sell your Covent Garden condo 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 Covent Garden track record: Covent Garden closed 11 sales on the Southwest Florida MLS in the 12 months to September 24, 2026, and we tracked every one of them: the median was $457,000, the highest was $667,500 (a second-floor Tourmaline plan, December 2025) and the lowest $350,000, at a median 95.49% of final list price and a median 121 days on market; 1 of the 11 closed at or above list. The Collier County recorded-deed file carries the same 11 sale prices.

Data updated: September 2026. Source: Southwest Florida MLS, 12 months to September 24, 2026, pulled September 24, 2026; Collier County recorded deeds, DOR-qualified sales recorded 09/24/2025 to 06/30/2026.

Honors and recognition:

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

McGreevy and Comisar is a top-reviewed Covent Garden at TwinEagles realtor, and you can read every review on our Google Business Profile. Three from clients:

★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review

★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." Verified Google review

★★★★★ "He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!" Verified Google review

For Covent Garden sellers: professional photography, drone and video that show the building, the lanai view and the neighborhood pool, a qualified-buyer database built over two decades in Southwest Florida, and a listing file that answers the condominium, membership, flood and structural questions before a buyer's attorney asks them. That matters more here than anywhere else in TwinEagles, because Covent Garden bans realtor yard signs, so the marketing has to do all of the work.

Selling your Covent Garden condo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a condo in Covent Garden? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Naples.

Key Takeaways

• One street, 30 buildings, 120 condominiums, three associations. Covent Garden Court holds 30 two-level carriage-home buildings of four units each, recorded as Section I (28 units, built 2007 to 2009), Section II (60 units, built 2015 to 2017) and Section III (32 units, built 2006 to 2014), plus a recreation association that runs the private pool.
• Two generations of Pulte floor plans. The 2006 to 2009 buildings carry larger Bonita Bay-era plans; the 2012 to 2017 buildings carry the first-floor Cheshire (1,654 square feet under air) and the second-floor Tourmaline (2,297 square feet), each with a two-car garage and a 230-square-foot lanai.
• The lowest entry price in TwinEagles. Collier County recorded deeds show 11 qualified Covent Garden resales in the 12 months to June 30, 2026, median $457,000, against a TwinEagles-wide 12-month median of $925,000.
• Prices have come off their 2022 and 2023 highs. Tourmaline units peaked at $699,000 in December 2022 and resold for $625,000 to $667,500 in late 2025; Cheshire units reached $650,000 in March 2023 and sold for $436,500 to $470,000 in 2026.
• The lowest master association assessment in the community. The 2024 approved budget billed each Covent Garden unit $3,300.46 a year, including a $660 reserve share, on top of the condominium section's own assessment and the recreation association's.
• Golf is deeded, not included. The developer once marketed "a golf membership included with the purchase of every residence." Today, says the club, every TwinEagles residence is deeded a Golf, Sports or Social membership, and the buyer pays the club's initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social in September 2026.
• Two stories, and the three-story line. Florida's milestone inspection and structural integrity reserve study laws attach to condominium buildings three habitable stories or higher. The developer's plans and two county-filed elevation certificates show two-level buildings, and Collier County's January 2026 milestone registry lists no Covent Garden building, but we have not read the recorded declarations, so ask the association for its written answer.
• A split flood picture. Of 30 building street points, 15 read FEMA Zone X, 14 read Zone AH (shallow ponding, base flood elevation 16 feet) and 1 reads shaded Zone X. The two elevation certificates on file put first floors 1.5 and 1.9 feet above that base flood elevation.
• No yard signs, community mailboxes, three estoppels. "Realtor signs are not permitted in Covent Garden," mail goes to shared mailbox units, and a sale needs estoppels from the club, the master association and the Covent Garden condominium association.

Selling? Start with a free Covent Garden home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.

Table of Contents

• What Is Covent Garden at TwinEagles on the Public Record?
• Which Building Is Which? Covent Garden's 30 Buildings, Sections and Build Years
• What Is It Like to Live in Covent Garden as a Homebuyer?
• Covent Garden Market Snapshot: What Do Covent Garden Condos Sell For?
• How Have Covent Garden Prices Moved Since 2006?
• How Did Covent Garden Come to Be? From the 2005 Lottery to the Last Pulte Building
• What Kind of Homes Are in Covent Garden? Floor Plans, Sizes and Floors
• How Were the Covent Garden Buildings Built?
• Does a Covent Garden Condo Come With a Golf Membership?
• What Amenities Can a Covent Garden Owner Use?
• What Does It Cost to Own a Covent Garden Condo Each Year? The Full Fee Stack
• What Are the One-Time Costs When a Covent Garden Condo Changes Hands?
• Is There a CDD or Special Assessment on Covent Garden Condos?
• What Governs a Covent Garden Condo? Declarations, Bylaws, Rules and Architectural Review
• Do Covent Garden Buildings Need a Milestone Inspection or a Structural Integrity Reserve Study?
• What Does Florida Require When a Covent Garden Condo Is Resold?
• Is Covent Garden a 55+ Community?
• Can You Rent Out a Covent Garden Condo?
• What Are the Pet Rules in Covent Garden?
• Is Covent Garden in a Flood Zone?
• How Has Covent Garden Fared in Hurricanes?
• What Does Insurance Look Like for a Covent Garden Condo?
• What Schools Serve Covent Garden?
• What Permits Have Been Pulled in Covent Garden Recently?
• What Is Zoned Around Covent Garden, and What Could Change Nearby?
• Daily Logistics in Covent Garden: Gate, Mail, Trash, Utilities and Parking
• Covent Garden vs Bramble Point at TwinEagles: Which Entry Point Is Right for You?
• How Does Covent Garden Compare With Other TwinEagles Neighborhoods?
• Honest Pros and Cons of Buying in Covent Garden
• What We See When We Show and List Covent Garden Condos
• What the Internet Gets Wrong About Covent Garden
• Thinking of Selling Your Covent Garden at TwinEagles Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions About Covent Garden at TwinEagles, Buyer Edition
• Frequently Asked Questions About Covent Garden at TwinEagles, Seller Edition
• Sources and Authoritative References
• Downloadable Documents

What Is Covent Garden at TwinEagles on the Public Record?

Covent Garden at TwinEagles is three recorded condominiums on one street: Covent Garden at TwinEagles Section I, Section II and Section III, a Condominium, 120 units in all, each section run by its own Florida condominium association, with a separate recreation association for the shared pool and the TwinEagles master association above them all.

That structure is the single most useful fact on this page, because almost every practical question has a section-level answer. Your quarterly condominium assessment, your building's insurance, your leasing approval, your estoppel certificate and your association's structural reserve answer all belong to your section, not to "Covent Garden."

The four associations, from the state record

Sources: Florida Division of Corporations detail pages for Section I, Section II, Section III and the Recreation Association, read September 24, 2026.

What the founding documents say the associations do

Pulte Home Corporation filed all four corporations on the same day in April 2006, with Pulte staff as the first directors. The Section I Articles of Incorporation say the association exists "to provide an entity pursuant to the Florida Condominium Act for the operation of Covent Garden at TwinEagles Section I, a Condominium." Among its listed powers are to "protect, maintain, repair, replace and operate the Condominium Property," to "purchase insurance," to "repair and reconstruct improvements after casualty," and, the one every buyer and landlord should notice, "to approve or disapprove the transfer, leasing and occupancy of Units, as provided in the Declaration of Condominium." Each unit carries one vote, the board has at least three directors, and after turnover from the developer the articles can be amended only by two-thirds of the voting interests.

Section IV never existed

The state record also shows a fourth condominium association filed in 2006 for a "Section IV." It was dissolved, no Section IV condominium appears on the Collier County roll, and there are no Section IV units. Section II's original 2006 association is likewise inactive; the section re-incorporated in 2014, the year before its first buildings were finished. A listing or a title search that names "Section IV" is describing a shell, not a building.

Who manages what

Cambridge Management of Naples is the manager the master association and the club list for the Covent Garden condominiums (TwinEagles Community FAQs, 2026; club estoppel requirements). The club's January 2024 neighborhood contact list names MAY Management Services for the Covent Garden Recreation Association (TwinEagles neighborhood HOA contacts), and the state record lists a MAY agent for Section II. Confirm the manager for your specific section on the estoppel request, because the three sections do not always use the same firm.

Who governs a Covent Garden unit

Four layers apply to every unit: your section's condominium association (the building, the roof, the common elements, the insurance and the unit-level rules), the Recreation Association (the pool and outdoor dining area), the TwinEagles Homeowners Association (the gate, roads, lakes, preserves, architectural review and a board seat for Covent Garden among its twelve neighborhoods), and The TwinEagles Club (the deeded membership). Exterior changes need Covent Garden approval in addition to the master association's architectural review.

Which Building Is Which? Covent Garden's 30 Buildings, Sections and Build Years

Covent Garden at TwinEagles has 30 buildings numbered 1 to 30 along Covent Garden Court, each with four units numbered by building (Building 19 holds Units 1901 to 1904). Section I is Buildings 2 to 8, built 2007 to 2009; Section III is Buildings 23 to 30, mostly built in 2006; Section II is Building 1 and Buildings 9 to 22, built 2015 to 2017.

Buyers and owners search by street address, not by section, so this table puts each address beside its county building number, its condominium section and its county year built.

Sources: Collier County roll (condominium name, county year built and the roll's building-area field for each unit, preliminary 2026 roll as held in the county sales file) and the building and unit suffixes returned by the Collier County Public Schools address lookup on September 24, 2026. In every building the two end units (x01 and x04) carry one size and the two middle units (x02 and x03) the other. The county building-area field is not the same measure as MLS living area; the developer's own figures for the Ronto-era plans are 1,654 and 2,297 square feet under air.

How to read a Covent Garden unit number

The first one or two digits are the building and the last two are the unit: 1503 is Building 15, Unit 3; 3001 is Building 30, Unit 1. The street addresses run in pairs on either side of the court, so Building 15 (12070) and Building 16 (12069) sit across the court from each other at the east end, and Buildings 1 (12010) and 30 (12009) sit across from each other at the west end, nearest TwinEagles Boulevard.

Section I: Buildings 2 to 8

Section I's seven buildings were finished from 2007 to 2009 under the Bonita Bay Group, before the recession stopped construction, and carry the largest county building areas in Covent Garden: 2,367 and 2,646 square feet in five of its seven buildings. It is the smallest section, 28 units, and the most owner-occupied: 15 of 28 units (54%) carry a homestead exemption on the 2026 preliminary roll.

Section II: Building 1 and Buildings 9 to 22

Section II is the Ronto Group-era section: 60 units in 15 buildings completed from 2015 to 2017, all Cheshire and Tourmaline plans. It is the largest of the three sections, half of the neighborhood, and the most seasonal: 21 of 60 units (35%) are homesteaded.

Section III: Buildings 23 to 30

Section III spans both eras. Buildings 25 to 29 were the first built in Covent Garden, in 2006, with Building 24 following in 2008; Building 30 was completed in 2012 and Building 23 in 2014, both to the newer Cheshire and Tourmaline plans. Ten of its 32 units (31%) are homesteaded, the lowest share in TwinEagles.

What Is It Like to Live in Covent Garden as a Homebuyer?

Living in Covent Garden at TwinEagles means a two-car-garage carriage home on a quiet cul-de-sac inside a gated, member-owned golf club in North Naples, with a private neighborhood pool, association-run building and grounds care, and the clubhouse less than a mile away. It is the lock-and-leave way into TwinEagles.

Covent Garden Court is a single street off TwinEagles Boulevard on the north side of the community, about 2.4 to 2.7 miles inside the Immokalee Road gate by car and 0.6 to 0.9 miles from the clubhouse. Traffic on the court is the neighbors', their guests and the service vans that every condominium attracts. The buildings in the county's elevation-certificate photographs are stucco under barrel-tile roofs, with the garages on the front and two stacked rows of lanais on the back.

Who lives here

Covent Garden is the most seasonal neighborhood in TwinEagles on the county record. Only 46 of its 120 units (38%) carry a homestead exemption on the 2026 preliminary roll, against about 54% across the whole community. The census block group around TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, but nothing in the recorded use restrictions limits who may live here.

