Fenhurst is 57 Lennar pool homes built 2012 to 2016 on Fenhurst Way in TwinEagles, Naples, with lake, golf or preserve views. No sub-HOA, a separate landscaping assessment, Zone AH floors above BFE. Verified records from McGreevy and Comisar.
McGreevy and Comisar are the top-reviewed real estate team for selling and buying Lennar golf homes in Fenhurst 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 Fenhurst home, or you are weighing one of the 57 Lennar homes on Fenhurst Way against the rest of TwinEagles, this page answers the questions that actually move the price: which club membership is deeded to the house, what the separate Fenhurst landscaping assessment is, what every recorded Fenhurst sale since 2021 brought, and what the county's elevation certificates say about the floor heights on this street.
Fenhurst at TwinEagles is a 57-home Lennar neighborhood of single-family pool homes on one street inside the master-planned community of TwinEagles in Naples, Florida. It was one of the first neighborhoods The Ronto Group built out in the northern Grand Arbors half of TwinEagles after buying the community in 2010, and it sits in the entry price band for a TwinEagles single-family home with its Lennar sister neighborhood, Kinross at TwinEagles, and the Pulte homes of Bramble Point.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What "Fenhurst" means on the public record. Fenhurst is Block 108 of the recorded plat TwinEagles Grand Arbors, Collier County: 57 homes numbered Lots 1 to 57 plus the association's road tract, all on Fenhurst Way in ZIP 34120. Lennar Homes built every house between 2012 and 2016 from four plans, the Victoria, Nina, Isabella and Sophia. There is no separate Fenhurst homeowners' corporation; every home belongs to the TwinEagles Homeowners Association, pays a separate neighborhood landscaping assessment through it, and carries a deeded membership in The TwinEagles Club.
Not to be confused with: Fenhurst Place in Dunwoody, Georgia, or Fenhurst Point in Senoia, Georgia, which share the name and dominate national search results; Kinross at TwinEagles, the 86-home Lennar neighborhood just north of Fenhurst with its own page; Bramble Point at TwinEagles, the 41-home Pulte neighborhood near the clubhouse that competes for the same buyers; or Twin Eagles grills.
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 Fenhurst home, or call Marc at (239) 287-5873 if you are buying.
If you're searching for the best realtor for Fenhurst at TwinEagles in TwinEagles, Naples, whether you're ready to sell your Fenhurst 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 Fenhurst track record: In the 36 months to September 24, 2026 the Southwest Florida MLS shows 10 Fenhurst closings, including one non-MLS sale entered in the MLS, and we tracked every one of them: the median was $872,500 (the mean of the middle pair, $870,000 and $875,000), the highest was $959,900 (January 2025) and the most recent was $840,000 (December 2025). The nine MLS-marketed closings sold in a median of 14 days on market at a median 96.77% of final list price (Southwest Florida MLS, 36 months, pulled September 24, 2026). The Collier County recorded-deed file, which runs to June 30, 2026, holds 11 qualified resales in the same 36 months at a median of $875,000.
Data updated: September 2026. Sources: Southwest Florida MLS, closings 09/25/2023 to 09/24/2026, pulled September 24, 2026; Collier County recorded deeds, DOR-qualified sales recorded 09/25/2023 to 06/30/2026.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Fenhurst at TwinEagles realtor, and you can read every review on our Google Business Profile. Three from clients:
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
For Fenhurst sellers: professional photography, drone and video that shows the lake and golf view behind the lanai, a qualified-buyer database built over two decades in Southwest Florida, and a listing file that answers the membership, landscaping-assessment, flood and permit questions before a buyer's attorney asks them. In a neighborhood where most homes share one of four Lennar floor plans, the listing that wins is the one that explains why this lot, this plan and this membership are worth more than the last sale.
Selling your Fenhurst home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Fenhurst? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Naples.
Selling? Start with a free Fenhurst home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
Fenhurst at TwinEagles is Block 108 of the recorded plat TwinEagles Grand Arbors in unincorporated Collier County, ZIP 34120: 57 single-family homes on Lots 1 to 57 of Fenhurst Way, plus one road tract owned by the association, all governed by the TwinEagles master association and built by Lennar from 2012 to 2016.
That definition settles the three questions buyers ask first. Fenhurst is not a condominium, it has no homeowners' corporation of its own, and it is not the same neighborhood as Kinross, even though Lennar built both and the two sit side by side. Everything else on this page, from the landscaping assessment to the roof rules, follows from the plat and from the master association's documents.
