Dundee is 61 Minto homes from 2016 to 2019 on one street at the north end of TwinEagles, Naples, with its own lawn-care association and a 2015 FEMA fill letter on every lot. Verified county, club and FEMA records from McGreevy and Comisar.
McGreevy and Comisar are the top-reviewed real estate team for selling and buying Minto homes in Dundee 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 Dundee home, or you are weighing one of 61 lake-and-preserve homes at the north end of TwinEagles, this page answers the questions that move the price: what FEMA's 2015 fill letter does and does not do for your lender and insurer, what the Dundee association maintains for its quarterly assessment, what every recorded Dundee sale since 2021 brought, and which membership is deeded to the house.
Dundee at TwinEagles is a 61-home Minto neighborhood with its own homeowners' association inside the master-planned community of TwinEagles in Naples, Florida. It sits in what the developer called the northernmost section of TwinEagles, one cul-de-sac street with lakes at its corners and county preserve land along its northern edge, and the only TwinEagles neighborhood with a FEMA Letter of Map Revision based on Fill written for its own block alone, covering all 61 homesites.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What "Dundee" means on the public record. Dundee is the recorded plat TwinEagles Grand Arbors, Phase Two C, Block 111 (Plat Book 58, pages 79 to 83, Collier County): 61 single-family homesites on Dundee Lane, every one of them built by Minto between 2016 and 2019, plus the road tract that carries Dundee Lane itself. The neighborhood is governed by the Dundee at TwinEagles Homeowners Association, Inc., which bills a quarterly assessment and maintains every lawn and irrigation system, under the TwinEagles master association and alongside a deeded membership in The TwinEagles Club.
Not to be confused with: Dundee, Florida, a town in Polk County; Dundee Court, a different street in the City of Naples; Dundee, Scotland, which lent the neighborhood its name, as Kinross, Glasgow and Inverness lent theirs to other TwinEagles neighborhoods; or Twin Eagles grills. Inside TwinEagles, Dundee's nearest neighbors are Kinross at TwinEagles to the east and Lake Estates on the boulevard to the south.
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 Dundee home, or call Marc at (239) 287-5873 if you are buying.
If you're searching for the best realtor for Dundee at TwinEagles in TwinEagles, Naples, whether you're ready to sell your Dundee home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Dundee track record: Dundee at TwinEagles closed 11 sales on the Southwest Florida MLS in the 36 months to September 24, 2026 (pulled September 24, 2026; the first window with ten or more closings), and we tracked every one of them: a median of $1,630,000, a high of $2,000,000 (June 2024), a median 58 days on market and a median 94.71% of final list price. The three most recent closed in 2026 at $1,490,000, $1,900,000 and $1,400,000.
Data updated: September 2026. Source: Southwest Florida MLS, 36 months, pulled September 24, 2026. The Collier County recorded-deed file (DOR-qualified sales recorded 09/25/2023 to 06/30/2026) holds the same 11 resales at the same median.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Dundee at TwinEagles realtor, and you can read every review on our Google Business Profile. Three from clients:
★★★★★ "We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!" Verified Google review
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
For Dundee sellers: professional photography, drone and video that shows the lake, preserve or fairway behind your lanai, a qualified-buyer database built over two decades in Southwest Florida, and a listing file that answers the flood-letter, membership, association and permit questions before a buyer's lender or attorney asks them.
Selling your Dundee home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Dundee? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Naples.
Selling? Start with a free Dundee home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
Dundee at TwinEagles is the recorded plat TwinEagles Grand Arbors, Phase Two C, Block 111, in Plat Book 58 at pages 79 to 83 of the Collier County public records, governed by a 2015 Declaration of Neighborhood Covenants and Restrictions recorded at Official Records Book 5186, Page 861, and by the Florida nonprofit Dundee at TwinEagles Homeowners Association, Inc.
Two independent documents cite the same plat book and pages: the Dundee declaration itself, and the Federal Emergency Management Agency's 2015 flood determination for the block. The Collier County tax roll carries the same subdivision name on every parcel on Dundee Lane. That agreement matters because TwinEagles was recorded in many plats over two decades, and several neighborhood names on marketing maps never became legal subdivisions.
The 2026 Collier County roll shows 62 parcels on Dundee Lane: 61 single-family homes, numbered from 12645 to 12793 Dundee Lane, and one right-of-way tract that carries the street. The county's year-built field puts 21 homes in 2016, 19 in 2017, 10 in 2018 and 11 in 2019; no Dundee home has been torn down and rebuilt. The master association's 2024 budget bills "Grand Arbors, Dundee" as exactly 61 units (TwinEagles HOA approved 2024 budget), which reconciles to the roll.
The Declaration of Neighborhood Covenants and Restrictions for Dundee at TwinEagles was made on June 16, 2015 by TwinEagles Developments AGR, L.L.C., the Ronto-era developer entity, together with the new association (Dundee declaration, association copy). It runs 89 pages including the articles of incorporation and bylaws. On April 27, 2020 the owners of at least two-thirds of the lots, with a board majority, amended it; the certificate of amendment was recorded on April 29, 2020 at Official Records Book 5757, Page 779 (2020 amendment). The amendment did two things a buyer should know: it created a $500 Resale Fund Contribution paid by every buyer at closing, and it rewrote the association's lawn and irrigation duties.
The Florida Division of Corporations lists Dundee at TwinEagles Homeowners Association, Inc. as an active not-for-profit corporation, document N15000005747, filed June 9, 2015, with annual reports filed every year from 2016 through April 14, 2026 (Florida Division of Corporations). The four officers on the 2026 report all list Dundee Lane addresses: the association has been owner-run since the developer turned it over. Its registered agent and mailing address belong to MAY Management Services, and the association's own site names MAY's Bonita Springs office as property manager (Dundee at TwinEagles HOA, property management).
Three bodies, each with its own documents and its own estoppel letter:
The declaration makes the hierarchy explicit: Dundee is a "Neighborhood" under the TwinEagles community declaration, every Dundee owner is automatically a member of the master association, and where the two sets of documents conflict the community documents control, although Dundee may enforce rules that are stricter.
Dundee sits at the north end of TwinEagles, a single cul-de-sac street that loops west off TwinEagles Boulevard at a roundabout about 3.2 miles by road from the Immokalee Road gate. Lakes wrap three sides of the loop, fairways run between its southern arms, and wooded preserve land borders it to the north and west.
The 2015 launch release put it plainly: the "secluded, extremely private Dundee neighborhood is on a cul-de-sac in the northernmost section of the TwinEagles community and features water, preserve and golf course views," with "lakes situated at all four corners of the neighborhood, including a lake measuring 34-acres" (Naples Daily News archive, April 27, 2015). Federal aerial imagery from February 2023 shows exactly that layout: Dundee Lane runs west from the roundabout, bends south between two lakes, and ends in cul-de-sacs, with a golf fairway and the big lake to the south-east.
Dundee is the only one of the neighborhood streets where the entry monument stands on TwinEagles Boulevard, about sixty yards before the Dundee Lane turn, rather than at the mouth of the street itself. In February 2024 the Dundee board took over maintenance of that master-association land from the TwinEagles HOA, at no credit from the master, and planted eight royal palms paid from Dundee's cash balances with no owner assessment (Dundee board unanimous written consent, February 28, 2024).
Kinross at TwinEagles, 86 Lennar homes on Kinross Lane, sits to the east along TwinEagles' northern border. Lake Estates lines TwinEagles Boulevard south of the Dundee roundabout on the 34-acre lake. Lockford at TwinEagles, the Minto neighborhood that was closing out as Dundee opened, is a short drive south on Lockford Lane. A dedicated page for each TwinEagles neighborhood is part of the same series.
North of the Dundee lots the land is Golden Gate Estates Unit 53, zoned E (Estates) by Collier County, where the county's Conservation Collier program has bought dozens of tracts for its Red Maple Swamp Preserve; the county's own map layer labels acquired tracts directly behind the Dundee lots (Collier County GIS, Conservation Collier acquisitions). West of Dundee is a large wooded tract that Collier's Rural Fringe overlay designates as a Natural Resource Protection Area, the county's most protected land category. Both are covered in detail in the zoning section below.
From Dundee Lane to | Road distance | Off-peak drive |
|---|---|---|
The clubhouse, 11725 TwinEagles Blvd | 1.4 mi | about 6 min |
The Immokalee Road gate | 3.2 mi | about 13 min |
Bear Creek Elementary | 6.5 mi | about 20 min |
I-75 at Exit 111 | about 10 mi | about 25 min |
Routed on OpenStreetMap data (OSRM), off-peak, from the middle of the Dundee Lane loop, September 24, 2026; approximate. Inside the gate the speed limit is 25 mph, which is why the gate is 13 minutes away. Add about 13 minutes to any drive time measured from the TwinEagles gate.
Living in Dundee at TwinEagles means a 2016-to-2019 Minto home on a quiet dead-end street at the far end of a gated golf club, with water behind most lanais, a lawn crew paid for by the neighborhood association, and preserve land where other communities would have a road. The trade is distance: the gate is 3.2 miles away.
Dundee is small enough that the street is the neighborhood. There is one way in, past the roundabout on TwinEagles Boulevard, and no through traffic at all: every car on Dundee Lane is a resident's, a guest's or a service vehicle. The 2015 launch release called it "secluded, extremely private," and the federal aerial imagery shows why: the homes are strung along a single loop with lakes on three sides and uncut preserve beyond the last row of lots.
Dundee is one of the most year-round neighborhoods in TwinEagles on the county record: 44 of its 61 homes, 72%, carried a homestead exemption on the 2026 preliminary roll, against about 54% across TwinEagles as a whole. Among TwinEagles' recorded plats, only the Lake Estates replat runs higher. There is no age restriction; nothing in the Dundee declaration or the master use restrictions limits who may live here, and the census block group that covers TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey (Census Reporter, block group 1, tract 112.10).
The feature Dundee buyers mention first is the lawn. Under the 2020 amendment the Dundee association must "maintain, repair and replace the sod and all portions of the irrigation system serving a Lot; and maintain the landscaping materials on the Lots, including mowing, fertilizing, edging, trimming and pruning" (2020 amendment, section 7.5.2). The association controls the irrigation clocks, and Tuesday is the crew's mowing day. What it does not do: replace dead shrubs, plants or trees on your lot (that is the owner's cost), or maintain the house.
The daily rhythm runs through the club, 1.4 miles away: whichever category is deeded to the home, Golf, Sports or Social. 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, the Himalayan putting course and three dining outlets (The TwinEagles Club, Club Life). On Dundee Lane itself the association posts neighborhood gatherings on its site, and golf carts may use the residential streets to reach the clubhouse.
No Dundee pool, clubhouse or courts: the club is the amenity. Mail goes to community mailbox units rather than a box at the curb. Fences of any kind, including invisible pet fences, are prohibited. Trucks, boats and trailers must live in the garage. And everything outside the gate is at least 13 minutes farther than it is for a home near the entrance: Vanderbilt Beach is about 35 minutes off-peak from a Dundee driveway, and Immokalee Road in season is slow.
Selling a Dundee home? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Dundee? Read how we represent buyers and call Marc at (239) 287-5873 to tour the street.