The daily rhythm

A Covent Garden owner uses the club in whichever category is deeded to the unit, walks or carts to the neighborhood pool and outdoor dining area, and leaves the building, the roof, the grounds and, in most cases, the landscaping to the associations. The club describes 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 at the clubhouse, which the members rebuilt in their $22.5 million Phase One program finished in 2023.

What lock-and-leave means here

Pulte and the Ronto Group sold Covent Garden as "a maintenance-free, lock and leave living experience" (archived TwinEagles news, June 2015). In practice that means the condominium association insures and maintains the building exterior and common elements, and Covent Garden is one of the seven TwinEagles neighborhoods whose own association handles landscaping on a separate assessment. What stays with the owner is everything inside the unit: air conditioning, water heater, interior finishes, and, under most declarations, windows, doors and hurricane protection. Read your section's declaration for the exact split.

What you give up

Space and privacy compared with a single-family home. Each building holds two first-floor and two second-floor units, so you share walls, and a first-floor owner has a neighbor overhead. There is no private yard. Parking is your two-car garage and your driveway apron, and the master association's rules keep pickups, boats and trailers in enclosed garages. Mail comes to a shared mailbox unit rather than your door. Beaches are about 22 minutes away off-peak, and Immokalee Road in season is slow.

What the developer told the first buyers

When the Ronto Group was selling the last Section II units in 2016, it described Covent Garden as "an ideal pied-à-terre for those intent on enjoying a classic country club lifestyle," with "13 new construction sales since January 1 of this year" and "twenty residences" left (Naples Daily News, May 1, 2016). The same release promised "a private swimming pool and outdoor dining area that is designed for hosting neighborhood gatherings and special events." That is still the Covent Garden buyer we meet: a second-home owner who wants the club, not the yard work.

Selling a Covent Garden condo? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Covent Garden? Read how we represent buyers and call Marc at (239) 287-5873 to tour the buildings.

Covent Garden Market Snapshot: What Do Covent Garden Condos Sell For?

Covent Garden at TwinEagles recorded 11 qualified resales in the 12 months from September 24, 2025 to June 30, 2026 on the Collier County deed file, at prices from $350,000 to $667,500 and a median of $457,000, the lowest of any TwinEagles neighborhood and about half the community-wide median of $925,000.

Data updated: September 2026.

On the Southwest Florida MLS (12 months to September 24, 2026, pulled September 24, 2026), Covent Garden closed 11 sales, none of them non-MLS entries: median $457,000, from $350,000 to $667,500, $5,436,000 in total volume, a median $266.02 per square foot of MLS living area, a median 121 days on market (average 126, from 3 to 381 days) and a median 95.49% of final list price, with 1 of the 11 at or above list. The same 11 prices are on the Collier County deed file below; the county's per-square-foot figures use the roll's building area, a different measure from MLS living area, so the two are never compared.

Every qualified Covent Garden resale, September 2025 to June 2026

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. Plan names are the developer's for the 1,654 and 2,297 square-foot units only.

How to read eleven sales

Eleven is an odd number, so the $457,000 median is an actual sale, a first-floor Cheshire in Building 20 in May 2026. The median price per county square foot is $272.09. The sales split cleanly by floor plan: the three Tourmaline units brought $625,000 to $667,500, and the five Cheshire units brought $350,000 to $470,000. The three older-plan sales are the widest spread in the table, from $350,000 to $620,000, which is what condition, updates and a buyer's read of a 2006 or 2007 building do to value.

Widening the window

Source: Collier County recorded deeds. Every count in this table is odd, so every median is an observed sale.

How often Covent Garden units change hands

Covent Garden turns over steadily for a condominium: 29 qualified resales in 57 months touched 24 different units, about 20% of the neighborhood, and 5 more recorded transfers over $100,000 were not qualified by the county (for example, related-party or otherwise non-market deeds) and are left out of every figure here. The busiest year on record was 2021, with 31 qualified resales at a median of $370,000.

On September 24, 2026 the Southwest Florida MLS showed 5 active Covent Garden listings, asking $350,000, $485,000, $579,000, $597,000 and $635,000 (median $579,000), on the market from 6 to 278 days (median 72). Four of the five ask more than the 12-month median sale of $457,000. Call Marc at (239) 287-5873 for today's inventory and pending sales.

Thinking of selling or ready to buy in Covent Garden at TwinEagles?

Covent Garden at TwinEagles is 120 condominium carriage homes in three sections on one court inside TwinEagles, and its 12-month recorded median of $457,000 makes it the lowest-priced way into the club. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own in Section I, II or III, start with a free Covent Garden 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.

How Have Covent Garden Prices Moved Since 2006?

Covent Garden units sold new for a median of $327,650 in the Bonita Bay Group era (2006 to 2011) and $350,900 in the Ronto Group era (2012 to 2017). Resales ran $300,000 to $400,000 through 2021, jumped to $650,000 to $699,000 in 2022 and 2023, and have settled to $436,500 to $470,000 for Cheshire units and $625,000 to $667,500 for Tourmalines since late 2025.

Data updated: September 2026. Source: Southwest Florida MLS, 12 months to September 24, 2026, pulled September 24, 2026; Collier County recorded deeds.

What the builder charged

Source: Collier County recorded deeds, first recorded sale of each unit over $100,000. The six even-count medians are the mean of the two middle sales. The developer's own base prices bracket those numbers: in June 2015 the Cheshire was "base-priced at $256,990" and the Tourmaline at "$309,990" (archived TwinEagles news); by May 2016 they were $267,990 and $320,490 (Naples Daily News). The earliest Pulte sales in the Naples Daily News transaction lists include "COVENT GARDEN TWINEAGLES BUILDING 28 UNIT 2802 PHASE 2 SECTION 3 $386900" in June 2007 (Naples Daily News, June 17, 2007).

Resales by year

Qualified resales by year: 2009, 1; 2011, 1; 2013, 6; 2014, 10; 2015, 12; 2016, 4; 2017, 7; 2018, 7; 2019, 7; 2020, 7; 2021, 31; 2022, 6; 2023, 5; 2024, 2; 2025, 7; 2026 through June, 7. The 2021 spike, 31 resales in one year at a median of $370,000, emptied the inventory, and the handful of sales in 2022 and 2023 set the records.

The peak and the correction, plan by plan

Source: Collier County recorded deeds. The Cheshire has given back roughly a third of its 2023 high and the 2,048-square-foot plan nearly half of its; the Tourmaline has given back about 5% to 11%. That pattern is consistent with what we have seen across Southwest Florida condominiums since the 2024 and 2025 condominium-law changes raised reserve and insurance costs, but the deed file cannot tell you why any single unit sold where it did. Condition, floor, view and the association's finances on the day of sale all show up in the price, which is why we price every Covent Garden unit from the unit up.

Why the county numbers and the MLS numbers differ

The deed file records every qualified sale but not days on market, list price, concessions or the MLS's living-area measure; the MLS carries those but misses private sales. We use both, never mix their per-square-foot figures, and label each.

How Did Covent Garden Come to Be? From the 2005 Lottery to the Last Pulte Building

Covent Garden at TwinEagles was one of the five neighborhoods in the Bonita Bay Group's 2005 lottery for the first Grand Arbors homesites. Pulte Homes filed the condominium associations in April 2006, finished 15 buildings by 2009, stopped when the market did, and completed the last 15 buildings under the Ronto Group from 2012 to 2017.

2005: the Grand Arbors lottery

The master association's own history says demand "for property in a more affordable price range" was so strong that Bonita Bay "decided to hold a lottery to determine who would have the first choice of lots in the first phase of the Grand Arbors section," and that the lottery "included the neighborhoods of Bramble Point, Covent Garden, Hedgestone, Hollybrook, and Wicklow" (TwinEagles Community FAQs and history, 2026). Covent Garden was the only condominium in that release, and it has stayed the only condominium in TwinEagles.

2006 to 2009: the Bonita Bay-era buildings

Pulte filed all four Covent Garden corporations on April 18, 2006. The first five buildings, 25 to 29 in what became Section III, carry a 2006 year built on the county roll, and Pulte's first recorded sales followed in 2006 and 2007; the Naples Daily News lists read like "From PULTE HOME CORP ... COVENT GARDEN TWINEAGLES BUILDING 25 UNIT 2501 PHASE 3 SECTION 3 $446995" (July 8, 2007) and "BUILDING 3 UNIT 301 PHASE 2 SECTION 1 $390000" (September 30, 2007). Section I's seven buildings followed from 2007 to 2009 and Building 24 in 2008. Then the market broke: the master association's history records that in November 2008 the Bonita Bay Group withdrew its equity-refund promise, and in 2009 it closed the TwinEagles courses (Naples Daily News, 2009). Fifteen Covent Garden buildings stood; the rest of the court was empty.

2010 to 2017: the Ronto Group finishes the court

The Ronto Group and Angelo, Gordon and Co. bought TwinEagles in September 2010 (The Ronto Group). Pulte came back to Covent Garden: it pulled a South Florida Water Management District permit modification for "Covent Garden At Twin Eagles" in early 2012, the Section II association was re-formed in 2014, and Pulte built Buildings 30 (2012) and 23 (2014) in Section III and all 15 Section II buildings from 2015 to 2017 to two new plans, the Cheshire and the Tourmaline. The developer reported "Forty residences remain available" in June 2015 and "Twenty residences remain available" in May 2016. By November 2018 Covent Garden was one of the neighborhoods the developer described as sold out (Naples Daily News, November 10, 2018).

2019 to today: owner-run on every level

In January 2019 the Ronto Group turned the club over to its members (archived Ronto announcement; The Golf Wire). Every Covent Garden board is now owner-elected, and the three condominium associations, the recreation association, the master association and the club each file their own annual reports.

Why the two eras still matter

A Covent Garden unit's era is not trivia. It decides the floor plan and size, the age of the roof, windows and air conditioning, whether the unit was sold with a golf membership attached, and which of the three associations' budgets and reserves you are buying into. The 2006 buildings turn 20 in 2026.

What Kind of Homes Are in Covent Garden? Floor Plans, Sizes and Floors

Every Covent Garden home is a condominium carriage-home unit with its own two-car garage and a roofed lanai, in a two-level building of four units. The Ronto-era buildings (2012 to 2017) hold the first-floor Cheshire, 1,654 square feet under air, and the second-floor Tourmaline, 2,297 square feet; the Bonita Bay-era buildings (2006 to 2009) hold larger and different Pulte plans.

The Cheshire, first floor

"Covent Garden's first-floor Cheshire floor plan offers 1,654 square feet under air and a 230-square-foot covered lanai and a two-car garage. The great room opens to the covered lanai and flows into a gourmet kitchen and dining area that also opens to the lanai ... The plan includes a guest bedroom plus a den or third bedroom and a second full bath" (Naples Daily News, May 1, 2016). The developer called it "perfectly suited to empty-nesters and those seeking an elegantly appointed getaway destination." In each Ronto-era building the two Cheshire-size units are the end units, x01 and x04, on the county roll and in the county's permit records.

The Tourmaline, second floor

"The second-floor Tourmaline floor plan offers 2,297 under air plus a 230-square-foot covered lanai and a two-car garage ... a ground level entry and two-story stairwell, a great room that opens to the covered lanai, a formal dining room, a gourmet kitchen, a breakfast nook that also opens to the lanai, three bedrooms plus a den or fourth bedroom, and two-and-a-half baths," with "His and her walk-in closets" in the owner's suite (Naples Daily News, May 1, 2016). The Tourmalines are the two middle units, x02 and x03. You enter at ground level beside your garage and climb to the living floor, so there is no one above you. Two Building 21 units carry 2,291 square feet on the county roll rather than 2,297.

The Bonita Bay-era plans

The 2006 to 2009 buildings carry four other county building areas: 1,638 and 2,048 square feet in Section III's 2006 buildings, Building 24 and Building 2, and 2,367 and 2,646 square feet in most of Section I. Pulte's plan names for those units are not in any public record we could reach, and the roll's building-area field is not the MLS living-area figure, so treat those sizes as a starting point and measure the unit you are buying. On the roll they are the largest Covent Garden units: the 2,646-square-foot units are 15% larger than a Tourmaline.