The county-filed FEMA elevation certificates on Fenhurst homes describe each lot the same way, for example "Lot 13, Block 108, TwinEagles Grand Arbors," and FEMA's own letter on the first lot reads "TwinEagles Grand Arbors, Block 108, Lot 1, 12497 Fenhurst Way" (Collier County Elevation Certificates layer; FEMA National Flood Hazard Layer). On the 2026 preliminary Collier tax roll, Fenhurst Way carries 58 parcels, every one on the TwinEagles Grand Arbors plat: 57 coded single-family and one coded as a road and right-of-way tract. The county's parcel numbers for Fenhurst are the lowest in the Grand Arbors series, which fits the order the neighborhoods were built.
Fenhurst Way is a single curving street. It leaves the neighborhood road at its southwest end and runs northeast to a small cul-de-sac circle, with homes on both sides. On the February 2023 federal aerial image that heads this page, the homes on the north side back onto a lake and the bunkers and fairway of a golf hole, the homes on the south side back onto a long lake with a fairway beyond it, and the homes around the cul-de-sac back onto preserve woods. We read that from the image itself (USGS National Map, NAIP imagery service); a buyer should still confirm the view from each lot, because a lake lot, a fairway lot and a preserve lot are three different products at three different prices.
Three bodies touch every Fenhurst sale. The TwinEagles Homeowners Association, Inc., a Chapter 720 association managed by FirstService Residential at 11330 TwinEagles Blvd, owns the roads, lakes and preserves, runs the gate, enforces the Grand Arbors design guidelines and administers Fenhurst's landscaping assessment. The TwinEagles Club, Inc., a member-owned private club, holds the membership deeded to the home. Collier County governs zoning, permits and taxes. Fenhurst holds one of the twelve seats on the master association board, one director elected for each neighborhood (TwinEagles HOA board page).
A search of the Florida Division of Corporations turns up no Fenhurst association (Sunbiz entity search). The master association's own page explains the arrangement: seven TwinEagles neighborhoods have their own neighborhood HOA, "You will receive a separate assessment for the Neighborhood HOA, and the same holds true for Fenhurst and Kinross" (TwinEagles HOA, association and club responsibilities). The February 2024 master association newsletter routes "Landscape or irrigation on Fenhurst or Kinross" to "Your representative on TwinEagles HOA," not to a management company (TwinEagles HOA newsletter, February 2024). The club's estoppel sheet lists Fenhurst Way among the streets that need only the club and master association estoppels, with "No subdivision" (TwinEagles Club estoppel requirements).
One wrinkle is worth knowing. The master association's 2026 Community FAQs handout lists the streets with neighborhood associations and says any street not listed has "only TE HOA & landscaping for your property is handled individually" (TwinEagles Community FAQs, 2026). Fenhurst Way is not on that list, yet the association's own page and newsletter say Fenhurst owners do pay a separate landscaping assessment. The page and the newsletter are specific to Fenhurst; the handout is a general street list. The estoppel certificate for a specific home is the document that settles it, and it should show the assessment.
A deed or title commitment reads "Lot ___, Block 108, TwinEagles Grand Arbors," with the plat reference. "Fenhurst" is the developer's neighborhood name, carried by the street, by the Fenhurst line in the Grand Arbors section of the master association's budget and by its board seat. In the Southwest Florida MLS, Fenhurst homes are usually filed under TwinEagles with a Fenhurst Way address.
Fenhurst sits in the northern, Grand Arbors half of TwinEagles, north of the clubhouse and about three miles by the community's roads from the single gate on Immokalee Road. Kinross lies along the community's northern edge just beyond it, and Fenhurst Way itself is wrapped in lakes, golf holes and preserve.
TwinEagles covers about 1,115 acres on the north side of Immokalee Road, about 6.5 miles east of Interstate 75 and about 3 miles east of Collier Boulevard. The southern half holds the original 1999 Estates homesites along the Talon course; the northern half, which Bonita Bay Group introduced as Grand Arbors in 2003 and 2004, holds the neighborhoods sold from 2005 on, including Fenhurst.
Distances below were routed on OpenStreetMap data from two points on Fenhurst Way, off-peak, and are approximate; the posted speed inside TwinEagles is 25 miles an hour.