Dundee at TwinEagles closed 11 sales on the Southwest Florida MLS in the 36 months to September 24, 2026 (pulled September 24, 2026), the first window with ten or more closings: a median of $1,630,000, a range of $1,400,000 to $2,000,000, $18,160,000 in volume, a median 58 days on market, a median 94.71% of final list price and a median $496.50 per square foot of MLS living area. None of the 11 closed at or above its final list price, and none was a non-MLS sale entered later.
Data updated: September 2026.
The 12-month window holds only three MLS closings, too few for a median, so here they are: $1,490,000 (January 15, 2026, 25 days on market, 93.18% of final list price), $1,900,000 (April 10, 2026, 42 days, 95.00%) and $1,400,000 (May 1, 2026, 186 days, 84.85%). The Collier County recorded-deed file holds the same 11 resales at the same $1,630,000 median, or $543.60 per county square foot of building area; that is a different denominator from MLS living area, so the two per-square-foot figures are never compared. The table below lists the deeds by recording date.
Recorded | Price | County building area (sq ft) | County year built | Price per county sq ft |
|---|---|---|---|---|
Oct 16, 2023 | $1,750,000 | 2,889 | 2017 | $605.75 |
Dec 14, 2023 | $1,575,000 | 2,741 | 2017 | $574.61 |
Mar 19, 2024 | $1,490,000 | 3,026 | 2019 | $492.40 |
Apr 30, 2024 | $1,735,000 | 3,361 | 2019 | $516.22 |
May 20, 2024 | $1,630,000 | 3,062 | 2019 | $532.33 |
Jun 6, 2024 | $2,000,000 | 2,993 | 2018 | $668.23 |
Dec 16, 2024 | $1,490,000 | 2,741 | 2017 | $543.60 |
Jan 21, 2025 | $1,700,000 | 2,915 | 2019 | $583.19 |
Jan 9, 2026 | $1,490,000 | 3,558 | 2016 | $418.77 |
Apr 8, 2026 | $1,900,000 | 2,927 | 2017 | $649.13 |
Apr 23, 2026 | $1,400,000 | 3,061 | 2017 | $457.37 |
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 with MLS per-square-foot figures.
Eleven is an odd number, so the median, $1,630,000, is an observed sale (May 2024), and the median price per county square foot is $543.60. The 11 sales total $18,160,000. The 12-month window holds three sales (median $1,490,000) and the 24-month window five, so any "12-month median" for Dundee rests on three houses. Widen to 60 months and there are 20 qualified resales, from $1,150,000 to $2,051,000, with a median of $1,537,000: the mean of the two middle sales, $1,525,000 and $1,549,000, because 20 is even.
Floor plans in Dundee run from about 2,700 to 4,150 county square feet, and the per-square-foot figures above run from about $419 to $668. The highest per-foot sales are not the biggest houses; they are mid-size plans of about 2,900 to 3,000 county square feet. The lowest per-foot sale is the largest house on the list. On a street where every home was built by one builder within four years, view, pool, condition and timing explain most of the difference.
The 20 qualified resales in 60 months fell on 15 different homes, so roughly one Dundee home in four has resold since late 2021, about 7% of the homes a year over the 57 months. Most Dundee owners bought from Minto and stayed.
No Dundee home was listed as active on the Southwest Florida MLS on September 24, 2026 (pulled September 24, 2026), against 15 active listings across TwinEagles that day. Call Marc at (239) 287-5873 for what is coming to market.
Dundee prices have roughly doubled since Minto sold the homes new. Minto's 58 qualified sales from January 2016 to October 2020 had a median of $820,000; qualified resales rose to a median of $1,150,000 in 2021, $1,575,000 in 2023 and $1,630,000 in 2024, and the record, $2,051,000, closed in March 2023.
Data updated: September 2026. Source: Collier County recorded deeds through June 30, 2026.
Because one builder sold every house on the street within five years, Dundee is an unusually clean record of what the Naples market did to a single product. The figures below are Collier County recorded deeds, qualified by the county as arm's-length sales, and every price is nominal: none is adjusted for pools, upgrades or inflation.
Before a single home was built, the 61 homesites changed hands in 13 recorded multi-lot transfers between August 2015 and September 2017, a pattern consistent with a builder taking down lots in phases from the developer. The average consideration per lot rose from about $165,040 in the first takedown of five lots (August 2015) to about $180,700 in the last takedown of three lots (September 2017); the 13 transfers together recorded $11,488,900 for 61 lots. The county does not qualify these transfers as market sales, so we show them for the trend only.
Year recorded | Qualified builder sales | Median price | Range |
|---|---|---|---|
2016 | 23 | $812,700 | $634,000 to $1,032,800 |
2017 | 16 | $862,600 | $720,400 to $1,137,600 |
2018 | 12 | $823,350 | $655,200 to $1,018,600 |
2019 | 5 | $751,900 | $719,100 to $935,500 |
2020 | 2 | $700,000 | $685,000 and $715,000 |
All | 58 | $820,000 | $634,000 to $1,137,600 |
Source: Collier County recorded deeds, first improved sale of each Dundee lot, DOR-qualified; where a year has an even number of sales, the median is the mean of the two middle sales. Three more first sales were recorded but not qualified by the county, which accounts for all 61 homes. Minto's own marketing tracked the same band: "a final opportunity to purchase a 2,600 to 3,800 square feet residence in the $600,000 to $800,000 price range," with incentives of up to $35,000, in December 2017 (Florida Weekly, December 21, 2017). The last two builder closings, in 2020, were below the 2016 median, the end-of-neighborhood discount builders often give on their last homes.
Year recorded | Qualified resales | Median price | Range | Median per county sq ft |
|---|---|---|---|---|
2019 | 2 | $849,500 | $810,000 to $889,000 | $292.55 |
2020 | 2 | $885,000 | $880,000 and $890,000 | $288.99 |
2021 | 7 | $1,150,000 | $870,000 to $1,550,000 | $375.57 |
2022 | 3 | $1,440,000 | $1,350,000 to $1,525,000 | $479.84 |
2023 | 5 | $1,575,000 | $1,322,000 to $2,051,000 | $574.61 |
2024 | 5 | $1,630,000 | $1,490,000 to $2,000,000 | $532.33 |
2025 | 1 | $1,700,000 | one sale | $583.19 |
2026 (to June 30) | 3 | $1,490,000 | $1,400,000 to $1,900,000 | $457.37 |
Source: Collier County recorded deeds, DOR-qualified resales (every sale after the builder's first sale of the home). Even-numbered years use the mean of the two middle sales. Small yearly counts: read the direction, not the decimals.
Twenty Dundee homes have sold at least twice on the qualified record, which lets us compare a house with itself. A home that Minto sold for $655,200 in December 2018 resold for $1,735,000 in April 2024. One sold new for $935,500 in May 2019 and resold for $2,051,000 in March 2023. One sold new for $715,000 in February 2020 and resold for $1,630,000 in May 2024. At the other end, a home bought new in September 2016 for $898,100 resold for $880,000 in March 2021, the one qualified loss on the street, recorded before the 2021 run-up. These are nominal prices before pools, upgrades, selling costs or inflation, and they are not a forecast.
The three 2026 resales ($1,490,000, $1,900,000 and $1,400,000) sit below the 2023 and 2024 medians on price per county square foot. Three sales cannot prove a trend. Across all of TwinEagles, the Southwest Florida MLS (pulled September 24, 2026) shows 50 closings in the last 12 months at a median of $1,031,250, a median 83 days on market and a median 94.63% of final list price, against a median of $993,750, 58 days and 94.52% over 24 months. A Dundee seller in 2026 is pricing against a market where prices have held but homes take longer to sell.
Dundee at TwinEagles is 61 Minto homes on one street at the north end of TwinEagles, and only three or four of them sell in a typical year, so each sale sets the next price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own on Dundee Lane, start with a free Dundee 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.
Dundee was one of the last three single-family neighborhoods released at TwinEagles, announced in April 2015 by the Ronto Group's development team with Minto Florida as the only builder, platted as Grand Arbors Phase Two C, Block 111, placed under its own recorded declaration that June, and built out between 2016 and 2019.
TwinEagles began in 1997 with the Estates section around the Talon course. The northern phase was marketed as Grand Arbors and recorded in a series of Grand Arbors plats; Dundee's formal name, TwinEagles Grand Arbors Phase Two C, still carries it. "Grand Arbors" was never a neighborhood of its own, only the name of the phase. The Bonita Bay Group built out the first Grand Arbors neighborhoods in the 2000s, and The Ronto Group, which bought TwinEagles with Angelo, Gordon and Co. in 2010, brought the last land to market (Business Observer, 2011).
"Dundee is the third new single-family neighborhood to open at TwinEagles since December 2014," the April 27, 2015 release said, and "Dundee joins Kinross and Lake Estates as one of the last three single-family neighborhoods to be offered at TwinEagles." Minto came to Dundee with a track record inside the gate: it had sold out 10 homesites in Hollybrook, 27 homes in Wisteria and 25 of 41 homesites in Lockford (Naples Daily News archive, April 27, 2015). The association was incorporated on June 9, 2015 and the declaration signed on June 16, 2015.
Before the first homes rose, the site was filled and graded, and on December 24, 2015 FEMA issued a Letter of Map Revision based on Fill for the building areas of all 61 lots, removing them from the high-risk flood area. The first building permits and elevation certificates on Dundee Lane date from mid-2015 through 2016. The flood section below explains what the letter means today.
The first Minto closing on Dundee Lane was recorded on January 21, 2016. By December 2017, Minto was offering unfurnished "Custom Choice" homes built to the drywall stage so buyers could pick their own finishes, and 16 buildable homesites remained (Naples Daily News, June 24, 2017; Florida Weekly, December 21, 2017). The last builder sale was recorded in October 2020.
The Ronto Group turned TwinEagles over to its homeowners at the end of 2018 (Ronto announcement, archived). Dundee's owners amended their own declaration in April 2020, formed a standing landscape committee in 2019, and in 2024 took over their own entry landscaping. The developer entities later withdrew from Florida. What remains is a finished neighborhood whose documents are now written by its owners.
Every home in Dundee at TwinEagles is a Minto single-family home built between 2016 and 2019, one or two stories, from 2,740 to 4,154 square feet of building area on the county roll (median 3,001). Minto offered seven plans here, from the 2,642-square-foot Prestwick to the 3,811-square-foot two-story Turnberry Grand.
That uniformity is Dundee's defining trait. Unlike the custom Estates or the multi-builder neighborhoods of the Bonita Bay years, Dundee is one builder's catalogue on one street, so a buyer comparing two Dundee homes is usually comparing plan, lot, view and upgrades rather than construction quality or era.
Plan | Under air (Minto) | Layout as marketed | Garage |
|---|---|---|---|
Prestwick | 2,642 sq ft | 2 bedrooms, study, 2.5 baths, formal dining, great room | 2-car plus 1-car |
Inverness / Inverness II | 2,899 / 2,733 sq ft | 3 bedrooms plus study; optional fourth bedroom, media room and cabana bath | 2-car plus 1-car |
Birkdale | 2,840 sq ft | 3 bedrooms, 3 baths, study, formal living and dining, family room | 2-car |
Turnberry | 2,842 sq ft | 3 bedrooms, 3.5 baths, den, great room | 3-car with tandem space |
Prestwick Grand | 2,905 sq ft | 3 bedrooms, 3 baths, study, sitting room, formal dining, outdoor kitchen; great room with 12 to 14 ft double coffered ceiling | 2-car |
St. Andrews | 3,180 sq ft | 3 bedrooms, study, 3 baths, formal living, family room | 2-car plus 1-car |
Turnberry Grand | 3,811 sq ft, two-story | 3 bedrooms, 3 full and 2 half baths, study, upstairs bonus room with covered terrace, outdoor kitchen | 3-car with tandem space |
Sources: Minto's plan descriptions as published in the Naples Daily News archive, April 27, 2015 and Florida Weekly, December 21, 2017. Builders revise plans and options over a build-out; the house you buy is described by its permit set and survey, not by a brochure.