First floor or second floor?

The recorded prices say buyers pay for the Tourmaline's size and top-floor position: over the last 12 months the three Tourmaline resales brought $625,000 to $667,500 and the five Cheshire resales $350,000 to $470,000. The Cheshire's advantages are no stairs and a lanai at ground level, which matter a great deal to some buyers; its price per county square foot ($263.91 to $284.16 on four of the five sales) was close to the Tourmaline's ($272.09 to $290.60).

Garages, lanais and storage

Every unit has a private two-car garage; the Building 9 elevation certificate lists 1,200 square feet of attached garage for its four units. Every Ronto-era unit has a 230-square-foot roofed lanai (developer description, 2015). There is no basement or attic storage to speak of, so the garage is the storage.

How Were the Covent Garden Buildings Built?

Covent Garden's 30 buildings are two-level, slab-on-grade, stucco carriage-home buildings under tile roofs, built by Pulte from 2006 to 2017 under the statewide Florida Building Code. Two county-filed FEMA elevation certificates, for Building 23 (2014) and Building 9 (2015), show the finished buildings from four sides and put their first floors at 17.9 and 17.5 feet above sea level.

What the elevation certificates show

Collier County keeps the elevation certificates filed with building permits (Collier County Elevation Certificates layer). The two on file for Covent Garden name "PULTE HOMES" as owner, record building diagram 1A (a slab-on-grade building), and include dated front, side and rear photographs: a two-level stucco building with barrel-tile roofs, garage doors along the front, and two stacked rows of screened lanais across the back (Building 23 certificate; Building 9 certificate). The certificates list the flood zones around the building as X, shaded X and AH with a base flood elevation of 16.0 feet, and the top of the bottom floor at 17.9 feet (Building 23) and 17.5 feet (Building 9), 1.9 and 1.5 feet above it.

The building code

Florida's first statewide building code took effect on March 1, 2002, so every Covent Garden building, the earliest from 2006, was permitted under it. TwinEagles sits in the code's wind-borne debris region, with a design wind speed of about 157 to 158 mph for a residential building, which is why owners have been adding impact windows and shutters: Collier's permit files show eight shutter, window and storm-protection permits on Covent Garden Court from 2024 to 2026 alone.

What we have not seen

No public elevation certificate or photograph for the 2006 to 2009 buildings is in the county's layer, and we have not read the recorded declarations, which describe each building formally. Every building on the roll holds four units in the same end-and-middle pattern, which fits the same two-level carriage form, but the declaration and your association are the sources to confirm it.

Does a Covent Garden Condo Come With a Golf Membership?

A Covent Garden condo at TwinEagles comes with a mandatory club membership deeded to the unit, 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.

What the developer said, and what changed

When the Ronto Group was selling Section II, its marketing said Covent Garden came "With a golf membership included with the purchase of every residence" (archived TwinEagles news, June 2015), and in 2016 "a full golf membership included with the purchase of every residence within the community" (Naples Daily News, May 1, 2016). That described a new-home sale by the developer. The club became member-owned in 2019, and the master association's history now says 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). A resale buyer today inherits the category deeded to the unit and pays the initiation fee for it. Any listing that calls a Covent Garden condo "bundled golf" or says golf is "included in the price" is wrong on the club's own words.

Which category is deeded to a Covent Garden unit

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)" and "Membership is mandatory for all 717 Homeowners," with Golf memberships "capped at 614" (The TwinEagles Club, Membership). The 2010 Golf and Sports covenant attaches a category to a residence by a recorded joinder (Official Records Book 4605, Page 2967), and a 2005 Social covenant was recorded against Grand Arbors lots, the section of TwinEagles the master association files Covent Garden under (Official Records Book 3810, Page 4172). So a 2016 Section II unit sold new with golf and a 2007 Section I unit sold new before the Ronto era may carry different categories today. We have not found a public list of the category for each unit, and the only reliable answer for a given unit is the club's estoppel letter. Ask for it before you write an offer.

How the initiation fee works

The club's Initiation Fee Policy says the fee "must be paid to the Club at the closing of the home sale," applies to "any person or entity who purchases a home in TwinEagles," and sets the Sports and Social fees at 40% and 30% of the Golf fee. The Golf fee began at $30,000 on April 1, 2021 and stands at $150,000 on the club's page today. On a Covent Garden condo, where a Cheshire recently sold for $436,500, a $150,000 Golf initiation is about a third of the price of the home, which is the single biggest reason Covent Garden buyers read the estoppel first.

Exemptions that matter to condo owners

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 ("gap in ownership" up to one year). Moving up a category costs the difference between the two fees. For a TwinEagles owner downsizing from a house into Covent Garden in the same or a lower category, that clause means no new initiation fee.

Can a Sports or Social owner play golf?

Under the 2010 covenant a Sports membership can move up to Golf only "subject to availability." 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). For a golfer, the deeded category is worth more than any finish inside the unit.

What the club requires at closing

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," and the applicant authorizes credit and background checks. The 2010 covenant makes seller and buyer "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale."

What Amenities Can a Covent Garden Owner Use?

A Covent Garden owner uses three sets of amenities: Covent Garden's own private pool and outdoor dining area, run by the recreation association; The TwinEagles Club's courses, clubhouse, pool, racquets and fitness in the membership category deeded to the unit; and the master association's gate, roads, lakes and preserves.

The Covent Garden pool

"In addition to the amenities found throughout TwinEagles, Covent Garden residents enjoy a private swimming pool and outdoor dining area designed for hosting neighborhood gatherings and special events" (archived TwinEagles news, June 2015). It belongs to the Covent Garden at TwinEagles Recreation Association, a separate corporation shared by the three sections, which is why a Covent Garden owner's estoppel package can include a recreation charge as well as the condominium assessment. No other TwinEagles neighborhood has a pool of its own.

The two golf courses

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. 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 (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).

Clubhouse, dining and the club pool

The clubhouse was rebuilt and expanded in the member-approved master plan; its contractor lists the finished building at 71,376 square feet (Curran Young Construction). Dining runs through the Grille Room and Terrace, the poolside Tiki and the Midway Cafe (club dining), and the club describes "a 2,500-square-foot resort-style pool and spa" (Club Life). From Covent Garden Court the clubhouse is 0.6 to 0.9 miles by road.

Racquets, bocce, fitness and the Himalayan

Two Har-Tru tennis courts, four pickleball courts, 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).

What the master association provides

The master association runs the single gated entrance on Immokalee Road, the roads, sidewalks, lakes and preserves, street lights, 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).

What TwinEagles does not have

No beach club, no marina and no boat access. 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 drive from Covent Garden to the gate.

What Does It Cost to Own a Covent Garden Condo Each Year? The Full Fee Stack

Owning a Covent Garden condo at TwinEagles means six recurring bills: your section's condominium assessment, the recreation association's charge for the pool, the TwinEagles master association assessment ($3,300.46 per unit in the 2024 budget, the lowest in the community), club dues in the deeded category, the Collier County tax bill (about $3,343 on one Section III unit for 2025), and your own HO-6 insurance.

The condominium, recreation and club budgets for 2025 and 2026, and the master association's own 2025 and 2026 budgets, are not published on any public page; they sit behind owner portals and member logins. Florida law now requires each Covent Garden section, because each has more than 25 units, to post its official records, including its budget, on a website or app for owners (section 718.111(12)(g), Florida Statutes 2026). A buyer receives the current figures on the estoppel certificates and in the resale document package.

Layer 1: your condominium section

Each of Sections I, II and III sets its own annual budget, collected in installments, to insure and maintain the buildings, roofs, exterior walls, common grounds and reserves of that section only. Those assessments differ by section because the buildings differ by age and plan: Section III's 2006 buildings and Section I's 2007 to 2009 buildings are a decade older than Section II's. Ask for the current budget, the reserve schedule, the insurance declarations and any special assessment adopted or proposed, for your section, before you write an offer. We do not publish member-only budgets.

Layer 2: the recreation association

The Covent Garden at TwinEagles Recreation Association owns and runs the neighborhood pool and outdoor dining area for all three sections; its charge appears on its own estoppel or within the section's billing, depending on how the manager bills it.

Layer 3: the master association

Source: TwinEagles HOA approved 2024 budget, adopted November 8, 2023. The same budget billed Hedgestone $5,017.84 and The Estates $5,559.42 to $5,586.19 per unit. Covent Garden's 120 units together carried $396,055.69 of the master assessment, and its 2024 per-unit figure was up from $3,073.31 in 2023. The assessment is billed once a year and is due January 1.

Layer 4: club dues

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, 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." On a Covent Garden condo in the Golf category, the fiscal 2022 club dues alone, about $18,328, were more than five times the 2024 master assessment.

Layer 5: property tax

A 2025 Collier County tax bill on one Section III unit showed $3,081.07 in ad valorem tax plus a $261.91 "District 1 Garbage" assessment, $3,342.98 in all, at a total millage of 12.2558 (Collier County Tax Collector). A seller's bill can reflect an exemption and years of capped assessment growth; a buyer's tax resets to the purchase price the year after closing, less any exemption the buyer qualifies for, so budget from your price, not the seller's bill.

Layer 6: your insurance

The condominium association insures the building under its master policy; you insure the inside of your unit, your belongings, your liability and your share of the master policy's deductible under an HO-6 policy. Ask the association for its current master policy declarations, including the wind deductible, before you bind your own coverage.

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.

What Are the One-Time Costs When a Covent Garden Condo Changes Hands?

The one-time costs on a Covent Garden 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 transfer and estoppel fees, three association estoppel certificates, the master association's and the condominium association's buyer applications, and the usual Florida closing costs.

Buyer-side charges

• Club initiation fee, by deeded category, paid to the club at closing (Initiation Fee Policy).
• Club transfer fee, $3,500 under the club's 2024 Membership Agreement, paid with the agreement (which must reach the club seven days before closing) and refunded if the club does not approve the buyer.
• Master association application: buyers and renters apply through the association's screening vendor (TwinEagles buyer and tenant evaluation instructions).
• Condominium association approval: Florida law lets a condominium association charge a transfer fee only when it must approve the transfer and its documents provide for the fee, and caps it at "$150 per applicant," with spouses and dependent children counted as one applicant (section 718.112(2)(i)).
• Remaining months of the club's Phase One capital assessment, which transfer to the buyer.

Seller-side charges

• Estoppel certificates from three bodies. The club's estoppel sheet lists Covent Garden Court among the streets that need a neighborhood estoppel on top of the club and master association estoppels (club estoppel requirements). For the condominium association, Florida caps the fee at $250 when the account is current, plus $100 for delivery within 3 business days and up to $150 more if the account is delinquent, and no fee may be charged if the association misses 10 business days (section 718.116(8)). The master association's estoppel follows the homeowners' association statute (section 720.30851).
• The condominium resale documents, which Florida law says the buyer is entitled to "at the seller's expense" (see the resale section below).
• Florida documentary stamp tax on the deed, $0.70 per $100 of the price outside Miami-Dade (section 201.02), customarily paid by the seller in Collier County along with the owner's title policy, though both are negotiable.
• Prorated assessments and dues through the day of closing, and any special assessment the contract assigns to the seller.

Is There a CDD or Special Assessment on Covent Garden Condos?

There is no community development district: the only non-ad valorem charge on a 2025 Covent Garden tax bill is the county's $261.91 garbage assessment, and the state's official list of special districts contains no TwinEagles district. Whether your condominium section has a special assessment adopted or pending is a section-level question that only its records answer.

How we know there is no CDD

The Florida Commerce "Official List of Special Districts" lists no district named TwinEagles (Florida Commerce special district list), and three sampled 2025 TwinEagles tax bills, one of them on Covent Garden Court, show the garbage charge as the only non-ad valorem line.

Master association projects

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 (lake bank update, June 2026).

Condominium special assessments

Florida condominium law requires "the specific purpose or purposes of any special assessment" to be set out in a written notice to each owner and the money to be spent only on that purpose (section 718.116(10)), and, since the 2024 and 2025 reforms, restricts how an association that must fund a structural integrity reserve study may waive reserves. We found no public record of a Covent Garden special assessment, but section budgets and minutes are not public. A buyer should ask for the last two years of board minutes and any notice of special assessment for the section; a seller should disclose any assessment adopted before closing and settle in the contract who pays it.