From | To the Immokalee Road gate | To the clubhouse (11725 TwinEagles Blvd) |
|---|---|---|
West end of Fenhurst Way (12497) | 2.9 miles, about 11 minutes | 1.1 miles, about 4 minutes |
East end of Fenhurst Way (12621) | 3.0 miles, about 12 minutes | 1.2 miles, about 5 minutes |
Kinross Lane, for comparison (12761) | 3.1 miles, about 12 minutes | 1.3 miles, about 5 minutes |
Source: OSRM routing on OpenStreetMap data, September 24, 2026, from U.S. Census geocoder street points.
The practical trade of Fenhurst's location is a longer drive to the gate for a shorter trip to the clubhouse. A Fenhurst owner reaches the clubhouse, the pool and the courts in about five minutes by car or a short golf-cart ride, since carts are allowed on TwinEagles streets. The gate, and everything outside it, is the longer leg. Owners who work off-site and commute daily feel that; owners who spend their days at the club usually do not.
Fenhurst's neighbors are other TwinEagles land. Kinross, which the developer described as "adjacent to TwinEagles' northernmost border," lies just north. Lockford and the Lake Estates homesites on TwinEagles Boulevard lie to the south, across the lake and golf land that frames Fenhurst's southern row. Golf holes and preserve fill the ground around the cul-de-sac. Outside the TwinEagles boundary to the east and north are the large-lot tracts of Golden Gate Estates, zoned Estates by the county (Collier County GIS services).
Living in Fenhurst at TwinEagles means a Lennar pool home of roughly 1,650 to 2,250 square feet under air on a lake, golf or preserve lot, a five-minute trip to a private club with two championship courses, in a community whose Census block group has a median age of 66, all inside one guarded gate in North Naples.
Fenhurst is the right size for a buyer who wants the TwinEagles club without the upkeep of an estate home. The homes are single-story, the plans are familiar, the lots are narrow enough that the yard is mostly lanai and pool, and neighborhood landscaping runs through an assessment rather than a crew you hire yourself.
The U.S. Census block group that contains TwinEagles has a median age of 66.2 (American Community Survey 2020 to 2024), and the TwinEagles club and association calendars are built around the winter season. Fenhurst's permit file shows the same pattern: of the 27 county permits issued on Fenhurst Way from January 2024 to July 2026, several list an owner's mailing address in New York, New Jersey, Ohio, Illinois or Canada. The school zoning below is the same for every Fenhurst address, for owners who live here year-round with children.
Most Fenhurst days run between the lanai and the club. The master association keeps the roads, lakes, preserves and gate; the neighborhood landscaping assessment covers the landscaping work the association arranges for Fenhurst; the club runs the Talon and Eagle courses, the clubhouse dining rooms, the resort pool, tennis, pickleball, bocce and fitness. The white-tailed deer, wild turkeys and wading birds that give TwinEagles its name are a daily sight, and the master association asks drivers to hold to 25 miles an hour because of them.
A Fenhurst buyer gives up three things. The first is lot size: 53-foot homesites mean the neighbor's house is close and privacy comes from the lake or fairway behind, not from side yards. The second is choice of exterior: the Grand Arbors design guidelines set the roof material, the colors, the driveway, the screen enclosure and the fence rule, and every change needs approval. The third is price certainty on the membership: the club's initiation fee is paid by the buyer at closing and can be as much as $150,000 for a Golf membership, on top of the house.
We looked at the neighborhood the way a buyer's agent should before a showing: on the February 2023 federal aerial image, on the county's permit and flood files, and on the recorded sales. The aerial shows the same tile-roofed Lennar homes on both sides of Fenhurst Way, nearly all with screened pools, a few with rooftop solar panels, and water on both sides of the street. The flood file shows that Lennar built the pads well above the base flood elevation. The permit file shows a street that is maintaining, not rebuilding: air-conditioning replacements, screen cages and one pool, and no new-home or re-roof permits in 31 months.
Fenhurst at TwinEagles recorded 10 closed sales on the Southwest Florida MLS in the 36 months from September 25, 2023 to September 24, 2026, including one non-MLS sale entered in the MLS, at prices from $767,500 to $959,900 and a median of $872,500, the mean of the middle pair ($870,000 and $875,000). Thirty-six months is the shortest window with at least ten Fenhurst closings, so it carries the headline median.
Data updated: September 2026.