The county roll's building-area field runs from 2,740 to 4,154 square feet across the 61 homes, median 3,001. Roll building area is not the same measurement as Minto's "under air" figure or an MLS living area, so a plan will read differently on each record. The recorded declaration caps every Dundee home at between 2,100 and 4,000 square feet of enclosed air-conditioned living area, which keeps additions modest and the street's scale consistent.
Twenty-one homes carry a 2016 year built on the county roll, 19 carry 2017, 10 carry 2018 and 11 carry 2019. The earliest Dundee building permits date from mid-2015, after the fifth edition (2014) of the Florida Building Code took effect, and homes permitted from 2018 on fall under the sixth edition (2017) (Florida Building Commission, code edition effective dates). That age profile matters for insurance: every roof, window and structure on the street is less than eleven years old.
Minto sold every home here: the developer's releases name Minto as Dundee's builder, and the county deed file shows 61 first sales on Dundee Lane from January 2016 to October 2020, consistent with a single builder. Minto marketed "12-foot ceilings, granite countertops and 18-inch ceramic tile" as base-price features at TwinEagles (Minto news release). Any builder warranty from a 2016 to 2019 closing is limited by its own terms and dates, so a buyer today relies on inspection, permits and the seller's disclosures.
Dundee homes share the Grand Arbors vocabulary: exteriors repainted only in colors from the master association's Approved Color List (or the builder's documented original color), and, on the 2023 federal aerial image, screened lanais and pools behind many of the homes. Two-story plans, the Turnberry Grand in particular, are a minority on the street and stand out for their upstairs bonus room and terrace.
Dundee homesites were marketed as 62 by 135 feet, and the county's parcel map puts the 61 lots at about 8,400 to 17,300 square feet, median about 10,200 square feet, roughly a quarter acre. The pie-shaped lots on the curves and cul-de-sacs are the largest, and almost every lot backs onto a lake, a fairway or preserve.
We measured each Dundee parcel from Collier County's 2026 parcel layer. The smallest lots, about 8,400 square feet, match the marketed 62-by-135-foot rectangle; the largest, about 17,300 square feet, sit where Dundee Lane curves and ends. Together the 61 lots cover about 15 acres. Minto's own materials noted an Inverness II "being built on a site that is wider and deeper than other sites in Dundee" in 2017, which is the kind of lot that commands a premium at resale.
"Lakes situated at all four corners of the neighborhood, including a lake measuring 34-acres," the developer wrote in 2015. On the 2023 federal aerial image, lakes sit inside and outside the Dundee loop, a golf fairway runs between its southern arms, and wooded preserve lies beyond the northern and western lots. Which of those a given home faces is the single biggest variable in its price after size and condition.
The Dundee declaration requires county setbacks; the Collier County Land Development Code and the master association's Grand Arbors design guidelines govern what can be built behind the house. Pools, screened enclosures, play equipment, landscaping changes and even a new mailbox need prior written approval, and nothing may be built into a lake maintenance easement or onto a lake bank: no docks, no fill and no change to the slope of a lakefront lot (Dundee declaration, sections 8.1.26, 8.1.30 and 8.1.33).
Listing sheets rarely give a lot's square footage, and when they do it is often the marketed 62 by 135 feet. The county parcel map, the recorded plat and the property survey are the reliable sources; for a curved or cul-de-sac lot, ask for the survey before you compare two homes.
A Dundee home comes with a mandatory club membership deeded to the house, but not necessarily a golf membership, and never a free one on a resale. 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 Golf, $60,000 Sports or $45,000 Social in September 2026.
The club's membership page states: "Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)," "Membership is mandatory for all 717 Homeowners," and Golf memberships are "capped at 614" (The TwinEagles Club, Membership). The master association's history adds that the 2018 separation of club and association "clearly defines The TwinEagles Club as a private club as opposed to a bundled community" (TwinEagles Community FAQs).
When Dundee was new, golf was part of the builder's pitch. The 2015 launch release said "A golf membership is included with the purchase of every new home at TwinEagles" (Naples Daily News archive, April 27, 2015), and a Minto release said the "Golf membership initiation fee in the championship TwinEagles Golf Club is included in the purchase price of every Minto home at TwinEagles" (Minto news release). That described Minto's new-home sales, when the developer controlled the club. It does not describe a resale today: the club's current page, quoted above, puts the initiation fee on the buyer. Any Dundee listing that still says golf is "included in the price" is repeating a builder-era sales line.
Because the developer's program paired new homes with golf, it is likely that many Dundee homes were first sold with a Golf membership. We have not found a public document that lists the category for each Dundee address, and categories can change, so the only reliable answer for a given house is the club's estoppel letter for that address. Ask for it before you write an offer, and a seller should order it before listing.
The club's Initiation Fee Policy says the fee "must be paid to the Club at the closing of the home sale," that it applies to "any person or entity who purchases a home in TwinEagles," and that the Sports and Social fees are 40% and 30% of the Golf fee under the club's 10:4:3 ratio, with at least 120 days' notice of any increase. The Golf fee began at $30,000 on April 1, 2021, reached $65,000 on February 1, 2022, $100,000, then $130,000 on March 1, 2024, and $150,000 on the club's page today. The policy says the fee "is to be used for Club Capital expenditures"; no public club document describes a refund when you sell.
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. Moving up a category costs the difference between the two fees. The Dundee association's own $500 resale contribution has a parallel list of exemptions, including a Dundee owner buying a second Dundee home.
Under the club's 2010 Golf and Sports covenant, a Sports membership can move up to Golf only "subject to availability" (Official Records Book 4605, Page 2967), and the club confirms that "Resident Golf Memberships are immediately available with homes deeded Golf." The last public dues schedule, fiscal 2022, gave Sports members four in-season rounds and unlimited off-season golf with green and cart fees, and Social members four in-season rounds as a Golf member's guest (FY22 Dues and Fees).
The buyer signs the club's Membership Agreement, which the club must receive "SEVEN (7) DAYS PRIOR to the closing"; membership "is contingent upon approval by the Club," the applicant authorizes credit and background checks, and a rejected applicant gets the transfer fee back (Membership Agreement 2024). The 2010 covenant makes seller and buyer "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale."
A Dundee owner uses the amenities of The TwinEagles Club in the membership category deeded to the home, the master association's gate, roads, lakes and preserves, and the Dundee association's lawn and irrigation service. Dundee itself has no pool, clubhouse or courts; the club, 1.4 miles away, is the amenity.
The Talon, by Jack Nicklaus with Jack Nicklaus II, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; from the back tees it plays par 72 and 7,420 yards with a 75.9 rating and 145 slope. The Eagle opened in 2007 as Gary Player's Aerie and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012; it plays par 71 and 7,607 yards, rated 77.5 with a 150 slope (The TwinEagles Club, Golf; Talon scorecard; Eagle scorecard). The Talon hosted the PGA TOUR Champions event now known as the Chubb Classic in 2002 to 2006 and 2012 to 2018 (Nicklaus Design, TwinEagles).
The clubhouse was rebuilt and expanded in the member-approved $22.5 million Phase One program; its contractor lists the finished building at 71,376 square feet (Curran Young Construction project page; Club and Resort Business, 2020). 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).
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).
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 (approved 2024 budget). The Dundee association adds the lawn, sod, irrigation and landscape maintenance on every Dundee lot and, since 2024, the Dundee entry on TwinEagles Boulevard.
No beach club, no marina and no boat access, and no boating on Dundee's lakes: the declaration bars watercraft, docks, swimming and irrigation from the lakes. Residents use Collier County beach parking permits like any other county resident; Vanderbilt Beach is about 22 minutes from the gate off-peak, about 35 from Dundee Lane.
Owning a Dundee home at TwinEagles means four recurring bills: the TwinEagles master association assessment ($3,646.26 in the 2024 budget), the Dundee association's quarterly assessment (which covers lawn care and irrigation), club dues in the deeded membership category, and the Collier County tax bill. There is no CDD.
The Dundee assessment amount, the current club dues and the 2025 and 2026 master association budgets are not published on the public pages of the three organizations; each sits behind an owner login. Where a number below is older than 2026 it is dated, and a buyer should confirm every figure on the three estoppel letters before closing.
Budget line | 2023 | 2024 |
|---|---|---|
Dundee (61 units), operating share per unit | not split in the 2024 document | $2,986.26 |
Dundee, reserve share per unit | not split in the 2024 document | $660.00 |
Dundee, total per unit | $3,408.10 | $3,646.26 |
Lockford (41 units), total per unit | $3,407.35 | $3,645.49 |
Kinross (86 units), total per unit | $3,173.90 | $3,402.96 |
Source: TwinEagles HOA approved 2024 budget, adopted November 8, 2023. Dundee's 2024 assessment rose 7.0% from 2023, and every TwinEagles unit paid the same $660 reserve contribution in 2024. The master assessment is billed once a year and is due January 1. Across TwinEagles, 2024 assessments ran from $3,300.46 (Covent Garden) to $5,586.19 (the Estates), so Dundee sits in the lower middle.
The Dundee declaration makes the neighborhood assessment "payable quarterly, in advance, on the first day of January, April, July and October of each year," with a monthly option at the association's discretion (Dundee declaration, section 6.2). Since the build-out, every lot pays the same share. The assessment funds the lawn, sod, irrigation and landscape maintenance on all 61 lots, the irrigation water itself ("costs therefor shall be billed by the Association and shall be an Operating Expense"), the entry landscaping, and the association's own insurance and management by MAY Management Services (2020 amendment). The association's budget and financial statements are posted behind its owner login, and the dollar amount is not public; the Dundee estoppel certificate for a specific home states the current quarterly figure, any balance and any special assessment.
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 figures 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."
TwinEagles homes pay Collier County's millage code 285, a total of 12.2558 mills for 2025, which includes 3.75 mills for the North Collier Fire Control and Rescue District, plus a $261.91 "District 1 Garbage" assessment as the only non-ad valorem line (Collier County Tax Collector). As an illustration only: a home taxed on a value of $1,141,813, the median 2026 preliminary just value on Dundee Lane, would owe about $14,000 in ad valorem tax at that millage before any exemption. A buyer's taxable value resets toward the purchase price the year after closing, less any homestead exemption the buyer qualifies for.
No irrigation bill of your own (the Dundee association meters and pays for irrigation), no private well (the declaration bars them), and no community development district. Homeowners, wind and flood insurance are the owner's cost; see the insurance section below.
Selling? We put the full fee stack in your listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 before you write an offer.
The one-time costs on a Dundee 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 fee, the Dundee association's $500 Resale Fund Contribution and $100 new-owner application, three estoppel letters, and the usual Florida closing costs.
On a Golf-deeded Dundee home, the buyer's club and association charges alone are about $154,100 before title, lender and inspection costs: $150,000 initiation, $3,500 transfer, $500 resale contribution and $100 application. On a Social-deeded home the same line is about $49,100. That gap is why the deeded category belongs in the first line of a Dundee listing.