Club capital

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).

What Governs a Covent Garden Condo? Declarations, Bylaws, Rules and Architectural Review

A Covent Garden condo at TwinEagles is governed by five layers of documents: the recorded Declaration of Condominium for its section, with that association's articles, bylaws and rules; the Recreation Association's documents; the TwinEagles master declaration and its recorded 2024 use restrictions; the master association's architectural review; and the club's recreational covenants.

The document stack

What we have read, and what we have not

We read the state record for all four Covent Garden corporations, the Section I articles of incorporation, the master association's recorded use restrictions, budget, newsletters and realtor guide, and the club's membership documents. We have not read the three recorded Declarations of Condominium or their amendments, which are filed in Collier County's Official Records and are not posted on any public web page. The state record shows that the Section II association amended its articles on January 6, 2017 and Section III on August 23, 2019. Where this page talks about leasing, pets, alterations or insurance at the condominium level, it tells you what to look for in your section's declaration rather than quoting it.

The 25-unit website rule

Florida requires "an association managing a condominium with 25 or more units" to post digital copies of its official records on a website or a downloadable app within 30 days of receiving or creating them, starting with "the recorded declaration of condominium ... and each amendment," the bylaws, the articles, the rules and "the approved minutes of all board of administration meetings over the preceding 12 months," in an owners-only section of the site (section 718.111(12)(g)1). All three Covent Garden sections cross that line (28, 60 and 32 units). An owner can read the documents there; a buyer gets them from the seller under section 718.503.

Architectural review: two approvals, not one

"The Architectural Review Committee (ARC) meets every two weeks," says the master association (Community FAQs), and in Covent Garden an exterior change also needs the condominium association's approval first, because the exterior of the building is a common element. In practice that covers impact windows and doors, hurricane shutters, lanai enclosures, garage doors, exterior lights and anything on the roof. Inside the unit, a remodel that touches structure, plumbing or electrical needs the association's sign-off under most declarations and a Collier County permit: the county's files show unit alteration and remodel permits of $20,000 to $36,000 on Covent Garden units in 2024 to 2026.

Signs

"Realtor signs are not permitted in Covent Garden," says the master association's Quick Guide for Realtors, which names Cambridge's Covent Garden association manager as the contact. Elsewhere in TwinEagles one 24-by-18-inch sign is allowed on the day of an open house; in Covent Garden there is none.

Do Covent Garden Buildings Need a Milestone Inspection or a Structural Integrity Reserve Study?

Florida's milestone inspection law and its structural integrity reserve study law both apply only to condominium buildings "three habitable stories or more in height" (sections 553.899 and 718.112). The records we have read describe two-level Covent Garden buildings, and Collier County's January 2026 milestone registry lists none of them, but we have not read the recorded declarations, so treat the association's written answer as the final word.

What the two laws require

The milestone law requires "an owner or owners of a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium ... form of ownership" to have a milestone inspection "by December 31 of the year in which the building reaches 30 years of age," then every 10 years, with a local option of 25 years near salt water (section 553.899(3)(a)). The reserve study law requires "a structural integrity reserve study completed at least every 10 years after the condominium's creation for each building on the condominium property that is three habitable stories or higher in height," covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors; associations that existed on or before July 1, 2022 had to complete it by December 31, 2025 (section 718.112(2)(g)).

What the public record shows about Covent Garden's buildings

• The developer's plans: a "first-floor Cheshire" and a "second-floor Tourmaline" with "a ground level entry and two-story stairwell" (Naples Daily News, May 1, 2016).
• The master association: "a beautiful street of carriage homes within TwinEagles consisting of 30 buildings with four units in each building" (TwinEagles HOA, Covent Garden page).
• The county's flood records: the 2014 and 2015 elevation certificates for Buildings 23 and 9 show two-level buildings in dated photographs from four sides.
• The county's milestone registry: Collier County's Milestone Buildings by Year, as of January 2026, lists no Covent Garden or TwinEagles building, and the county's milestone map layer shows none of its 926 points inside TwinEagles.

The limit of what we can say

Every one of those records points the same way, but none of them is the legal test. The statutes measure "habitable stories ... as determined by the Florida Building Code," which is an engineer's and a building official's call, and we have not read the three declarations or seen a photograph of the 2006 to 2009 buildings. So this page does not tell you Covent Garden is exempt. What it tells you is where to get the answer in writing.

How to get the answer in writing

• From the seller: Florida's resale statute entitles a buyer, at the seller's expense, to "the association's most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study," and the milestone summary "if applicable" (section 718.503(2)(a)).
• From the state: the Division of Florida Condominiums publishes the associations that have reported a completed study in its SIRS Reporting Database.
• From the association: ask the manager for the section's reserve schedule and the board's written position on sections 553.899 and 718.112 for your building.

Why it still matters if the laws do not apply

A two-story condominium still has roofs, stucco, balconies, stairs and plumbing that age, and reserves still have to pay for them. Covent Garden's oldest buildings date from 2006, and Collier's permit files show no reroof on Covent Garden Court from 2024 to mid-2026. The practical questions for a buyer are the same ones a reserve study answers: when the roofs are due, what the reserves hold, and whether a special assessment is coming.

What Does Florida Require When a Covent Garden Condo Is Resold?

A Covent Garden resale is a Florida condominium resale: the seller must give the buyer, at the seller's expense, the declaration, articles, bylaws and rules, the annual budget and financial statement, the reserve study statement and the state's question-and-answer sheet, and the contract gives the buyer seven business days after receiving them to cancel.

The documents the seller provides

Section 718.503(2)(a) lists them: "The declaration of condominium. Articles of incorporation of the association. Bylaws and rules of the association. An annual financial statement and annual budget of the condominium association," the milestone summary if applicable, "the association's most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study," any turnover inspection report, and the "Frequently Asked Questions and Answers" document, plus a governance form from the state (section 718.503).

The seven-day window

Every Florida condominium resale contract must carry one of two clauses; the usual one reads "THIS AGREEMENT IS VOIDABLE BY BUYER BY DELIVERING WRITTEN NOTICE OF THE BUYER'S INTENTION TO CANCEL WITHIN 7 DAYS, EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS, AFTER THE DATE OF EXECUTION OF THIS AGREEMENT BY THE BUYER AND RECEIPT BY BUYER OF A CURRENT COPY OF THE DECLARATION OF CONDOMINIUM" and the other documents, and "BUYER'S RIGHT TO VOID THIS AGREEMENT SHALL TERMINATE AT CLOSING." The clock does not start until the buyer has the package, so a seller who has it ready on day one shortens the whole deal.

The estoppel certificate

The condominium association's estoppel certificate states what is owed on the unit, including regular and special assessments, and is what the title company closes on. Its fee is capped by section 718.116(8), and the association must deliver it within 10 business days or charge nothing (section 718.116).

Association approval

The Section I articles give the association the power "to approve or disapprove the transfer, leasing and occupancy of Units, as provided in the Declaration of Condominium," so expect an application and interview or background check at the condominium level, on top of the master association's screening and the club's membership approval. Start all three the day the contract is signed.

Is Covent Garden a 55+ Community?

No. Covent Garden at TwinEagles has no age restriction: neither the master association's recorded 2024 use restrictions nor its rules contain 55-and-over language, and the club's membership forms count children under 23 as family. It is an all-ages condominium neighborhood whose owners skew older and seasonal.

Why buyers ask

Carriage-home condominiums near golf are a common 55-and-over product in Naples, and the nearest age-restricted community, Valencia Trails, sits directly across Immokalee Road on what the master association's history describes as TwinEagles' former 550-acre parcel, sold and rezoned in 2013. Covent Garden is not part of it and follows no age rule. Check your section's declaration for any occupancy rule of its own; we found no public record of one.

What that means for resale

Because there is no Housing for Older Persons Act exemption, a Covent Garden condo can be marketed to any buyer: a retiree, a second-home family, or a young household drawn by Bear Creek Elementary, 0.9 miles from the gate. That widens the resale pool.

Can You Rent Out a Covent Garden Condo?

Yes, within two sets of rules. The recorded 2024 TwinEagles use restrictions allow no more than three leases per calendar year, each for at least 30 consecutive days, on the association's approved lease form with tenant screening, and your section's Declaration of Condominium adds its own leasing and approval terms, which may be stricter.

The master rule in the recorded text

"All leases shall be in writing. No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days. The Board requires the tenant to utilize an approved form lease." (Use Restrictions, Official Records Book 6349, Page 3623). Timesharing and fractional use are prohibited, and "the leasing of a Lot shall not be considered a business."

The condominium layer

The Section I articles give the condominium association power "to approve or disapprove the transfer, leasing and occupancy of Units, as provided in the Declaration of Condominium." So a Covent Garden landlord should expect a condominium lease application and approval in addition to the master association's screening, and should read the section's declaration for its minimum term and how many leases it allows. Florida law also protects existing owners from later rental limits: an amendment that prohibits rentals or changes the rental term or frequency "applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment" (section 718.110(13)). A buyer who plans to rent should ask whether any leasing amendment was adopted after the seller took title.

Renter screening and the club

Renters apply through the master association's screening vendor, like buyers (buyer and tenant evaluation instructions). On the club side, the fiscal 2022 schedule charged renter golf fees and a $1,000 renter transfer fee for club access; confirm the current renter-privilege rules with the club before you market a seasonal lease.

Is a Covent Garden condo a good rental?

For a season, often yes; for short stays, no. With only 38% of Covent Garden units homesteaded, many owners use their units part of the year, and the 30-day minimum and three-lease cap fit one or two winter tenants, not nightly rentals. Budget for the renter's club fees, your section's approval time and a furnished-rental insurance endorsement on your HO-6.

What Are the Pet Rules in Covent Garden?

Pets are allowed in Covent Garden under the master association's recorded use restrictions, which permit "a reasonable number of dogs, cats, or other usual and common household pets," leashed or confined outdoors, licensed and inoculated, with no breeding and no nuisance animals. Your section's declaration and rules may add a number or size limit.

The master rule

The use restrictions keep pets leashed or confined outdoors and let the board require removal of a pet that becomes a nuisance. The master association's 2026 FAQ adds a plain request: "Please ensure that pets are kept on leashes and that you are picking up after them" (Community FAQs).

The condominium layer

Condominium declarations commonly limit the number or weight of pets and where they may be walked on the common elements. Read your section's declaration and rules before you commit to a unit if you own a large dog or more than two pets; a condominium rule binds you as soon as you close.

Wildlife

The master association documents deer, wild turkey, alligators, bobcats and Florida black bears inside the gate, and it ran a state-permitted relocation of 42 deer from November 2025 to January 2026 (TwinEagles deer relocation). Keep small pets close at dusk, especially near the lakes and preserves.

Is Covent Garden in a Flood Zone?

Covent Garden at TwinEagles sits on a split flood map. Of the street points in front of its 30 buildings, 15 read FEMA Zone X (minimal hazard), 14 read Zone AH (a high-risk shallow-ponding zone with a base flood elevation of about 16 feet) and 1 reads shaded Zone X, on both the effective 2012 maps and the preliminary 2025 maps. The building pad, not the street, decides.

Street-point results, every building (queried September 24, 2026)

Sources: FEMA National Flood Hazard Layer (effective panel 12021C0217H, effective May 16, 2012), FEMA preliminary flood hazard layer (panel 0217J, preliminary March 20, 2025), the U.S. Census geocoder and the USGS 3D Elevation Program point service. Each point is interpolated on the street in front of the address, not on the building, and base flood elevation lines within 300 meters of the middle and east end of the court read 14.5 to 16.0 feet. Never read one building's zone from this table.

The pattern

The west end of the court nearest TwinEagles Boulevard (Buildings 1 to 5 and 25 to 30, apart from Building 26) reads Zone X, as do Buildings 22 and 23 midway along the court and Buildings 15 to 17 at the east end. Buildings 6 to 14, 18 to 20, 24 and 26 read Zone AH, and Building 21 reads shaded Zone X. The county's 2025 building-footprint layer tells the same story from the buildings' side: of 25 four-unit footprints along the court, 16 sit wholly in Zone X, 1 touches only shaded Zone X, and 8 touch an AH polygon (Collier County Buildings layer).