No. Dundee at TwinEagles is not in a community development district: the only non-ad valorem charge on TwinEagles tax bills is the county's $261.91 garbage assessment, and the state's official list of special districts contains no TwinEagles district. Neither the Dundee association's 2024 entry project nor the master association's lake-bank work was funded by a special assessment.
The Florida Commerce "Official List of Special Districts" (report of September 23, 2026) lists no district named TwinEagles (Florida Commerce special district list), and sampled 2025 TwinEagles tax bills show the garbage charge as the only non-ad valorem line.
After turnover, a Dundee special assessment needs "the affirmative assent of at least two-thirds (2/3) of all Members represented in person or by proxy," except for repairing or replacing existing association improvements or work needed to prevent damage to association property (Dundee declaration, section 6.3). The February 2024 entry project was paid from cash balances with the board's written statement that "an assessment of residents will not occur."
The master association's July 2025 newsletter reported an "approved funding option for Lake Bank Restoration Project without special assessment to Residents," with later phases slated for 2027 and 2028 (lake bank update, June 2026). On the club side, the Phase One capital assessment is the live one, and 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).
Dundee's rules come from two recorded layers: the 2015 Dundee Declaration of Neighborhood Covenants and Restrictions (as amended in 2020), with its articles and bylaws, and the TwinEagles master declaration, use restrictions and Grand Arbors design guidelines. The Dundee layer is stricter on fences, vehicles, signs and lawns; the master layer runs architectural review.
Document | Recorded or issued | What it controls for a Dundee owner |
|---|---|---|
Dundee Declaration of Neighborhood Covenants and Restrictions | OR Book 5186, Page 861 (2015) | quarterly assessment, lawn and irrigation duties, use restrictions, leasing, pets, vehicles |
Certificate of Amendment | OR Book 5757, Page 779 (April 29, 2020) | $500 resale contribution; rewritten lawn and irrigation section |
Dundee articles of incorporation and bylaws | attached to the declaration; Sunbiz N15000005747 | board, elections, meetings, calendar fiscal year |
Dundee rules and regulations and Landscape Committee guidelines | association site, 2019 and 2024 | trash timing, parking hours, carts, landscape committee |
TwinEagles master declaration and use restrictions | OR Book 6349, Page 3623 (use restrictions, 2024) | gate, leasing screening, master-level use rules |
Grand Arbors at TwinEagles Design Review Guidelines | TwinEagles HOA | architecture, colors, landscaping, generators, solar |
Sources: Dundee declaration; 2020 amendment; Dundee rules reminder; Dundee Landscape Committee guidelines; TwinEagles use restrictions.
The declaration requires every Dundee home to "contain a minimum of two thousand one hundred (2,100) square feet and a maximum of four thousand (4,000) square feet of enclosed air conditioned living area," and no home may be enlarged without approval. Garages may not be enclosed or converted to living or storage space, and garage doors stay closed when a car is not coming or going.
"No fence of any type is permitted to be erected on a Lot, including invisible fencing." That is section 8.1.16 of the Dundee declaration, and it is the rule dog owners ask about most. Backyards stay open to the lake or preserve view, which is part of the look buyers pay for.
No trailer, boat, truck, camper or other non-passenger vehicle may stay in Dundee "unless fully enclosed in the garage," except service trucks during daylight; motorcycles are "restricted to being parked in the garage only"; gas scooters and ATVs live in the garage too. Cars park in driveways, never on the lawn, and never on the street between 1 a.m. and 6 a.m. Private golf carts may be driven on the residential streets by drivers 16 or older with seated passengers only (Dundee rules reminder).
"A Lot Owner, other than Declarant, shall not display any sign, advertisement or notice of any type in Dundee at TwinEagles, including in or upon his or her vehicle(s), except as may be previously and specifically approved in writing by the Association." No building, shed, play structure, basketball hoop, wall, mailbox, landscaping change, pool, tennis court or screened enclosure may be added, and no house repainted in a new color, without prior written approval (sections 8.1.10 and 8.1.30).
Shutters need the association's written consent under hurricane standards the board adopts under Florida law, and the association must hand those standards to an owner within five business days of a written request. Approved shutters may not go up before a hurricane watch covers Dundee and must come down within five days after the watch or warning ends. An owner who leaves for the summer must clear the lanai and name a firm or person to install and remove shutters and to look after the house if it is damaged (section 8.1.29).
No watercraft, docks, swimming or irrigation from the lakes; on lakefront lots, no boathouse, dock, pier or ramp, no filling of the water and no change to the bank slope (sections 8.1.14 and 8.1.33). The master association maintains the lakes and has been restoring eroded lake banks across TwinEagles since 2024.
Window treatments visible from outside need a white or off-white backing; window tint needs approval; no clotheslines visible from outside; antennas and satellite dishes over one meter need approval; no garage sales without board approval; no ham radio transmitters without consent; no private wells or septic systems. Trash goes in wildlife-proof containers kept in the garage or screened, out at the curb no earlier than 6 a.m. on pickup day and back by 6 a.m. the next morning.
The Dundee association may assess an owner for the extra cost of any violation as an "Individual Expense Assessment," collected like any other assessment, and it may enter a lot to correct a maintenance failure and bill the owner (sections 6.4 and 8.1.21). The declaration also says in capital letters that neither association is an insurer or guarantor of security inside the property.
Every exterior change to a Dundee home goes to the TwinEagles master association's Architectural Review Committee, which meets twice a month, takes complete requests up to two business days before a meeting and has up to 30 days to decide. Landscape changes need that approval too, and a Dundee owner who adds landscaping pays for its extra upkeep.
The committee's request form asks for the contractor's name, a certificate of insurance with $1 million each of liability, auto and workers' compensation coverage, the contractor's occupational license, drawings to scale and, where applicable, the county permit, a pool plan, a landscape plan and paint colors, all scanned as one PDF. The owner must notify the committee within five days of completion, and unapproved work can be ordered removed (TwinEagles ARC request for modification).
Because the Dundee association maintains every lawn, landscape changes in Dundee touch two bodies. Any change to the originally installed design needs master ARC approval; if the change increases maintenance, the owner pays the extra cost, and an owner who plants something that deer eat or that is not cold tolerant is responsible for replacing it (2020 amendment, section 7.5.2). Only the Dundee landscape committee, the board and the property manager direct the landscape contractor.
ARC approval is not a building permit, and a county permit is not ARC approval: most projects need both. Approval is granted "as presented"; any change to the approved plan needs a new approval.
No. Dundee at TwinEagles has no age restriction: neither the Dundee declaration nor the TwinEagles master use restrictions limits who may live in a Dundee home, and we found no housing-for-older-persons designation for either association. Many owners are retirees, and TwinEagles as a whole skews older, but families with children may buy and live here.
Two reasons. The census block group that covers TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, and Valencia Trails, the 55-and-over GL Homes community across Immokalee Road, was carved from TwinEagles' former southern parcel (Business Observer, 2014). Neither makes TwinEagles an age-restricted community.
A Dundee seller can sell to any buyer, and a Dundee buyer can bring children to the A-graded Bear Creek, Oakridge and Gulf Coast schools. The buyer pool for a Dundee home is the whole market, not only the fraction that qualifies for a 55-and-over community.
Yes, with limits: the Dundee declaration allows a lease of the entire home only, for at least 30 consecutive days, no more than three times in a calendar year, with a copy of the lease delivered to the association before it begins. Tenants also go through the TwinEagles master association's screening, and time-share use is prohibited.
"No Dwelling Unit shall be leased for a term of less than thirty (30) consecutive days and no Dwelling Unit may be leased more than three (3) times in any calendar year. A copy of the lease must be provided to the Association prior to the commencement of the lease" (Dundee declaration, section 8.1.4). Every lease is deemed to let the association terminate it if the tenant breaks the rules, the owner is jointly liable for damage the tenant causes, and if the owner falls behind on assessments the association may collect the rent directly from the tenant.
Renters apply through the master association's screening vendor (TwinEagles buyer and tenant evaluation instructions), and the Dundee new-owner form asks each buyer whether they intend to live full-time, part-time or lease. Club privileges for tenants follow the club's rules for the home's category; ask the club before promising a tenant golf.
As a seasonal rental, a Dundee home suits a tenant who wants a quiet, maintained house near the club for three to six months, and the association's lawn service makes it easier to leave empty. As an investment rental, the three-leases-a-year cap, the club's dues and the 72% homestead rate on the street tell you Dundee is mostly owner-occupied, and it is likely to stay that way.
A Dundee home may keep up to three dogs and three cats, plus fish and birds, under section 8.1.11 of the Dundee declaration; Pit Bull-type breeds and Presa Canarios are barred; pets are leashed outside; and no fence of any kind, including an invisible fence, is allowed on a Dundee lot.
"Lot Owners are permitted to have up to three (3) dogs and three (3) cats, fish and birds in a Dwelling Unit, but in no event for the purpose of breeding or for any commercial purposes whatsoever." The declaration defines the barred breeds (American Pit Bull Terrier, American Staffordshire Terrier, Staffordshire Bull Terrier and dogs with a majority of their traits, plus Presa Canario and crosses) and bars livestock, reptiles, poultry and venomous or exotic pets. Trained service and assistance animals are permitted (Dundee declaration).
Pets must be "caged, carried or kept on a leash when outside of a Dwelling Unit," may not be left outside or on a lanai with no one home, and owners pick up waste immediately; the association provides dog-waste stations and asks owners not to stockpile the bags (Dundee rules reminder). A dog that becomes a nuisance by barking can be ordered removed after written notice.
Dundee borders preserve land, and deer, turkeys, alligators, bobcats and black bears live in and around TwinEagles. Feeding deer or other wildlife is illegal, trash containers must be wildlife-proof, and the master association ran a deer relocation program under Florida Fish and Wildlife Conservation Commission permits in 2025 and 2026 (TwinEagles HOA, deer relocation). Keep small dogs leashed near the lakes.
Dundee sits in a mapped Zone AH shallow-ponding area on FEMA's published flood maps, but on December 24, 2015 FEMA issued a Letter of Map Revision based on Fill, case 16-04-1406A, that removed the filled building portions of all 61 Dundee lots from the high-risk flood area to shaded Zone X. The letter, not the map picture, governs those portions.
This is the most important document in a Dundee sale, and it is also the most misunderstood. Here is what FEMA's own records say, checked against FEMA's database and the determination document itself on September 24, 2026.