What the elevation certificates show

The two Covent Garden elevation certificates on file, for Building 23 (Section III, 2014) and Building 9 (Section II, 2015), list the zones around the building as X, shaded X and AH with a base flood elevation of 16.0 feet NAVD88, and put the top of the bottom floor at 17.9 feet and 17.5 feet, 1.9 and 1.5 feet above that level (Building 23 certificate; Building 9 certificate). For a Tourmaline owner, the living floor is a full story higher again. No certificate for the 2006 to 2009 buildings is in the county's layer; ask the association for one.

The FEMA letter on the Covent Garden tracts

FEMA issued a Letter of Map Amendment on November 6, 2012 for "TwinEagles Phase Two, Tracts 102, A, J and K, Covent Garden Ct," with the outcome "portion of property removed," before the Ronto-era buildings went up. A letter describes land at the time it was issued, and letters issued under the old maps generally have to be revalidated when new maps take effect, so treat it as history and rely on the building's own certificate.

New maps are coming

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 Covent Garden street point keeps its current zone on the preliminary panel.

Storm surge and evacuation

The state's storm-surge model puts Covent Garden Court in the Category 4 or Category 5 surge zone depending on the point: no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones). The whole court is in Collier County evacuation Zone E (Florida Know Your Zone).

Selling? Your building's elevation certificate and the association's flood policy belong in the 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 pull the certificate for any building you like.

How Has Covent Garden Fared in Hurricanes?

The one first-hand record we found is a Covent Garden status report written the day after Hurricane Irma in 2017: "Roofs still intact," "No flooding of units," a couple of missing roof tiles and entrance structures destroyed. No public record names Covent Garden damage from Ian (2022), Helene or Milton (2024). The court sits about 15.4 to 16.6 feet above sea level at the street, far inland of the surge that struck coastal Naples.

Irma, 2017

Irma made landfall on Marco Island 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). The newest Section II buildings were brand new. A preliminary status report for Covent Garden, forwarded on September 11, 2017 and posted by the neighboring Hollybrook association, read: "Not too bad at CG. Structures at entrance destroyed. Couple of Roof Tile missing. Roofs still intact. Some trees down ... Some standing water in streets. No flooding of units," and urged each owner "to arrange for a full inspection of the interior of their units" (Hollybrook at TwinEagles HOA, September 2017).

Ian and Milton

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).

What the permit file shows

Collier's monthly issued-permit files from January 2024 to July 2026 show no reroof permit and no permit described as storm repair anywhere on Covent Garden Court; the building permits in the period are unit alterations and remodels of $20,000 to $36,000. The one association-level permit in the period is a fire alarm permit issued in February 2025 to the Section III association for Building 27. Repairs that need no permit never appear, so ask the association for its insurance claims history.

2025 and 2026 seasons

The 2025 Atlantic season produced no Florida hurricane landfall (CBS Miami), and no 2026 storm had affected Collier County as of mid-September 2026. The season runs to November 30.

What Does Insurance Look Like for a Covent Garden Condo?

Insurance on a Covent Garden condo comes in two parts: the condominium association's master policy on the building, and the owner's HO-6 policy on the interior, contents, liability and a share of the master policy's deductible. Collier County's Community Rating System Class 5 gives every National Flood Insurance Program policy a 25% discount, in or out of the high-risk area.

The master policy

The Section I articles give the association power "to purchase insurance for the protection of the Association and its members" and "to repair and reconstruct improvements after casualty." How the declaration divides the building between the association's policy and the owner's, and how large the wind deductible is, drives both your HO-6 premium and your exposure after a storm. Ask for the master policy's declarations page with the resale package.

Flood insurance

Unincorporated Collier County is Class 5 in the Community Rating System, 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). Where a building sits in the high-risk area, a lender will look for flood coverage on the building, usually through the association, and may ask the owner to carry unit coverage too.

Wind and the building code

Every Covent Garden building postdates Florida's first statewide code of March 1, 2002, and TwinEagles sits in the code's wind-borne debris region, with a design wind speed of about 157 to 158 mph for a residential building. Impact windows and doors or approved shutters and a wind-mitigation report are the upgrades insurers price first; Collier's files show eight window, door, shutter and storm-protection permits on Covent Garden units from 2024 to 2026.

Citizens and the private market

Citizens Property Insurance has shrunk 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, phasing in to all such policies from January 1, 2027 (Citizens, flood requirement); if you carry an HO-6 with Citizens, ask your agent how the rule applies to your policy.

My Safe Florida Home

The state's hardening-grant program requires a homesteaded home "built before January 1, 2008" with an insured value of $700,000 or less (section 215.5586). A few 2006 and 2007 Covent Garden units fall inside the date; condominium eligibility has its own rules, so ask the program before you plan around it.

Fire protection

Covent Garden 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).

What Schools Serve Covent Garden?

Every Covent Garden unit 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 all 30 Covent Garden building addresses, 150 address records including every unit, against Collier County Public Schools' own address lookup on September 24, 2026, for both the 2025-26 and 2026-27 school years.

Source: Collier County Public Schools zone locator, address search, years 2026 and 2027. Every record returned the same three schools. Attendance zones can change; confirm your address with the district before you buy.

Bear Creek Elementary

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, and it earned an A in its first graded year (Bear Creek Elementary; WINK News, August 2025). From Covent Garden, add the 2.4 to 2.7 miles to the gate.

Oakridge Middle and Gulf Coast High

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).

District and private options

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.

What Permits Have Been Pulled in Covent Garden Recently?

Collier County's monthly issued-permit files for January 2024 through July 2026 show 45 permit records on Covent Garden Court, including 5 plan revisions, and no reroof, no new construction and no permit described as storm repair. Most are air-conditioning replacements and impact windows, doors and shutters, the upgrades an aging condominium's owners make first.

What the file shows, by type

Source: Collier County Building Plan Review, monthly building permit reports (one file per month; the July 2026 file is linked). One Building 26 remodel permit shows "Cancellation Pending."

What a buyer should do with that

Ask for the unit's permit history, closed out with final inspections, and the association's approval letters for any window, door or shutter work, since those are exterior common-element changes. On a 2006 to 2009 unit, look for air-conditioning and water-heater replacements and impact openings; ask the association when the roofs were last replaced and what the reserves hold for them.

What a seller should do with that

Gather your permits, final inspections and association approvals before listing, and a wind-mitigation report if you have impact openings. A condominium buyer's attorney compares the unit to the permit file, and unapproved exterior work is the association's to enforce.

What Is Zoned Around Covent Garden, and What Could Change Nearby?

Covent Garden 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, the same as the rest of TwinEagles. Around TwinEagles sit Golden Gate Estates to the east and south, the NC Square planned development and Valencia Trails across Immokalee Road, and the club's own golf and preserve land.

Zoning at the Covent Garden street point

Collier County's zoning layer returns base zoning A, "A-MHO," with the note "4/20/82 82-32 R-82-2-1, LDC-91," and the overlay "RFMUO-RECEIVING" at the middle of Covent Garden Court (Collier County GIS services). The mobile home overlay is a county mapping layer; the condominium declarations and the master covenants govern what can be built.

The neighbors

• Golden Gate Estates lies east and south of TwinEagles: large rural tracts zoned E (Estates) under county rules.
• NC Square, across Immokalee Road, is a mixed-use planned development adopted July 8, 2025 with a maximum of 129 homes and up to 50,000 square feet of commercial space (Ordinance 2025-30).
• Valencia Trails, the GL Homes 55-and-over community across Immokalee Road, was TwinEagles' former 550-acre parcel, rezoned and sold in 2013 (Business Observer, 2014).
• Bear Creek Elementary opened in 2025 on the south side of Immokalee Road.

Immokalee Road

TwinEagles' frontage on Immokalee Road, Collier Boulevard to Wilson Boulevard, is six lanes, and the county's 2025 Annual Update and Inventory Report shows it over its adopted capacity once approved-but-unbuilt trips are counted, with no funded widening of that segment (2025 AUIR). Relief comes from parallel roads, including the Vanderbilt Beach Road Extension, whose first phase opened in June 2026 (Collier County, June 2026).

Inside the gate

Covent Garden is built out: all 120 units were sold new by 2017. The live projects inside the gate are the master association's lake-bank restoration phases and the club's capital program, both described above.

Daily Logistics in Covent Garden: Gate, Mail, Trash, Utilities and Parking

Daily life in Covent Garden at TwinEagles runs through one staffed gate on Immokalee Road about 2.5 miles away, with resident barcodes and app-registered guests; a shared community mailbox unit; curbside trash on Tuesdays and Fridays; county water and sewer and FPL electric; and a private two-car garage for every unit.

Gate and guests

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).

Mail

"Individual mailboxes are in all neighborhoods with the exception of Covent Gardens, Dundee and Kinross. These three neighborhoods have community mailbox units for all incoming and outgoing mail and smaller packages" (Community FAQs). The master association's newsletter sends "Mailbox issues for Covent Garden and Dundee" to the neighborhood's own management company rather than to the master (TwinEagles HOA newsletter, February 2024).

Trash and recycling

Tuesdays trash and recycling, Fridays trash, per the master association; Collier County bills a $261.91 "District 1 Garbage" assessment on each unit's tax bill.

Utilities

Florida Power and Light for electricity, Collier County for water and sewer, and Resource Conservation Systems for the community's non-potable irrigation water, per the master association's utility list.

Parking, trucks and golf carts

Each unit has a private two-car garage and its driveway apron. The master use restrictions allow no street parking from 1 to 6 a.m. and keep commercial vehicles, pickup trucks, boats, trailers and recreational vehicles in enclosed garages, which in a condominium means a two-car garage must hold both your car and anything else you own. Personal golf carts may use community streets but not the golf courses, and must be garaged. The speed limit is 25 mph.

Distances inside the gate

Driving distances routed on OpenStreetMap data (OSRM), off-peak, to the Immokalee Road entrance and to the clubhouse at 11725 TwinEagles Blvd; approximate. Covent Garden sits deep inside the community, about three times closer to the clubhouse than to the gate.

Everyday errands from the gate

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 about 10 minutes from Covent Garden to the gate.

Covent Garden vs Bramble Point at TwinEagles: Which Entry Point Is Right for You?

Covent Garden and Bramble Point at TwinEagles are the two entry price points into TwinEagles, both Pulte neighborhoods from the 2005 Grand Arbors lottery. Covent Garden is 120 condominium units with a private pool and a 24-month recorded median of $500,000; Bramble Point is 41 single-family homes with their own residents' association and a 60-month median of $772,500.

The choice usually comes down to one question: do you want to own the land and the roof, or would you rather an association own and insure the building while you use the club?

The decision table

Sources: Collier County recorded deeds (qualified resales through June 30, 2026); TwinEagles HOA approved 2024 budget; Florida Division of Corporations; Quick Guide for Realtors. The 60-month Bramble Point median is the mean of its two middle sales, $770,000 and $775,000.

Why Bramble Point trades higher per square foot

A Bramble Point buyer is buying land as well as a house, and single-family homes carry no shared building, shared roof or condominium reserve question. That shows up as about $80 more per county square foot over five years. A Covent Garden buyer gets a comparable interior footprint in a Tourmaline or one of the larger 2007 to 2009 units, a private pool and association-handled exterior care for about $245,000 less at the five-year median.

Where they overlap

Both are Pulte, both launched in the 2005 lottery, both carry the same gate, the same schools and the same club membership rules, and both sit on the lowest rungs of the TwinEagles master assessment. A buyer choosing between them is really choosing between condominium living and a small house, not between two different communities.

And Kinross

If you want a newer single-family home at the next price step, Kinross at TwinEagles is 86 Lennar homes built 2015 to 2018 whose owners, like Covent Garden's, use community mailbox units; its 24-month recorded median was $820,000 on 7 sales and its 2024 master assessment $3,402.96. Kinross and Covent Garden are the two neighborhoods in TwinEagles with the lowest master assessments.

How Does Covent Garden Compare With Other TwinEagles Neighborhoods?

Covent Garden at TwinEagles is the least expensive neighborhood in the gate on every recorded yardstick: its 24-month recorded median of $500,000 is $275,000 below the next rung, Bramble Point, and its 2024 master assessment of $3,300.46 is the community's lowest. It is also the only TwinEagles neighborhood where an owner does not own the ground under the home.

Benchmark: recorded sales, 24 months, the entry rungs of the TwinEagles ladder

Source: Collier County recorded deeds, DOR-qualified sales recorded September 24, 2024 to June 30, 2026; TwinEagles HOA approved 2024 budget. Even-count medians are the mean of the two middle sales. County per-square-foot figures use the roll's building-area field and are not MLS figures.

The number to remember

Across all of TwinEagles, the 12-month recorded median to June 30, 2026 was $925,000 on 37 qualified sales. Covent Garden's was $457,000 on 11: roughly half the community median, for the same gate, the same club and the same schools.

Where Covent Garden sits in TwinEagles

On the recorded price ladder Covent Garden is the first rung, then Bramble Point, Kinross and Fenhurst, then Hollybrook, Lockford, Wicklow, Wisteria and Dundee, then Hedgestone, and at the top The Estates and Lake Estates. The TwinEagles hub page walks the whole ladder: TwinEagles.

Honest Pros and Cons of Buying in Covent Garden

Covent Garden's pros are price, a private pool, association-run building care and a short drive to the clubhouse; its cons are shared walls, a condominium's fee and reserve layers, prices that have fallen since 2023, a split flood map, and no yard signs when you sell.

Pros

• The lowest price into TwinEagles: a 12-month recorded median of $457,000 against $925,000 for the community.
• Lock-and-leave: the association insures and maintains the building and grounds; you lock the door and go north.
• A private pool that no other TwinEagles neighborhood has.
• Close to the club: 0.6 to 0.9 miles from the clubhouse.
• The lowest master assessment in TwinEagles, $3,300.46 in 2024.
• Two-car garages on every unit, rare in condominium product.
• A-rated schools for every unit, and no age restriction.
• The most active resale market in TwinEagles: 29 qualified resales in five years, more than any other neighborhood.

Cons

• Four layers of association: your section, the recreation association, the master association and the club, each with its own bill, rules and estoppel.
• Condominium budgets are not public: you learn the section's assessment, reserves and any special assessment only from the resale package.
• Prices have come down: Cheshire units that reached $650,000 in 2023 sold for $436,500 to $470,000 in 2026.
• The club initiation fee is large relative to the price: $150,000 for Golf is about a third of a recent Cheshire sale.
• Half the court reads Zone AH at the street; check the building's own certificate.
• No yard signs when you sell, and community mailbox units rather than your own box.
• About 2.5 miles to the gate, a 10-minute drive each way.
• Older buildings from 2006 to 2009: ask when their roofs were last replaced, since no reroof permit appears on the court from 2024 to mid-2026.

What We See When We Show and List Covent Garden Condos

Covent Garden buyers decide on four things in roughly this order: the membership category on the club estoppel, the floor plan (first or second floor), the building's era, and the section's finances. Price follows from those, and the listing that answers them up front sells.

The estoppel decides the audience

A Golf-deeded unit and a Social-deeded unit are different products at Covent Garden prices, because the initiation fee difference, $105,000 between Golf and Social today, is a large share of the price. We order the club estoppel before we price.

Buyers read the building before the unit

A 2016 Section II building and a 2006 Section III building sit on the same court but carry different plans, different ages of roof and windows, and different associations. Buyers who have done their homework ask which section and which year before they ask about the kitchen.

The package sells the condo

Florida gives a condominium buyer seven business days after receiving the documents to walk away. A seller who has the declaration, budget, reserve statement, insurance declarations and minutes ready on day one turns that window into a formality instead of a renegotiation.

No sign means the marketing has to work harder

With realtor signs banned in Covent Garden and open houses limited to the gate's weekly list, the buyer who finds your unit finds it online or through an agent. Photography, video, the floor plan and a clear statement of the section and membership category do the work a yard sign does elsewhere.

What the Internet Gets Wrong About Covent Garden

Most of what is written about Covent Garden at TwinEagles online was copied from developer marketing that stopped being true when the club became member-owned in 2019, or from listing feeds that do not separate the three condominium sections. Here is what the public record actually says.

"Golf comes free with a Covent Garden condo"

That was the developer's line for new sales in 2015 and 2016. Today every residence is deeded a category and the resale buyer pays the initiation fee at closing, per the club's membership page and its Initiation Fee Policy.

"Covent Garden is townhomes" or "villas"

It is recorded as three condominiums. You own a unit and a share of the common elements, not the land under your home, and the condominium statute, not the homeowners' association statute, governs your resale.

"Covent Garden has one HOA"

It has four associations of its own, the three condominium sections and the recreation association, on top of the master association and the club.

"There is a Section IV"

A Section IV association was filed in 2006 and dissolved; no Section IV condominium or unit exists on the county roll.

"Covent Garden condos need a milestone inspection" or "are exempt"

Neither statement is supported by a document we could read. The laws apply at three habitable stories; the records we have read describe two-level buildings and the county's milestone registry lists none of them; the declaration and the association's written answer settle it.

"All Covent Garden units are the same size"

There are seven county building areas on the roll, from 1,638 to 2,646 square feet, across two generations of Pulte plans.

Thinking of Selling Your Covent Garden at TwinEagles Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Covent Garden at TwinEagles listing agent, or thinking, 'I need someone to sell my Covent Garden at TwinEagles home...', you want a team that can read your club estoppel, your section's budget and reserve statement and your building's elevation certificate before a buyer's attorney does, and sell a condominium in a neighborhood where yard signs are banned.

McGreevy and Comisar bring the credentials to that file:

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

Recent Covent Garden sales

In the 12 months to September 24, 2026, Covent Garden at TwinEagles closed 11 sales on the Southwest Florida MLS, and we tracked every one of them: $5,436,000 in total volume, from $350,000 to $667,500, median $457,000, a median 121 days on market (average 126) and a median 95.49% of final list price; 1 of the 11 closed at or above list. The three second-floor Tourmalines brought $625,000 to $667,500 and the five first-floor Cheshires $350,000 to $470,000. The Collier County recorded-deed file carries the same 11 sale prices. Source: Southwest Florida MLS, 12 months to September 24, 2026, pulled September 24, 2026. Data updated: September 2026.

What makes selling a Covent Garden condo different

• Your membership category is your first price variable. A buyer pays $150,000 to join as Golf, $60,000 as Sports and $45,000 as Social. On a condo in the $400,000s that difference moves the buyer pool, so we order the club estoppel before we price and lead with the category.
• Your section is your second. Buyers ask which section and which year before they ask about the kitchen. Section II's 2015 to 2017 buildings, Section I's larger 2007 to 2009 units and Section III's 2006 buildings each attract a different buyer.
• The document package is the deal. Florida's resale statute makes you deliver the declaration, articles, bylaws, rules, budget, financial statement, the reserve study or a statement that none was done, and the state's FAQ sheet, and gives the buyer seven business days after receipt to cancel. Have it ready before the first showing.
• No yard signs. "Realtor signs are not permitted in Covent Garden," and open houses run only from the gate's weekly MLS list. The listing has to be found online, so photography, video and a floor plan carry the sale.
• Three estoppels, and one of them is statutory. The club, the master association and your condominium association each issue one; the condominium certificate's fee and timing are set by section 718.116.
• Three approvals for the buyer. The club's membership approval, the master association's screening and your condominium association's transfer approval all run at once. Start them the day the contract is signed.
• Family transfers and TwinEagles buyers may avoid the initiation fee. Spouses, heirs through a family planning device, estate-planning trusts and a member moving within TwinEagles in the same or a lower category are exempt under the club's policy.

What Is Your Covent Garden at TwinEagles Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Covent Garden at TwinEagles home valuation, priced against Covent Garden sales by plan, section and building year, 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.

How long does it take to sell a Covent Garden condo?

On the Southwest Florida MLS the 11 Covent Garden closings in the 12 months to September 24, 2026 took a median 121 days on market (average 126), from 3 days to 381, and 5 more units were listed on September 24, 2026. The Collier County recorded-deed file shows steady turnover behind that: 11 qualified resales in the last 12 months and 29 in five years, the most of any TwinEagles neighborhood, so there is a live comparable set and a steady flow of buyers looking for the least expensive way into the club.

Should I update before I sell?

Update what a buyer's inspector and insurer will price: air conditioning, water heater, impact windows and doors or shutters, with the association's approvals and closed permits. Condition shows in the price: Cheshire resales spread from $350,000 to $470,000 in the last year. A full remodel rarely pays back before a listing.

Will a special assessment kill my sale?

No, but it has to be disclosed and allocated. If your section has adopted a special assessment, the estoppel will show it; the contract should say who pays the unpaid balance. Buyers accept a known, funded project far more readily than an open question.

What if my building is in Zone AH?

Provide the building's elevation certificate and the association's flood policy with the listing. The two certificates on file for Covent Garden put first floors 1.5 and 1.9 feet above the base flood elevation, which is the fact a buyer's insurer needs.

Can I sell to a TwinEagles neighbor?

Yes. An existing member who moves to your unit in the same or a lower category within a year pays no new initiation fee under the club's policy, which can make a downsizing TwinEagles owner the strongest buyer for a Covent Garden condo.

Should I sell furnished?

Many Covent Garden buyers are second-home buyers, and a well-kept furnished unit can close faster, but furniture is personal property: list it on a separate bill of sale and do not let it muddy the appraisal.

Your Local Real Estate Experts

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 Covent Garden client.

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

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 look at the Covent Garden condos available 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.

Meet Jesse McGreevy and Marc Comisar

Read Jesse McGreevy's profile and Marc Comisar's profile, learn more about McGreevy and Comisar, and follow us on Facebook and LinkedIn.

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Our experience with condominiums and golf-club communities

Jesse McGreevy and Marc Comisar have sold condominiums and homes across Southwest Florida's private golf communities for more than two decades, and the questions on this page, the deeded membership, the condominium resale package, the reserve statement, the elevation certificate and the section-by-section comparables, are the ones we work through on every condominium listing. For a wider view of the market, start with our Naples community guide.

Contact McGreevy and Comisar

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

Jesse McGreevy (Sales Associate) 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).

Frequently Asked Questions About Covent Garden at TwinEagles, Buyer Edition

These are the questions buyers ask most about Covent Garden at TwinEagles, drawn from search suggestions, our own showings and the TwinEagles question file, each answered from the public record with the date of the source.

What is Covent Garden at TwinEagles?

Covent Garden at TwinEagles is a 120-unit carriage-home condominium neighborhood on Covent Garden Court inside TwinEagles, a gated, member-owned golf community in North Naples. It is recorded as three condominiums, Sections I, II and III, built by Pulte from 2006 to 2017, with a private neighborhood pool.

How many units and buildings are in Covent Garden?

120 units in 30 buildings of four units each: Section I has 28 units in Buildings 2 to 8, Section II has 60 units in Building 1 and Buildings 9 to 22, and Section III has 32 units in Buildings 23 to 30.

Are Covent Garden homes condos, townhomes or coach homes?

They are condominiums. The developer called them carriage homes and many listings call them coach homes, but the county records each unit in "Covent Garden at TwinEagles Section I, II or III, a Condominium," and Florida's condominium statute governs them.

What floor plans are in Covent Garden?

The 2012 to 2017 buildings hold the first-floor Cheshire, 1,654 square feet under air with two bedrooms plus a den or third bedroom, and the second-floor Tourmaline, 2,297 square feet with three bedrooms plus a den or fourth bedroom. The 2006 to 2009 buildings hold earlier Pulte plans that the county roll records at 1,638, 2,048, 2,367 and 2,646 square feet.

Should I buy a first-floor or second-floor unit?

A first-floor Cheshire gives you no stairs and a ground-level lanai; a second-floor Tourmaline gives you more space, a ground-level entry with its own stairwell and no one above you. In the last 12 months Tourmalines sold for $625,000 to $667,500 and Cheshires for $350,000 to $470,000.