FEMA's National Flood Hazard Layer lists one letter of map change naming Dundee: case 16-04-1406A, a LOMR-F, status Completed, determination dated December 24, 2015, project "TwinEagles Grand Arbors, Phase Two C, Block 111, Lots 1-61, Dundee Lane," outcome "Portion of property removed," revalidation status "Not incorporated" (FEMA National Flood Hazard Layer, letters of map change). No other letter on FEMA's database names a Dundee lot or Dundee Lane. We downloaded the six-page determination from FEMA's Map Service Center (FEMA determination document, case 16-04-1406A):
What the letter says | Where |
|---|---|
"Letter of Map Revision Based on Fill Determination Document (Removal)," dated December 24, 2015 | page 1 |
Property: "A portion of Lots 1 through 61, Block 111, Twineagles Grand Arbors, Phase Two C," Plat Book 58, pages 79 to 83 | page 1 |
Map panel affected: 12021C0217H, dated May 16, 2012; flooding source "ponding/overland flow" | page 1 |
Five surveyed parcels: lots 1 to 11, 12 to 30, 31 to 48, 49 to 53 and 54 to 61, each described by metes and bounds | pages 2 to 5 |
Outcome for each parcel: portion of property removed from the Special Flood Hazard Area; zone after removal "X (shaded)" | pages 1 and 5 |
Lowest lot elevation of each removed parcel: 16.1 feet NAVD 88 | pages 1 and 5 |
"The community ... has certified that the area and any subsequent structure(s) built on the filled area are reasonably safe from flooding" | page 5 |
"Portions of this property ... may remain in the Special Flood Hazard Area" | page 6 |
People call any FEMA flood letter a "LOMA," but Dundee's is a LOMR-F, and the difference is instructive. A Letter of Map Amendment (LOMA) says a lot or house on natural ground was always above the base flood elevation and was shown in the flood area only because of the map's scale. A Letter of Map Revision based on Fill (LOMR-F) says land was raised with earthen fill to or above that elevation, and it requires the local government to certify the filled area as "reasonably safe from flooding." For a lot, FEMA requires that "both the lowest point on the lot and the lowest floor of the structure must be at or above the one-percent-annual-chance flood elevation" (FEMA, LOMA and LOMR-F process). Dundee's letter was issued before most homes were built: the builder filled the homesites first, and the letter covered the filled building areas of the whole block at once.
The letter's own words: the removed portions are "not located in the SFHA," the letter "revises the effective NFIP map to remove the subject property from the SFHA," and "therefore, the Federal mandatory flood insurance requirement does not apply." FEMA's current guidance says the same: a LOMA or LOMR-F "eliminates the federal flood insurance purchase requirement as a condition of federal or federally backed financing" (FEMA). In practice, when a lender's flood-zone determination vendor applies the letter to a Dundee house on the removed portion of its lot, the loan should not trigger the federal flood insurance mandate.
Flood insurance is priced by FEMA's Risk Rating 2.0 method on the individual building's characteristics, including its first-floor height, distance to water and flood source, rather than on the zone letter alone (FEMA, Risk Rating 2.0). A house that is outside the Special Flood Hazard Area and not required to carry flood insurance can still buy it, usually at a lower premium than a house inside it, and Collier County's Community Rating System Class 5 gives every NFIP policy in unincorporated Collier a 25% discount (FEMA CRS eligible communities, April 2026). A private wind or homeowners carrier, and Citizens, may ask for the letter and the elevation certificate too.
Collier County posts the elevation certificates filed with building permits (Collier County Elevation Certificates layer). Ten are indexed for Dundee Lane, all from 2015 and 2016 permits. On the five whose key fields are legible, the finished top of the bottom floor sits at 17.5 to 18.4 feet NAVD88, and several record the zone as AH or "permitted AH" with a flood elevation of 16.1 feet, the same figure as the lowest lot elevation in FEMA's letter. Those floors sit about 1.4 to 2.3 feet above 16.1 feet. Collier County's floodplain rules for new construction add freeboard above the base flood elevation (Collier County 2026 Flood Protection newsletter), which is why a home built on a filled pad in a removed area was still built high.
The street-centerline point at 12790 Dundee Lane reads Zone AH on both the effective (panel 12021C0217H, May 16, 2012) and preliminary (panel 12021C0217J, March 20, 2025) maps, with ground at 16.3 feet NAVD88; the state's storm-surge model places it in the Category 4 surge zone, meaning no modeled surge from a Category 1 to 3 hurricane; and it is in Collier County evacuation Zone E (Florida Division of Emergency Management storm surge zones; Florida Know Your Zone). The flooding source FEMA names for Dundee is ponding and overland flow from rain, not surge from the Gulf.
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). When they do, a Dundee owner should look for FEMA's revalidation letter for the county and check whether 16-04-1406A is listed; if it is not, the owner's surveyor can apply for a new determination.
Selling? The FEMA letter and your elevation certificate belong in your listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 to pull both documents for any Dundee home.
No public record found names storm damage specific to Dundee at TwinEagles in Hurricanes Irma (2017), Ian (2022), Helene or Milton (2024): not the county permit files for 2024 to 2026, not the association documents, and not regional news. Dundee sits about 16 feet above sea level at the street, far inland of the surge that struck coastal Naples.
Irma made landfall on Marco Island on September 10, 2017, when about half of Dundee's homes had closed and the rest were still being built. The National Weather Service measured a 112 mph gust in North Naples and 9 to 15 inches of rain in inland Collier (National Weather Service, Hurricane Irma). No Dundee-specific Irma damage record was found in any public source.
Ian in September 2022 brought 6.18 feet of water above high tide to the Naples Pier and $2.2 billion of damage countywide, overwhelmingly coastal (National Weather Service, Hurricane Ian summary). Milton in October 2024 cut power to about 85% of Collier customers (National Weather Service, Milton impacts).
Collier's monthly issued-permit files from January 2024 to July 2026 show no reroof, no structural repair and no storm-repair permit on Dundee Lane; they do show five homes adding whole-house standby generators. Dundee's owners also wrote storms into their documents: the 2020 amendment lets the association, "after damages have been caused by a named storm," enter a lot to remove and replace trees an owner has not repaired, and join a community-wide restoration program with the county or the master association.
The 2025 Atlantic season produced no Florida hurricane landfall, and no 2026 storm had affected Collier County as of mid-September 2026. The season runs to November 30.
Insurance on a Dundee home is priced house by house, but Dundee starts from a strong position: every home was built between 2016 and 2019 under the modern Florida Building Code, in the wind-borne debris region where the code requires impact-rated openings or approved shutters, on a filled pad named in a FEMA letter. Citizens will require flood coverage on primary homes it insures for wind from January 1, 2027.
Whether a lender requires flood insurance on a Dundee home turns on the FEMA letter above and on the lender's own policy. Whether an owner should carry it is a separate question: the removed areas are shaded Zone X, and Collier's Class 5 Community Rating System discount applies to every NFIP policy "regardless of whether the structure is inside or outside of the Special Flood Hazard Area" (FEMA, NFIP pricing).
TwinEagles sits in the wind-borne debris region of the Florida Building Code, with a design wind speed of about 157 to 158 mph for a house, so windows and doors need impact glass or approved shutters, and every Dundee home was permitted under the 2014 or 2017 code editions. A buyer should still order a wind-mitigation inspection; the roof-to-wall connections, roof deck attachment and opening protection it documents drive the wind premium. A seller who has one done before listing gives buyers a faster quote.
Citizens Property Insurance has shrunk sharply as private carriers returned, and its approved 2026 multiperil homeowners rates fall on average statewide (Citizens, 2026 rates). Citizens requires flood insurance on primary residential policies that carry Citizens wind coverage from January 1, 2027 (Citizens, flood requirement).
Dundee 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). Preserve land borders Dundee to the north and west, and Collier County's wildfire risk is rated very high county-wide, so defensible landscaping at the back of preserve-view lots is worth asking the association about.
Every Dundee Lane address 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 three Dundee addresses, at the start, middle and end of the street, against Collier County Public Schools' own address lookup on September 24, 2026, for the 2026-27 school year.
Address checked | Elementary | Middle | High |
|---|---|---|---|
12645 Dundee Ln | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
12730 Dundee Ln | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
12793 Dundee Ln | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
Source: Collier County Public Schools zone locator, address search for school year 2027, each returning one exact match. The TwinEagles hub research found the same three schools for every one of 767 address records on all 19 TwinEagles streets. Attendance zones can change; confirm your address with the district before you buy.
Bear Creek Elementary opened in August 2025 at 2400 Cub Court on the south side of Immokalee Road, as the first new Collier elementary school since 2008, with an early-learning wing, and earned an A in its first graded year (Bear Creek Elementary). From Dundee Lane it is about 6.5 miles and 20 minutes by road, most of that inside the TwinEagles gate.
Oakridge Middle (14975 Collier Boulevard) 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 (Collier County Public Schools, schools; Florida Department of Education, school grades).
Collier County Public Schools earned its ninth straight A for 2025-26. Private options within about 35 to 40 minutes of Dundee Lane include Community School of Naples, Seacrest Country Day and St. John Neumann Catholic High School, and Florida Gulf Coast University and Florida SouthWestern State College's Collier campus are the nearest colleges.
Collier County's monthly issued-permit files for January 2024 through July 2026 show 29 permit records on Dundee Lane, including 4 plan revisions, and no new-home, reroof or storm-repair permit. Five homes added standby generators; the rest are air-conditioning replacements, shutters and windows, one plumbing job and one $50,180 building permit.
Permit type (county description) | Records, Jan 2024 to Jul 2026 | Largest declared value |
|---|---|---|
Mechanical (air conditioning; one radon system) | 12 | $16,994.66 |
Electrical (standby generators) | 5 | $15,415.40 |
Gas (generator fuel lines) | 4 | $14,000 |
Revisions (building and electrical) | 4 | $50 |
Shutters, doors and windows | 2 | $12,319.83 |
Building | 1 | $50,180 |
Plumbing | 1 | $1,500 |
Source: Collier County Building Plan Review, monthly building permit reports (one file per month; the July 2026 file is linked). We excluded eight rows on Dundee Court, a different street inside the City of Naples that shares the name.
A neighborhood built from 2016 to 2019 is entering its first replacement cycle. Air-conditioning systems are the first big-ticket item, and 12 mechanical permits in 31 months on 61 homes shows it has started. Roofs are next: no Dundee roof has been replaced yet on the county file, and a buyer should ask the age and type of the roof and whether the seller has had a roof inspection. Standby generators, installed on five homes since 2024 with separate gas and electrical permits, are the most common upgrade.
Ask for the permit history of the specific house, closed out, with final inspections, and for the master ARC approval behind every exterior change. Collier County's online permit portal covers each address; a pool, screen enclosure, generator or shutter that has no permit on file is a question for the seller before closing, not after.
Gather the permits, final inspections and ARC approval letters for everything added after Minto's closing: pool, cage, generator, shutters, air-conditioning replacements. A buyer's lender and insurer will ask for the roof and air-conditioning ages, and having the permits in hand shortens that conversation.
Dundee is zoned A-MHO (Agricultural with a Mobile Home Overlay, the county's base district for TwinEagles) inside the Rural Fringe Mixed Use Overlay, Receiving Lands. North of it is Golden Gate Estates Unit 53, zoned E (Estates), much of it now Conservation Collier's Red Maple Swamp Preserve; west of it is land in the county's Natural Resource Protection Area overlay.
Collier County's zoning layer returns A-MHO at the Dundee lots, with the Rural Fringe Mixed Use Overlay, Receiving Lands, the same answer as every TwinEagles street (Collier County GIS services). The mobile home overlay is a county mapping layer; the recorded Dundee declaration limits every lot to one single-family home of 2,100 to 4,000 square feet and prohibits temporary structures, so the overlay changes nothing on Dundee Lane.
The land beyond Dundee's northern lots is North Golden Gate Estates Unit 53, an undeveloped grid of large platted tracts zoned E (Estates), the county's rural single-family district. Collier County's voter-approved Conservation Collier program has been buying Unit 53 tracts one at a time for the Red Maple Swamp Preserve, and the county's acquisition map shows acquired tracts directly north of the Dundee lots and across the unit (Conservation Collier Cycle 12A Active Acquisition List; Active Acquisition List, June 8, 2026). The county's June 2026 acquisition list records Red Maple Swamp tracts of about 1 to 9 acres closing from February 2022 through August 2024, valued at roughly $12,500 to $18,000 an acre, and its 2023 list carried 18 more Unit 53 parcels as a top-category target. Acquired tracts are preserve land; any tract the county has not bought remains a private Estates-zoned parcel, so the view north is protected in part, not by a single wall-to-wall easement. A buyer on a north-row lot should look up the tracts directly behind it on the county's map.
West of the Dundee loop the county's overlay changes to Rural Fringe "NRPA Sending" land, the Natural Resource Protection Area designation Collier uses for its most environmentally sensitive rural land, from which development rights are sent elsewhere rather than used on site. On the 2023 federal aerial image it is unbroken forest.
Everything south and east of Dundee is TwinEagles: Kinross and the northern TwinEagles boundary to the east, Lake Estates and the 34-acre lake to the south, and golf fairways between. Nothing inside the gate is unbuilt except three Estates lots at the far southern end of the community.
TwinEagles' only road connection is Immokalee Road, more than three miles south of Dundee. The county's 2025 Annual Update and Inventory Report shows the Collier-to-Wilson segment over its adopted capacity once approved-but-unbuilt trips are counted, with no funded widening of that segment (2025 AUIR); the Vanderbilt Beach Road Extension's first phase opened in June 2026 as a parallel route (Collier County, June 2026). Across Immokalee Road, the NC Square planned development allows up to 129 homes and 50,000 square feet of commercial space (Ordinance 2025-30). All of it is at the far end of TwinEagles from Dundee.
Daily life on Dundee Lane runs through one staffed gate on Immokalee Road with resident barcodes and app-registered guests, curbside trash from bins kept in the garage, community mailbox units, county water and sewer, FPL electric, and association-run irrigation and lawn service on a Tuesday schedule.
Residents apply for vehicle barcodes installed at the gatehouse; guests and contractors must be authorized in the dwellingLIVE app or by calling the gatehouse at (239) 304-0022 (Dundee rules reminder; TwinEagles Community FAQs). Open-house visitors are admitted only to addresses on the weekly open-house list, and private showings need the buyer's agent and an appointment (Quick Guide for Realtors).
TwinEagles trash and recycling run Tuesdays and Fridays. On Dundee Lane, containers go to the driveway apron no earlier than 6 a.m. on pickup day and back into the garage by 6 a.m. the next morning; palm fronds and clippings wait beside the house until Tuesday morning, which is also the lawn crew's mowing day.
Dundee uses community mailbox units, as do Covent Garden and Kinross; every other TwinEagles neighborhood has individual mailboxes. The master association lists mailboxes among its maintained items for the other neighborhoods, not Dundee.
Florida Power and Light for electricity, Collier County for water and sewer, and Resource Conservation Systems for non-potable irrigation water, which in Dundee the association meters, schedules and pays for as an operating expense. Owners can ask for particular watering times, but the association controls the clocks.
No street parking from 1 to 6 a.m., driveways only, and cars may not block the sidewalk. Pickup trucks, boats, trailers and motorcycles stay in the garage. The speed limit is 25 mph, cyclists ride with traffic, and private golf carts may use the residential streets but not the sidewalks, except the widened TwinEagles Boulevard path shared with carts.
From Dundee Lane, the gate is 3.2 miles and about 13 minutes; I-75 at Exit 111 is about 10 miles; the NCH Northeast freestanding emergency room at 15420 Collier Boulevard is about 6.5 miles; Naples Airport is about 20 miles; Southwest Florida International Airport is roughly 50 minutes off-peak.
Dundee and Lockford are Minto's two neighborhoods in the Ronto years of TwinEagles, and they share plans, a builder and a neighborhood association structure. Dundee is 61 homes from 2016 to 2019 on larger lots at the quiet north end; Lockford is 41 homes, mostly from 2014 to 2017, on 60-to-62-foot lots closer to the clubhouse along the Eagle course.
Buyers who want the newest Minto homes, bigger lots, preserve and big-lake views and a dead-end street usually land in Dundee. Buyers who want to be closer to the clubhouse, on a golf-course street with individual mailboxes and a Zone X street point, and who are comfortable with slightly older homes, usually land in Lockford at TwinEagles. Both pay the same club initiation fee for the same deeded category.
Decision factor | Dundee | Lockford |
|---|---|---|
Homes | 61 | 41 |
Recorded plat | Grand Arbors Phase Two C, Block 111 | Grand Arbors replat of Tracts H and I and Block 107 |
Builder | Minto | Minto |
Plans | Prestwick, Prestwick Grand, Turnberry, Turnberry Grand, St. Andrews, Inverness, Birkdale | Minto's same family of plans, including the Prestwick and Turnberry |
County year built | 2016 to 2019 (median 2017) | 2012 to 2023 (median 2015) |
County building area | 2,740 to 4,154 sq ft (median 3,001) | 2,618 to 3,131 sq ft (median 2,905) |
Lot size, county parcel map | about 8,400 to 17,300 sq ft (median about 10,200) | about 8,200 to 12,300 sq ft (median about 8,900) |
Setting | north end of TwinEagles; lakes on three sides; preserve north and west | golf-course street near the clubhouse; Eagle course frontage |
Neighborhood association | Dundee at TwinEagles HOA; quarterly; lawns and irrigation maintained | Lockford at TwinEagles HOA; quarterly neighborhood assessment |
2024 master assessment | $3,646.26 | $3,645.49 |
community mailbox units | individual mailboxes | |
Street-point FEMA zone | AH; filled lot areas removed by LOMR-F 16-04-1406A (2015) | X; Block 107 lots covered by an earlier FEMA fill letter (2013) |
Storm-surge zone at the street point | Category 4 | Category 5 |
Qualified resales, 60 months | 20 | 6 |
Median resale, 60 months | $1,537,000 | $1,390,000 |
Median per county sq ft, 60 months | $516.19 | $468.24 |
Highest resale, 60 months | $2,051,000 | $1,590,000 |
Distance to the clubhouse by road | 1.4 mi | about 0.9 mi |
Choose it if | you want the newest Minto homes, a larger lot and privacy | you want to be near the club on the golf course at a lower entry price |
Sources: Collier County recorded deeds (qualified sales, September 2021 to June 2026; county building area, not MLS living area); Collier County 2026 roll and parcel map; TwinEagles HOA approved 2024 budget; FEMA National Flood Hazard Layer, letters 16-04-1406A and 13-04-4268A; Florida Division of Emergency Management surge zones; Minto news release (Lockford on the Eagle course; models between the sixth and seventh holes). Lockford's six sales are too few for a stable median; read them as a list.
Dundee homes are, on average, about two years newer and about 100 county square feet larger, on lots about 15% bigger, and Dundee's resales are concentrated in 2023 and 2024, the strongest years on the county file. Dundee's per-square-foot median is also higher, which points to setting and lot as well as size. Lockford's closeness to the club and its golf frontage are real advantages that the numbers do not capture, and its entry price is lower.
Same builder, overlapping plan families, same master assessment to the cent, the same quarterly neighborhood-association model with MAY Management named for both on the club's contact list, the same gate, club and schools. A buyer who likes one should tour the other.
Selling in either neighborhood? Get a free home valuation or call Jesse direct at (239) 898-6072. Deciding between them? Read how we represent buyers and call Marc at (239) 287-5873 to tour both.
Among TwinEagles' eight production-builder single-family neighborhoods, Dundee has the highest median recorded resale price over the last 60 months, $1,537,000 on 20 qualified sales, and the second-highest price per county square foot after Wisteria. Only the Estates, Lake Estates and Hedgestone, the three large-lot neighborhoods, trade higher.
Neighborhood | Builder era | Qualified resales | Median resale | Median per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|
Dundee | Minto, 2016 to 2019 | 20 | $1,537,000 | $516.19 | $3,646.26 |
Wisteria | Rutenberg, Minto, Stock | 10 | $1,495,000 | $519.82 | $3,734.79 |
Lockford | Minto | 6 | $1,390,000 | $468.24 | $3,645.49 |
Wicklow | Centex, then Stock | 9 | $1,260,000 | $393.96 | $4,392.76 |
Hollybrook | Centex, then Minto | 14 | $942,500 | $332.34 | $3,735.72 |
Kinross | Lennar, 2015 to 2018 | 20 | $885,000 | $373.76 | $3,402.96 |
Fenhurst | Lennar | 24 | $840,000 | $369.06 | $3,407.73 |
Bramble Point | Pulte, 2006 to 2007 | 12 | $772,500 | $365.83 | $3,610.23 |
Yardstick: Collier County recorded deeds, DOR-qualified resales recorded September 24, 2021 to June 30, 2026; median per county square foot uses the roll's building area, not MLS living area; even counts use the mean of the two middle sales; assessments from the TwinEagles HOA approved 2024 budget. Counts under 10 are thin and read as a list. For the top of the ladder: Hedgestone 14 sales, median $2,205,000; Lake Estates 9, $2,800,000; the Estates 7, $2,355,000.
Kinross at TwinEagles, next door to the east, is the other neighborhood released with Dundee in 2015: 86 Lennar homes from 2015 to 2018 on 52-to-53-foot lots, a median of 2,560 county square feet, community mailboxes like Dundee, and no neighborhood association of its own, only a landscaping assessment through the master association. Kinross's 60-month median, $885,000 on 20 sales, is a little more than half of Dundee's; the difference is house size, lot size and builder tier, and it makes Kinross the natural step for a buyer who wants the same north-end setting at a lower price.
Dundee is the top of TwinEagles' production-home tier on recorded resale price, and with Kinross and Lake Estates it is one of the three last single-family neighborhoods the developer released, so its homes are among the youngest in the community. Its master assessment sits in the lower middle of the single-family neighborhoods, and its association takes the lawn off the owner's list.
Dundee's strengths are youth, privacy and maintenance: 2016-to-2019 Minto homes on a dead-end street with lakes, fairway and preserve around it, and an association that mows and irrigates every lawn. Its costs are distance from the gate, a Zone AH map picture that needs the FEMA letter to explain it, three layers of dues and a six-figure club initiation.
The first-hand pattern on Dundee is consistent: buyers are comparing Minto plans they already know, lenders and insurers ask about the flood zone before anything else, and the listing that wins has the FEMA letter, the elevation certificate and three estoppels in the file on day one. Here is how McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, work a Dundee listing.
Because Dundee reads Zone AH on the map, the first question from a buyer's lender or insurer is the flood zone. We attach FEMA's determination for case 16-04-1406A and the home's elevation certificate to the listing, and we show where the house sits relative to the letter's surveyed parcels. A buyer who sees the letter early prices the house as a shaded Zone X home, which is what it is.
Every Dundee buyer can tell a Prestwick Grand from a Turnberry Grand. What they cannot see from a listing sheet is the lot: the width at the back, what the lanai faces, whether the preserve or a lake is behind it. We measure the lot from the county parcel map, photograph the view from the lanai, and put the plan name on the first line.
Dundee closings need the club, the master association and the Dundee association estoppels, and the Dundee resale contribution and new-owner application ride along. We order the estoppels when the listing goes live, not when the contract is signed, so the deeded club category and every balance are known before a buyer writes an offer.