Who built Covent Garden, and when?

Pulte Homes, from 2006 to 2017: Section III's first five buildings in 2006, Section I from 2007 to 2009, and Section II and the last two Section III buildings from 2012 to 2017 under the Ronto Group.

What do Covent Garden condos sell for?

Collier County recorded deeds show 11 qualified resales in the 12 months to June 30, 2026, from $350,000 to $667,500, median $457,000. The 24-month median was $500,000 on 15 sales.

What are the HOA fees in Covent Garden?

There are several. The TwinEagles master association billed $3,300.46 per unit for 2024, the lowest in the community; your condominium section and the recreation association bill separately, and those budgets are not public. The resale package and the estoppel certificates show the current figures.

Does a Covent Garden condo include a golf membership?

No membership is free. Every TwinEagles residence is deeded a Golf, Sports or Social membership, and the buyer pays the club's initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social in September 2026. The club's estoppel letter shows the category for a given unit.

How much are club dues?

The last public schedule, fiscal 2022, put Full Golf at about $18,328 a year before tax, Sports about $7,336 and Social about $5,496. Current dues are member-only; ask the club's membership office.

Is Covent Garden gated?

Yes. TwinEagles has one staffed gate on Immokalee Road with resident barcodes and app-registered guests; Covent Garden Court is about 2.4 to 2.7 miles inside it.

Does Covent Garden have its own pool?

Yes, a private pool and outdoor dining area run by the Covent Garden at TwinEagles Recreation Association, in addition to the club's 2,500-square-foot resort-style pool at the clubhouse.

Do Covent Garden buildings need a milestone inspection or a structural integrity reserve study?

Both laws apply to condominium buildings three habitable stories or higher. The records we have read describe two-level buildings, and Collier County's January 2026 milestone registry lists no Covent Garden building, but the answer for your building should come in writing from the association and in the seller's resale package, which must include the reserve study or a statement that none was done.

Are there special assessments in Covent Garden?

We found no public record of one, but section budgets and minutes are not public. Ask for the last two years of board minutes and the condominium estoppel certificate, which states what is owed on the unit, including any special assessment.

Is Covent Garden in a flood zone?

Partly. Of the 30 building street points, 15 read FEMA Zone X, 14 read Zone AH and 1 reads shaded Zone X on both the current and preliminary maps. The building's own elevation certificate is what counts; the two on file put first floors 1.5 and 1.9 feet above the 16-foot base flood elevation.

Do I need flood insurance for a Covent Garden condo?

The association insures the building; whether a lender requires flood coverage depends on whether your building is in the high-risk area. Collier County's Class 5 rating gives every flood policy a 25% discount, and a unit-owner flood policy is inexpensive protection for your interior either way.

What schools serve Covent Garden?

Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all rated A for 2025-26, for every one of the 120 units, per the district's address lookup on September 24, 2026.

Is Covent Garden a 55+ community?

No. There is no age restriction in the master use restrictions or rules, and we found none in the public record for the condominiums.

Can I rent out a Covent Garden condo?

Yes, within the master rule of no more than three leases a year, each at least 30 consecutive days, on the approved form with screening, plus your section's own approval and any stricter term in its declaration.

Are pets allowed in Covent Garden?

Yes. The master use restrictions allow a reasonable number of usual household pets, leashed outdoors; read your section's declaration for any number or size limit.

Can I renovate my unit?

Inside, yes, with the association's sign-off for structural, plumbing or electrical work and a county permit. Anything on the exterior, including windows, doors, shutters and lanai enclosures, needs Covent Garden's approval and the master association's architectural review.

Can I install impact windows or hurricane shutters?

Yes, with approval; they are the most common exterior permit on Covent Garden Court, eight of them from 2024 to 2026.

Where does the mail go?

To a community mailbox unit; Covent Garden, Dundee and Kinross are the three TwinEagles neighborhoods without individual mailboxes.

Where do I park, and can I keep a golf cart?

In your private two-car garage and driveway. Pickups, boats, trailers and commercial vehicles must be kept in an enclosed garage, there is no street parking from 1 to 6 a.m., and personal golf carts may use community streets if garaged.

How far is Covent Garden from the clubhouse?

About 0.6 to 0.9 miles by road, roughly three minutes.

Is there a CDD in Covent Garden?

No. The only non-ad valorem charge on a 2025 Covent Garden tax bill is the county's $261.91 garbage assessment.

What are property taxes on a Covent Garden condo?

One Section III unit's 2025 bill was $3,342.98, including the $261.91 garbage assessment. A buyer's taxable value resets to the purchase price the year after closing, so budget from your price.

Who manages Covent Garden?

Cambridge Management is listed for the condominium sections, and MAY Management Services for the Recreation Association and as Section II's registered agent; confirm the manager for your section on the estoppel request.

How does Covent Garden compare with Bramble Point?

Bramble Point is 41 Pulte single-family homes from the same 2005 launch; its five-year recorded median was $772,500 against Covent Garden's $527,000, and its owners own the land and insure the house themselves.

How does Covent Garden compare with Kinross?

Kinross is 86 Lennar single-family homes built 2015 to 2018, with a 24-month recorded median of $820,000; like Covent Garden it has community mailboxes and one of the two lowest master assessments in TwinEagles.

Has Covent Garden had hurricane damage?

A Covent Garden status report the day after Irma in 2017 recorded "Roofs still intact" and "No flooding of units"; no public record names Covent Garden damage from Ian or Milton, and the county's 2024 to 2026 permit files show no reroof or storm-repair permit on the court. Ask the association for its claims history.

Is Covent Garden a good lock-and-leave home?

It is the closest thing in TwinEagles: the association maintains and insures the building and grounds, and the court is a short cart ride from the club. You still need someone to check the unit while you are away, as with any Florida second home.

Frequently Asked Questions About Covent Garden at TwinEagles, Seller Edition

These are the questions Covent Garden owners ask us before they list, answered from the recorded sales, Florida's condominium statute and the TwinEagles club and association documents, with the source for each.

What is my Covent Garden condo worth?

It depends first on your plan, your section and your membership category. In the 12 months to June 30, 2026, Tourmaline units recorded $625,000 to $667,500, Cheshire units $350,000 to $470,000, and older-plan units $350,000 to $620,000. Start with a free valuation or call Jesse at (239) 898-6072.

How many Covent Garden condos sell each year?

Collier County recorded 11 qualified resales in the last 12 months, 7 in 2025 and 7 in the first half of 2026. Over five years there were 29, the most of any TwinEagles neighborhood.

What did the most recent Covent Garden condos sell for?

The last recorded sales in the county file were $457,000 (May 20, 2026, a Cheshire in Building 20), $620,000 (May 8, 2026, Building 2) and $440,000 (April 24, 2026, a Cheshire in Building 1).

Why are Covent Garden prices lower than in 2023?

The recorded peaks were $699,000 for a Tourmaline in December 2022 and $650,000 for a Cheshire in March 2023. Since then Cheshire resales have settled around $436,500 to $470,000 and Tourmalines around $625,000 to $667,500. The deed file does not record why; in our experience buyers of every Florida condominium are now pricing in reserves, insurance and the age of roofs and openings.

Does a Golf-deeded unit sell for more?

The recorded file does not show membership category, so no public data set proves a premium. What we see is that the category changes who can buy: a golfer faces a $150,000 initiation fee for a Golf-deeded unit and cannot simply upgrade a Sports unit later, because Sports-to-Golf moves are "subject to availability."

Who pays the club initiation fee?

The buyer, at closing, under the club's Initiation Fee Policy: $150,000 Golf, $60,000 Sports or $45,000 Social in September 2026.

Do I get my initiation fee back when I sell?

No public club document describes a refund; the policy says the fee "is to be used for Club Capital expenditures."

Which estoppel certificates do I need?

Three: the club's, the TwinEagles master association's, and your Covent Garden condominium association's. The club's estoppel sheet lists Covent Garden Court among the streets that need the neighborhood estoppel.

How much do the estoppels cost, and who pays?

Florida caps the condominium association's estoppel fee at $250 when the account is current, plus $100 for delivery within 3 business days and up to $150 more if delinquent (section 718.116(8)); the contract assigns who pays, and in Collier County the seller customarily orders them.

What documents must I give the buyer?

At your expense: the declaration, articles, bylaws and rules, the annual budget and financial statement, the association's most recent structural integrity reserve study or a statement that none has been completed, the milestone summary if applicable, any turnover inspection report, the state's "Frequently Asked Questions and Answers" document and the governance form (section 718.503(2)).

What is the seven-day window?

A Florida condominium resale contract lets the buyer cancel within 7 days, excluding weekends and legal holidays, after signing and receiving the documents, and the right ends at closing. Delivering the package on day one shortens the window.

Does the condominium association have to approve my buyer?

The Section I articles give the association power "to approve or disapprove the transfer, leasing and occupancy of Units, as provided in the Declaration of Condominium," so expect an approval step; the association's fee is capped at $150 per applicant if its documents provide for one.

Does the club have to approve my buyer?

Yes. Membership "is contingent upon approval by the Club," and the club must receive the buyer's signed Membership Agreement seven days before closing.

Do I keep paying assessments and dues until closing?

Yes. Assessments and dues are prorated to the closing date, and the 2010 club covenant makes seller and buyer "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale."

Who pays a special assessment adopted before closing?

Whoever the contract says. The estoppel will show it; negotiate it in the contract rather than at the closing table.

Can I put a For Sale sign in my yard?

No. "Realtor signs are not permitted in Covent Garden," per the master association's Quick Guide for Realtors.

Can I hold an open house?

Yes, on Saturdays and Sundays from 9 a.m. to 5 p.m., when the gate admits visitors from the weekly MLS open-house list; private showings need an appointment and the buyer's agent.

Do I need approval to fix things before listing?

Inside, not for routine repairs; for exterior items such as windows, doors, shutters or the lanai, yes, from Covent Garden and the master association's architectural review, plus a county permit.

Should I update before selling?

Replace or service what the inspector and insurer will price, air conditioning, water heater and openings, and keep the permits and approvals. Most full remodels do not pay back before a sale.

Do impact windows or shutters help my price?

They help the buyer's insurance quote and the inspection, which helps the sale. Eight window, door and shutter permits on the court from 2024 to 2026 show owners are making the upgrade.

What if my unit is in one of the 2006 buildings?

Lead with what has been replaced and what the association has planned. Buyers of a 20-year-old building ask about roofs, reserves and openings, and the section's reserve schedule answers them.

What flood documents help my sale?

Your building's FEMA elevation certificate if one exists, the association's flood policy declarations, and your own unit-owner flood policy if you carry one.

What must I disclose when I sell?

Florida law requires sellers to disclose known facts that materially affect value and are not readily observable, and the condominium statute adds the documents listed above. Disclose any water intrusion, open permits, pending assessments and unapproved alterations; your attorney can guide the wording.

What are seller closing costs in Collier County?

Typically documentary stamp tax on the deed at $0.70 per $100 of the price (section 201.02), the owner's title policy by local custom, the estoppel fees, prorations and your brokerage fee.

When is the best time to list a Covent Garden condo?

Most Covent Garden buyers are seasonal, so listings that are photographed, documented and live by January meet the most buyers in person. A well-priced unit sells in any month to online buyers.

Should I sell furnished?

Often yes for a second-home buyer; list furnishings on a separate bill of sale so they do not complicate the appraisal.

Can I sell while I live out of state?

Yes. With remote signing, a mobile notary and a local team to handle showings, access and the three association approvals, an out-of-state seller does not need to fly back for closing.

I inherited a Covent Garden condo. Does the heir pay the initiation fee?

Family members taking title through "a bona fide family planning device" and gratuitous transfers to a spouse or estate-planning trust are exempt under the club's policy; a sale to an outside buyer triggers the fee for that buyer.

Can I move to a TwinEagles house and sell my condo?

Yes. A member who moves within TwinEagles and sells the first home within a year pays no new initiation fee if not moving to a higher category; moving up costs the difference between the two fees.

Can I rent my condo while it is for sale?

Within the rules: at least 30 days per lease, no more than three leases a year under the master use restrictions, and your section's approval. A tenant's lease binds a buyer who closes during its term, so time it carefully.