Roofs and air-conditioning systems from 2016 to 2019 are the questions buyers ask on a Dundee inspection. We gather the permits for any replacement, the generator and shutter approvals, and the wind-mitigation report, so the insurer's quote arrives before the inspection deadline.
The most common errors about Dundee online are that golf costs nothing extra, that "all 61 lots have LOMAs," that Dundee is out of the flood zone entirely, that Dundee is a villa or 55-plus community, and that nothing can ever be built behind it. Each is corrected below from the primary record.
It was, for Minto's new-home buyers, as the builder's own release said (Minto news release). On a resale today the buyer pays the club's initiation fee at closing, $150,000 for Golf in September 2026, and the category deeded to the home decides which fee applies (The TwinEagles Club, Membership).
Dundee has one letter, and it is a Letter of Map Revision based on Fill, not a Letter of Map Amendment: case 16-04-1406A, dated December 24, 2015, covering a portion of all 61 lots in five surveyed parcels (FEMA determination document).
The letter removed the filled building areas to shaded Zone X; rear yards and lake edges outside the surveyed parcels can remain in Zone AH, FEMA's published maps still show AH, and a lender may still require flood insurance. The accurate statement is that the filled portions of the lots are outside the Special Flood Hazard Area by FEMA letter.
The association's own site says "villa style living," but on the county roll every Dundee home is a detached single-family home, and nothing in the recorded documents restricts age (Dundee at TwinEagles HOA).
Much of the land north of Dundee is county preserve, bought tract by tract by Conservation Collier, but it is a patchwork of acquired tracts inside an Estates-zoned subdivision, not one continuous easement. Check the specific tracts behind a north-row lot on the county's map.
If you're searching for a Dundee at TwinEagles listing agent, or thinking, 'I need someone to sell my Dundee at TwinEagles home...', you want a team that can put your FEMA letter, your elevation certificate and three estoppels in front of a buyer on day one, and price a Minto plan against the handful of Dundee sales that close each year.
McGreevy and Comisar bring the credentials to that file:
Southwest Florida MLS, 36 months, pulled September 24, 2026: Dundee at TwinEagles closed 11 sales, and we tracked every one of them: $18,160,000 in volume, from $1,400,000 to $2,000,000, a median of $1,630,000, a median 58 days on market (average 61.6) and a median 94.71% of final list price (average 93.80%). The three 2026 closings were $1,490,000, $1,900,000 and $1,400,000. Data updated: September 2026.
Start with a free Dundee at TwinEagles home valuation, priced against Dundee's recorded sales plan by plan and lot by lot, or talk to Jesse direct at (239) 898-6072, text or call.
Buying instead? Read how we represent buyers and call Marc at (239) 287-5873.
On the Southwest Florida MLS (36 months, pulled September 24, 2026), the 11 Dundee closings took a median 58 days on market, from 4 days to 186; across all of TwinEagles the 12-month median was 83 days. What the county deeds show is that Dundee resales have run from one to seven a year since 2021, and five or fewer in every year but 2021, so a correctly priced home meets buyers who have been waiting for the street.
Usually not. A Dundee buyer is buying a young Minto home and often plans their own finishes, and every exterior change needs master ARC approval that can outlast a listing window. Repair what an inspector will flag, service the air conditioning, document what you have done and price the rest.
It means the federal purchase requirement does not apply to the removed portions of your lot, but the lender can still require a policy, and the published map still reads AH. Give the buyer the letter and the elevation certificate at the first showing so their lender and insurer can quote on facts.
It can if it starts late. The club must receive the signed Membership Agreement seven days before closing and approves each buyer. Start the club, master and Dundee applications the day the contract is signed.
The buyer, at closing, under section 6.9 of the Dundee declaration as amended in 2020. Transfers to a spouse, heirs, an estate-planning trust or a wholly owned entity, and a Dundee owner buying another Dundee home, are exempt.
Yes. An existing club member who moves to your home in the same or a lower category, and occupies it, pays no new initiation fee under the club's policy, and a Dundee owner who buys a second Dundee home is exempt from the $500 resale contribution, which can make a TwinEagles buyer the strongest buyer for your home.
McGreevy and Comisar are a top-reviewed Southwest Florida real estate team based in Bonita Springs, and TwinEagles sits inside the Naples market they have worked for more than twenty years. Jesse McGreevy and Marc Comisar lead the team personally, and this page is built from the same public records they pull for every Dundee client.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
When you are ready to look at what is available in TwinEagles today, our Domain Realty Group team keeps the full listing search at DomainRealtyGroup.com, and Marc will set up a private showing inside the gate.
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Jesse McGreevy and Marc Comisar have sold homes across Southwest Florida's private golf communities for more than two decades, and the questions on this page, the deeded membership, the FEMA letter and elevation certificate, the three estoppels and the thin comparable set on a one-builder street, are the ones we work through on every production-home resale inside a club. For a wider view of the market, start with our Naples community guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
The Dundee at TwinEagles buyer questions below come from the searches buyers actually run about Dundee and TwinEagles, answered from the recorded documents, FEMA's records, the county roll and deed file, and the club's own pages. Each answer is short; the sections above carry the detail and the sources.
Dundee at TwinEagles is a neighborhood of 61 single-family Minto homes, built 2016 to 2019, on Dundee Lane at the northern end of the gated TwinEagles golf community in Naples. It is recorded as TwinEagles Grand Arbors Phase Two C, Block 111, and has its own homeowners' association under the TwinEagles master association.
Sixty-one. The 2026 Collier County roll shows 61 single-family homes on Dundee Lane plus the road tract, and the master association's 2024 budget bills exactly 61 Dundee units. No lots are vacant and none has been rebuilt.
Minto. The developer announced Minto as Dundee's builder in April 2015, and the county deed file shows 61 first sales from January 2016 to October 2020, one for each lot. Minto's plans here were the Prestwick, Prestwick Grand, Turnberry, Turnberry Grand, St. Andrews, Inverness and Birkdale.
From 2,740 to 4,154 square feet of building area on the county roll, median 3,001. Minto marketed its Dundee plans at 2,642 to 3,811 square feet under air, and the recorded declaration requires every home to have between 2,100 and 4,000 square feet of air-conditioned living area.
Minto marketed 62-by-135-foot homesites, about 8,400 square feet. Measured from the county parcel map, the 61 lots run from about 8,400 to 17,300 square feet, median about 10,200; the pie-shaped lots on the curves and cul-de-sacs are the largest.
The 11 sales closed on the Southwest Florida MLS in the 36 months to September 24, 2026 (pulled September 24, 2026) had a median of $1,630,000, ranged from $1,400,000 to $2,000,000 and took a median 58 days to sell; the Collier County recorded-deed file holds the same 11 resales. The record is $2,051,000 in March 2023.
Two association charges: the TwinEagles master assessment, $3,646.26 per Dundee home in the 2024 budget, billed annually; and the Dundee association's assessment, billed quarterly, whose amount is not published. The Dundee estoppel certificate states the current figure. Club dues are separate.
Lawn, sod, irrigation and landscape maintenance on every lot, including mowing, fertilizing, edging, trimming and pruning; the irrigation water itself; the Dundee entry landscaping on TwinEagles Boulevard; and the association's own insurance and management. Replacing shrubs, plants and trees on your lot is your cost.
Every Dundee home is deeded a club membership, Golf, Sports or Social, and the buyer pays the club's initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social in September 2026, per the club's membership page. Minto's "golf included" applied to its new-home sales only. The club estoppel states the category.
The last public schedule, fiscal 2022, showed Golf at about $18,328 a year before sales tax, Sports about $7,336 and Social about $5,496, including the Phase One capital assessment. Current dues are not posted publicly; ask the club's membership office for the current sheet.
Yes. TwinEagles has one staffed gate on Immokalee Road; residents use vehicle barcodes and guests are authorized through the dwellingLIVE app or by calling the gatehouse. Dundee has no inner gate of its own.
About 3.2 miles and 13 minutes from the Immokalee Road gate, and about 1.4 miles and 6 minutes from the clubhouse, routed on OpenStreetMap data off-peak.
On FEMA's published maps, Dundee Lane is Zone AH, a shallow-ponding area. FEMA's 2015 Letter of Map Revision based on Fill, case 16-04-1406A, removed the filled portions of all 61 lots from that high-risk area to shaded Zone X. The letter, not the map picture, governs those portions.
A Letter of Map Revision based on Fill dated December 24, 2015, covering "a portion of Lots 1 through 61, Block 111" in five surveyed parcels, each with a lowest lot elevation of 16.1 feet NAVD88. It is on FEMA's Map Service Center under case number 16-04-1406A.
The federal purchase requirement does not apply to a home on the removed portion of its lot, but your lender may still require a policy, and FEMA says more than a quarter of flood claims come from outside high-risk areas. Collier's CRS Class 5 discount cuts every NFIP premium 25%.
No. A LOMA says the land was naturally above the base flood elevation; a LOMR-F says it was raised with fill, and requires the county to certify it "reasonably safe from flooding." Both remove the federal insurance requirement for the areas they cover, and both leave the lender free to require coverage.
Collier County targets summer 2027 for its new maps. Letters issued against the old map are revalidated, superseded or re-determined when new panels take effect, and FEMA has not yet published the outcome for Dundee's letter. The preliminary maps still show the Dundee lots as Zone AH.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, confirmed for three Dundee addresses on the district's own lookup for 2026-27. All three were graded A for 2025-26.
No. Nothing in the Dundee declaration or the TwinEagles use restrictions limits who may live in a Dundee home. Many owners are retirees, and 72% of Dundee homes carry a homestead exemption, but families may buy and live here.
Yes, the whole home only, for at least 30 consecutive days, up to three times a calendar year, with the lease delivered to the association before it starts and the tenant screened through the master association.
Up to three dogs and three cats, plus fish and birds. Pit Bull-type breeds and Presa Canarios are barred, pets are leashed outside, and no pet may be left outside or on a lanai with no one home.
No. Section 8.1.16 of the Dundee declaration says "No fence of any type is permitted to be erected on a Lot, including invisible fencing." That includes underground pet fences.
Only inside the garage. Trailers, boats, trucks, campers and other non-passenger vehicles must be fully enclosed in the garage, motorcycles are garage-only, and no car may park on the street from 1 to 6 a.m.
Yes, with the TwinEagles master Architectural Review Committee's approval and a county permit. The Grand Arbors guidelines require generators to sit as far back as possible and be fully hedged from the street, golf course and neighbors; five Dundee homes added generators in 2024 to 2026.
Shutters need the Dundee association's written consent under its hurricane standards, and may go up only once a hurricane watch is issued. Solar panels need ARC approval, preferably on a rear or side roof, and Florida Statutes 163.04 protects an owner's right to install them.
Dundee uses community mailbox units rather than individual boxes at each house, as do Covent Garden and Kinross. Every other TwinEagles neighborhood has individual mailboxes.
TwinEagles trash and recycling run Tuesdays and Fridays. Containers go to the driveway apron no earlier than 6 a.m. on pickup day and back into the garage by 6 a.m. the next morning; yard waste waits beside the house until Tuesday.
No. The only non-ad valorem charge on TwinEagles tax bills is the county's $261.91 garbage assessment, and the state's official list of special districts has no TwinEagles district.
TwinEagles homes pay millage code 285, 12.2558 mills for 2025, plus the $261.91 garbage assessment. As an illustration, a home taxed on the $1,141,813 median 2026 preliminary just value on Dundee Lane would owe about $14,000 before exemptions; your figure depends on the price and any homestead exemption.
Golden Gate Estates Unit 53, zoned E (Estates), where Conservation Collier has bought many tracts for its Red Maple Swamp Preserve, including tracts directly behind the Dundee lots. Tracts the county has not bought remain private, so check the specific tracts behind a north-row lot.
Lakes wrap three sides of the Dundee loop, including frontage on the large lake to the south-east, a golf fairway runs between the southern arms, and preserve lies beyond the northern and western lots. Which of those a home faces is its biggest price variable after size and condition.
Both are Minto neighborhoods with their own associations and the same 2024 master assessment. Dundee is 61 homes from 2016 to 2019 on larger lots at the north end; Lockford is 41 homes, mostly 2014 to 2017, closer to the clubhouse on the Eagle course. Dundee's 60-month median resale is $1,537,000 against Lockford's $1,390,000.
Kinross, next door, is 86 Lennar homes from 2015 to 2018 on 52-to-53-foot lots with no neighborhood association of its own. Its 60-month median resale, $885,000, is a little more than half of Dundee's $1,537,000, reflecting smaller homes and lots.
No public record found names damage specific to Dundee in Irma, Ian, Helene or Milton, and the county's 2024 to 2026 permit files show no reroof or storm-repair permit on Dundee Lane. Ask the seller in writing about any repair that did not need a permit.
MAY Management Services, from its Bonita Springs office, per the association's website and state filings. The master TwinEagles association is managed separately by FirstService Residential.
The Dundee at TwinEagles seller questions below are the ones Dundee owners ask us before they list, answered from the recorded Dundee documents, the club's policies, FEMA's records and the county deed file. For a price on your own home, start with a free valuation or call Jesse direct at (239) 898-6072.
It depends on the plan, the lot, the view, the pool, the condition and the club category deeded to the home. As a frame, the 11 qualified Dundee resales in the 36 months to June 2026 had a median of $1,630,000, from $1,400,000 to $2,000,000. A free Dundee home valuation prices your home against them.
Few. Qualified resales on the county record were 7 in 2021, 3 in 2022, 5 in 2023, 5 in 2024, 1 in 2025 and 3 in the first half of 2026. With 61 homes, that is about one in four resold since late 2021.
The three 2026 sales on the county file were $1,490,000 in January, $1,900,000 in April and $1,400,000 in April; the 2025 sale was $1,700,000 in January. The newest sales in the county file were recorded through June 30, 2026.
The whole Naples market repriced from 2021 to 2023, and Dundee moved with it. Qualified resales went from a median of $885,000 in 2020 to $1,575,000 in 2023; the record, $2,051,000, closed in March 2023.
Not for Dundee. The three 2026 resales sit below the 2023 and 2024 medians on price per county square foot, and on the Southwest Florida MLS (pulled September 24, 2026) they closed at a median 93.18% of final list price, against 94.71% across Dundee's 36-month window. TwinEagles as a whole held its price over 12 months (median $1,031,250 on 50 closings) but took a median 83 days to sell. Price to the current market, not to the 2023 peak.
Yes, as a baseline. Buyers compare plan to plan, so a Prestwick Grand is measured against other Prestwick Grands. The lot, the view, the pool and the condition then decide where in the range your home falls.
It is one of the largest price variables on a one-builder street. Lakes wrap three sides of the Dundee loop and preserve lies to the north and west; buyers pay for a long view from the lanai. We photograph it and describe it precisely.
The category changes what the buyer pays at closing: $150,000 for Golf, $60,000 for Sports and $45,000 for Social. A Golf-deeded home is the one a golfer can buy and play immediately, so the category belongs in the first line of the listing. Order the club estoppel to confirm it.
The buyer, at closing, under the club's Initiation Fee Policy. Family, estate-planning and TwinEagles-to-TwinEagles moves in the same or a lower category can be exempt.
No public club document describes a refund. The policy says the fee "is to be used for Club Capital expenditures." Budget as if it does not come back.
The buyer, at closing, under section 6.9 of the Dundee declaration as amended in 2020. Transfers to a spouse, heirs or an estate-planning trust or entity, a foreclosure transfer, and a Dundee owner buying another Dundee home are exempt.
Three: the club's, the TwinEagles master association's through FirstService Residential, and the Dundee association's through MAY Management Services. The club's estoppel sheet lists Dundee Lane among the streets that need the neighborhood estoppel.
Florida Statutes 720.30851 sets the maximum fees and delivery times for association estoppel certificates, and the club charged $250 in its fiscal 2022 schedule. Order all three when you list, not when you sign a contract.
Yes. Membership "is contingent upon approval by the Club," the club must receive the signed Membership Agreement seven days before closing, and the applicant authorizes credit and background checks. The master association screens buyers separately.
Yes. Club dues, the master assessment and the Dundee quarter are prorated to the closing date, and the club's covenant makes seller and buyer jointly liable for dues incurred before the sale.
FEMA's 2015 letter removed the filled portions of your lot from the high-risk flood area, so the federal flood insurance purchase requirement does not apply to them. Your buyer's lender may still require coverage, and the published map still reads Zone AH, so the letter must be in the file.
FEMA's Map Service Center, under case number 16-04-1406A, dated December 24, 2015. We attach it to every Dundee listing with the home's elevation certificate.
Lenders may require it regardless of the letter. The answer is a quote, early: Collier's CRS Class 5 discount cuts every NFIP premium 25%, and a home outside the high-risk area usually prices lower than one inside it. Hand the buyer the elevation certificate so the quote uses your floor height.
They may. When Collier's new maps take effect, targeted for summer 2027, FEMA will say whether Dundee's letter is revalidated. A buyer closing after that date may ask; a seller listing in 2027 should check FEMA's revalidation letter for the county.
Only with the Dundee association's written approval. Section 8.1.10 of the declaration bars signs of any type, including on vehicles, unless the association approves them in writing. Ask before you list.
TwinEagles admits open-house visitors only on weekends, only to addresses on the weekly open-house list, per the master association's Quick Guide for Realtors. Private showings need the buyer's agent and an appointment registered with the gate.
Repairs that restore what is there usually do not; anything that changes the exterior, the colors or the landscaping does, from the TwinEagles master Architectural Review Committee, which meets twice a month and has up to 30 days to decide.
Usually not. Dundee buyers are buying a young Minto home and often plan their own finishes. Service the air conditioning, fix what an inspector will flag, touch up paint in an approved color and document everything.
Only if an inspection says it needs it. No Dundee roof appears on the county's 2024 to 2026 reroof files, and a roof from 2016 to 2019 is still young. Have a roof inspection and a wind-mitigation report done so your buyer's insurer can quote quickly.
The FEMA letter and your elevation certificate; the three estoppels; permits and ARC approvals for every change since Minto's closing; the air-conditioning and roof ages; the wind-mitigation report; your survey; and any warranty paperwork you still hold.
Florida sellers must disclose known facts that materially affect value and are not readily observable. In Dundee that includes the flood zone and letter, any water intrusion or repair, and unpermitted work. Your attorney and our disclosure form walk through the rest.
Florida documentary stamp tax of $0.70 per $100 of the price, customarily paid by the seller in Collier County along with the owner's title policy, plus estoppel fees, prorations and commission. On a $1,630,000 sale the stamps alone are $11,410.
Most TwinEagles buyers shop in season, November to April, and 13 of the 20 qualified Dundee resales since late 2021 were recorded between January and June. Listing in late fall or early winter puts your home in front of that buyer pool.
It depends on the buyer. Seasonal buyers often want a furnished, move-in-ready home; full-time buyers usually do not. We price furniture separately so it never muddies the home's recorded price.
Yes. The Dundee association's lawn service keeps the house presentable, and we handle showings, estoppels and inspections. You sign closing documents remotely or by mail.
Not always. The club's policy exempts family members taking title through "a bona fide family planning device" and estate-planning trusts, and the Dundee resale contribution exempts heirs. When the heir later sells, the new buyer pays both.
Yes, within the rules: at least 30 consecutive days, no more than three leases a year, lease delivered to the association first. A tenant in place narrows the buyer pool, so we usually advise listing it vacant.
Legally yes, but the gate rules, the sign rule, three estoppels, club approval and the FEMA letter make a Dundee sale more paperwork-heavy than most. A buyer's agent will expect all of it on day one.
Start from Dundee's own recorded sales plan by plan, adjust for lot, view, pool and condition, then check against Lockford, the other Minto neighborhood of the same era, and the current MLS inventory. Never price off one sale.
The price is the same sale, but the square footage is not: county figures use the roll's building area, while MLS uses living area. Never compare a county price per square foot with an MLS one.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and the team that built this page from the recorded documents. Call Jesse direct at (239) 898-6072 or start with a free Dundee home valuation.
The Dundee at TwinEagles page is built from the primary records below: the recorded Dundee declaration and amendment, the Dundee association's own documents, FEMA's determination for Block 111, the master association's budget and rules, the club's membership documents, Florida and Collier County government data, the National Weather Service, Collier County Public Schools, and dated developer and news coverage. Every public figure on this page traces to one of them.
The Downloadable Documents for Dundee at TwinEagles below are the primary records a Dundee buyer or seller should read, each linked at the issuing authority: the recorded Dundee declaration and amendment, FEMA's 2015 fill letter for Block 111, the Dundee association's rules and forms, the master budget and use restrictions, and the club's fee policy and membership agreement.
Document | Issued by | Date | Link |
|---|---|---|---|
Declaration of Neighborhood Covenants and Restrictions for Dundee at TwinEagles, OR 5186 PG 861 | Recorded, Collier County (association copy) | June 16, 2015 | |
Certificate of Amendment ($500 resale contribution; lawn and irrigation duties), OR 5757 PG 779 | Recorded, Collier County (association copy) | April 29, 2020 | |
FEMA Letter of Map Revision based on Fill, case 16-04-1406A, Block 111, lots 1 to 61 | Federal Emergency Management Agency | December 24, 2015 | |
Dundee rules and regulations reminder | Dundee at TwinEagles HOA | 2024 | |
Dundee new owner application | Dundee at TwinEagles HOA | January 1, 2024 | |
Architectural review request form with Grand Arbors guideline excerpts | TwinEagles Homeowners Association | 2024 | |
Dundee board consent, entry landscaping | Dundee at TwinEagles HOA | February 28, 2024 | |
Approved 2024 HOA Budget (Dundee assessment) | TwinEagles Homeowners Association | November 8, 2023 | |
Use Restrictions (leasing, pets, vehicles), OR 6349 PG 3623 | TwinEagles Homeowners Association (recorded) | 2024 | |
Initiation Fee Policy | The TwinEagles Club | October 20, 2023 | |
Membership Agreement | The TwinEagles Club | 2024 | |
Estoppel requirements by street | The TwinEagles Club | July 29, 2021 | |
Quick Guide for Realtors (open houses, signs) | TwinEagles Homeowners Association | 2024 | |
LOMA and LOMR-F process and effect on flood insurance | Federal Emergency Management Agency | May 9, 2023 |
The Dundee association's budget, financial statements, minutes and insurance are posted behind its owner login, and the club's current dues are member-only; the estoppel letters for a specific home are the route to those figures.
Market data from Southwest Florida MLS, pulled September 2026. County sales figures: Collier County recorded deeds through June 30, 2026. McGreevy and Comisar, Best Realtor for Dundee at TwinEagles. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