Can I sell For Sale By Owner in TwinEagles?

You can, but you still owe the buyer the full condominium document package, three estoppels and three approvals, and you cannot use a yard sign. Most owners find the paperwork, not the showing, is the hard part.

How should I price with so few sales of my exact plan?

Price from the unit up: the last 12 months of sales of your plan and section, adjusted for floor, condition, openings and membership category, then checked against the 24-month and 60-month windows. We do this for every Covent Garden valuation.

Do county deed prices and MLS prices differ?

Yes. The deed file records every qualified sale but not days on market or MLS living area; the MLS records list prices and days on market but can miss private sales. Never compare a county price per square foot with an MLS one.

Who is the best realtor to sell my Covent Garden condo?

We think the best Covent Garden listing agent is one who reads your section's documents, your club estoppel and your building's flood records before the buyer's attorney does. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.

Sources and Authoritative References

The Covent Garden at TwinEagles page is built from the primary records below: the Florida Division of Corporations filings for the four Covent Garden associations, Florida's condominium statutes, the master association's budget, use restrictions and guides, the club's membership documents, Collier County, FEMA, state and federal data, Collier County Public Schools, and dated news coverage. Every public figure on this page traces to one of them.

Covent Garden associations and the state record

• Florida Division of Corporations, Covent Garden at TwinEagles Section I Condominium Association, Inc. (N06000004256)
• Florida Division of Corporations, Covent Garden at TwinEagles Section II Condominium Association, Inc. (N14000002201)
• Florida Division of Corporations, Covent Garden at TwinEagles Section II Condominium Association (2006 entity, inactive)
• Florida Division of Corporations, Covent Garden at TwinEagles Section III Condominium Association, Inc. (N06000004259)
• Florida Division of Corporations, Covent Garden at TwinEagles Section IV Condominium Association (dissolved)
• Florida Division of Corporations, Covent Garden at TwinEagles Recreation Association, Inc. (N06000004258)
• Florida Division of Corporations, Covent Garden at TwinEagles entity search
• Articles of Incorporation, Covent Garden at TwinEagles Section I Condominium Association, filed April 18, 2006
• Articles of Incorporation, Covent Garden at TwinEagles Section III Condominium Association, filed April 18, 2006
• Articles amendment, Section II association, January 6, 2017
• Articles amendment, Section III association, August 23, 2019
• Florida Division of Corporations, TwinEagles entity search
• Florida Division of Corporations, The TwinEagles Club, Inc.
• Collier County Clerk of Courts, Official Records search (Declarations of Condominium)

Florida condominium and related statutes (2026 text)

• Florida Statutes 718.111, association records and the 25-unit website rule
• Florida Statutes 718.112, bylaws, budgets, reserves, transfer fees and structural integrity reserve studies
• Florida Statutes 718.116, assessments, estoppel certificates and special assessments
• Florida Statutes 718.503, resale disclosure and the seven-day voidability clause
• Florida Statutes 718.110, amendments, including rental-limit amendments
• Florida Statutes 553.899, milestone inspections
• Florida Statutes 720.30851, homeowners' association estoppel certificates
• Florida Statutes 201.02, documentary stamp tax on deeds
• Florida Statutes 215.5586, My Safe Florida Home program
• Florida House Bill 913 (2025), condominium reforms, enrolled text
• Florida DBPR, condominium SIRS reporting and database
• Florida DBPR, condominium inspections information (SIRS and milestone)

TwinEagles master association and club

• TwinEagles HOA, Approved 2024 Budget and per-unit assessments by neighborhood, November 8, 2023
• Use Restrictions, Official Records Book 6349, Page 3623
• Declaration of Recreational Covenant (Social), Official Records Book 3810, Page 4172 (2005)
• Golf and Sports Declaration of Recreational Covenant, Official Records Book 4605, Page 2967 (2010)
• Assignment of Club Owner and Residential Developer Rights, Official Records Book 4605, Page 2959 (2010)
• Amendment to the Amended and Restated Declaration of CC&Rs for TwinEagles, Official Records Book 5521, Page 2943 (2018)
• TwinEagles HOA Rules and Regulations (consolidated November 2021)
• TwinEagles HOA, Community FAQs and TwinEagles history (2026 revision)
• TwinEagles HOA, Quick Guide for Realtors (no signs in Covent Garden)
• TwinEagles HOA, buyer and tenant screening instructions
• TwinEagles HOA, estoppel request instructions
• TwinEagles HOA, ARC request application
• TwinEagles HOA, Covent Garden neighborhood page (30 buildings, four units each)
• TwinEagles HOA, neighborhood associations
• TwinEagles HOA Newsletter, February 2024 (board roster, Covent Garden mailboxes, document vote)
• TwinEagles HOA Newsletter, February 2025
• TwinEagles HOA Newsletter, January 2024 (assessment billing)
• TwinEagles HOA Newsletter, November 2024 (2025 budget adoption)
• TwinEagles HOA board minutes, November 20, 2024
• TwinEagles HOA, December 2025 owner survey and replies
• TwinEagles HOA, lake bank remediation update, June 2026
• TwinEagles HOA, What To Expect When It Rains brochure
• TwinEagles HOA, CPH stormwater lakes assessment report 2025
• TwinEagles HOA, 2025 annual meeting first notice (board seats by neighborhood)
• TwinEagles Homeowners Association home page (12 neighborhoods, board)
• TwinEagles HOA board and governing documents
• TwinEagles HOA, association vs club responsibilities
• TwinEagles HOA architectural review page
• TwinEagles HOA contact, FirstService Residential office
• TwinEagles HOA, deer relocation initiative
• The TwinEagles Club, membership (deeded categories, 614 Golf cap, initiation fees)
• The TwinEagles Club, Initiation Fee Policy, revised October 20, 2023
• The TwinEagles Club, Membership Agreement, 2024
• The TwinEagles Club, FY22 Dues and Fees schedule, December 17, 2021
• The TwinEagles Club, estoppel requirements by street, July 29, 2021
• The TwinEagles Club, neighborhood HOA contacts, January 2024
• The TwinEagles Club, Phase One Master Plan booklet
• The TwinEagles Club, TwinEagles site plan
• The TwinEagles Club, Talon scorecard 2024
• The TwinEagles Club, Eagle scorecard 2024
• The TwinEagles Club, golf
• The TwinEagles Club, Club Life
• The TwinEagles Club, dining
• The TwinEagles Club home page
• The TwinEagles Club, IRS Form 990, fiscal 2024 (via ProPublica)

Collier County and state public records

• Collier County Tax Collector, property tax bills
• Collier County, Elevation Certificates layer
• FEMA elevation certificate, Building 23, 12037 Covent Garden Ct (permit PRBD20130923264)
• FEMA elevation certificate, Building 9, 12046 Covent Garden Ct (permit PRBD20140719465)
• Collier County, Milestone Buildings by Year, January 2026
• Collier County, milestone buildings map layer
• Collier County, building footprints layer
• Collier County GIS services (zoning, overlays)
• Collier County, issued building permits, July 2026 (monthly series January 2024 to July 2026 used)
• Collier County, issued building permits, February 2025 (Section III fire alarm permit)
• Collier County, 2025 Annual Update and Inventory Report
• Collier County Ordinance 2025-30, NC Square mixed use
• Collier County, 2026 Flood Protection newsletter
• Collier County, proposed flood maps and appeal period, August 2026
• Collier County, Vanderbilt Beach Road Extension Phase One, June 2026
• Collier County, PUD master list, June 11, 2026
• Florida Commerce, Official List of Special Districts

Flood, storms and insurance

• FEMA National Flood Hazard Layer
• FEMA preliminary flood hazard layer (2025 panels)
• FEMA Flood Map Service Center
• FEMA, CRS eligible communities, April 1, 2026
• FEMA, NFIP pricing approach (Risk Rating 2.0)
• U.S. Census Bureau geocoder
• USGS elevation point query service
• Florida Division of Emergency Management, storm surge zones
• Florida Division of Emergency Management, evacuation zones
• Florida Know Your Zone lookup
• Hollybrook at TwinEagles HOA, preliminary status report for Covent Garden after Hurricane Irma, September 11, 2017
• National Weather Service Miami, Hurricane Irma summary
• National Weather Service Miami, Hurricane Ian summary
• National Weather Service Miami, Hurricane Milton impacts
• National Hurricane Center, Irma tropical cyclone report
• CBS Miami, no Florida hurricane landfalls in 2025
• Citizens Property Insurance, 2026 multiperil rates
• Citizens Property Insurance, flood insurance requirement
• Florida Building Commission, code edition effective dates
• UF GeoPlan Center, Florida Building Code 2023 wind speed data
• North Collier Fire Control and Rescue District, fire stations
• Resource Conservation Systems, irrigation tariff effective March 1, 2026

Schools and services

• Collier County Public Schools, zone locator (address lookups, September 24, 2026)
• Collier County Public Schools, school directory
• Bear Creek Elementary School
• Florida Department of Education, school grades
• WINK News, Bear Creek Elementary opens, August 2025
• Collier County Parks, Vanderbilt Beach Park

History, development and news

• Naples Daily News, Covent Garden at TwinEagles continues to generate sales, May 1, 2016
• Developer news, Covent Garden at TwinEagles an ideal Naples pied-a-terre, June 2015 (Wayback Machine)
• Developer page, Covent Garden by Pulte (Wayback Machine, 2019)
• Developer news archive (Wayback Machine)
• Developer site plan page, 2015 (Wayback Machine)
• Naples Daily News, real estate transactions, June 17, 2007 (Pulte, Building 28)
• Naples Daily News, real estate transactions, July 8, 2007 (Pulte, Building 25)
• Naples Daily News, real estate transactions, September 30, 2007 (Pulte, Building 3)
• Naples Daily News, club closed by Bonita Bay Group, 2009
• Naples Daily News, the Ronto development approach, November 10, 2018
• Ronto turns TwinEagles over to homeowners, 2019 (Wayback Machine)
• The Ronto Group, TwinEagles legacy
• The Golf Wire, TwinEagles transitions to member ownership, 2019
• Business Observer, GL Homes buys the 550-acre TwinEagles parcel, 2014
• Business Observer, Ronto and Angelo Gordon purchase, 2011
• Phoenix Bay Ventures (Bonita Bay Group successor), TwinEagles
• Club and Resort Business, $22.5 million master plan approved, 2020
• Nicklaus Design, the Talon at TwinEagles
• Curran Young Construction, TwinEagles clubhouse project

Data sets without a public link

• Collier County recorded deeds (DOR-qualified sales file, recorded through June 30, 2026) and the Collier County Property Appraiser preliminary 2026 tax roll, used for every sale, count, year built, building area and homestead share on this page.
• Southwest Florida MLS (Matrix), Development TWIN EAGLES, closed sales in the 12 months to September 24, 2026 and active listings, pulled September 24, 2026; cited as plain text.
• South Florida Water Management District environmental resource permit 11-01567-P-02, "Covent Garden At Twin Eagles," 2012.
• FEMA Letter of Map Amendment 12-04-8346A, November 6, 2012, TwinEagles Phase Two tracts on Covent Garden Court.
• U.S. Census Bureau American Community Survey 2020 to 2024 5-year estimates; OpenStreetMap routing (OSRM) for in-gate distances.
• Google Suggest query harvest, September 24, 2026, for the questions answered in both FAQ editions.

Downloadable Documents

The Downloadable Documents for Covent Garden at TwinEagles below are the primary records a Covent Garden buyer or seller should read, each linked at the issuing authority: the Section I articles, the master budget and recorded use restrictions, the club's fee policy, membership agreement and estoppel sheet, the two county-filed elevation certificates, and the county's milestone registry.

The three Declarations of Condominium, each section's budget and reserve schedule, the Recreation Association's budget and the current club dues are not published on a public page; they are recorded in Collier County's Official Records or posted in each association's owners-only portal, and a buyer receives them in the resale package.

Market data from Southwest Florida MLS, pulled September 2026. County sales figures on this page are Collier County recorded deeds through June 30, 2026. McGreevy and Comisar, Best Realtor for Covent Garden at TwinEagles. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.