Window (Southwest Florida MLS, pulled September 24, 2026) | Closed sales | Median sold | Low to high | Median days on market | Median sale-to-list | Median price per MLS living sq ft |
|---|---|---|---|---|---|---|
12 months | 1 | one sale, $840,000 | $840,000 | 7 | 97.11% | $373.50 |
24 months | 6, including 1 non-MLS sale | $840,000 (middle pair $840,000 and $840,000) | $767,500 to $959,900 | 13 | 93.03% | $373.50 |
36 months | 10, including 1 non-MLS sale | $872,500 (middle pair $870,000 and $875,000) | $767,500 to $959,900 | 14 | 96.77% | $391.29 (middle pair $386.84 and $395.73) |
60 months | 23, including 2 non-MLS sales | $840,000 | $685,000 to $959,900 | 13 | 97.65% | $388.17 |
Source: Southwest Florida MLS, Development Name TWIN EAGLES, closings on Fenhurst Way, pulled September 24, 2026. Non-MLS sales entered in the MLS count in price and in the number of sales, not in days on market or sale-to-list. The 36-month total was $8,672,400, and none of the nine MLS-marketed closings in that window sold at or above its final list price. The county tables below are a second record: their windows end June 30, 2026, the county file holds one qualified 36-month sale the MLS pull does not (May 2024, $925,000), and their per-square-foot figures use the county building area, not MLS living area, so the two per-square-foot columns are never compared.
Window (Collier County recorded deeds, to June 30, 2026) | Qualified sales | Median | Low | High | Median price per county sq ft |
|---|---|---|---|---|---|
12 months | 1 | one sale, $840,000 | $840,000 | $840,000 | n/a |
24 months | 6 | $840,000 | $767,500 | $959,900 | $360.84 |
36 months | 11 | $875,000 | $767,500 | $959,900 | $386.84 |
60 months | 24 | $840,000 | $685,000 | $959,900 | $369.06 |
Source: Collier County recorded deeds, DOR-qualified arm's-length improved sales over $100,000, as held in the county's sales file (newest recorded sale in the file: June 30, 2026). The 24-month and 60-month medians are the mean of the middle pair, and in both windows the middle pair was two $840,000 sales.
Recorded | Price | County building area (sq ft) | County year built | Price per county sq ft |
|---|---|---|---|---|
Dec 22, 2025 | $840,000 | 2,304 | 2014 | $364.58 |
Sep 4, 2025 | $767,500 | 2,688 | 2014 | $285.53 |
Jun 9, 2025 | $890,000 | 2,249 | 2015 | $395.73 |
May 23, 2025 | $785,000 | 2,304 | 2013 | $340.71 |
Jan 24, 2025 | $959,900 | 2,688 | 2014 | $357.11 |
Nov 4, 2024 | $840,000 | 2,304 | 2014 | $364.58 |
May 3, 2024 | $925,000 | 2,304 | 2013 | $401.48 |
Feb 27, 2024 | $875,000 | 2,048 | 2014 | $427.25 |
Jan 11, 2024 | $920,000 | 2,048 | 2013 | $449.22 |
Jan 8, 2024 | $870,000 | 2,249 | 2012 | $386.84 |
Nov 8, 2023 | $925,000 | 2,368 | 2024 | $390.62 |
Aug 15, 2023 | $775,000 | 2,022 | 2012 | $383.28 |
Dec 13, 2022 | $830,000 | 2,048 | 2013 | $405.27 |
Oct 6, 2022 | $950,000 | 2,368 | 2024 | $401.18 |
Sep 26, 2022 | $890,000 | 2,048 | 2014 | $434.57 |
Jun 13, 2022 | $873,000 | 2,249 | 2012 | $388.17 |
Apr 28, 2022 | $840,000 | 2,304 | 2014 | $364.58 |
Jan 25, 2022 | $765,000 | 2,368 | 2014 | $323.06 |
Jan 24, 2022 | $765,000 | 2,048 | 2013 | $373.54 |
Jan 11, 2022 | $705,000 | 2,048 | 2014 | $344.24 |
Dec 10, 2021 | $800,000 | 2,368 | 2024 | $337.84 |
Dec 2, 2021 | $685,000 | 2,560 | 2014 | $267.58 |
Nov 12, 2021 | $785,000 | 2,249 | 2013 | $349.04 |
Sep 25, 2021 | $700,000 | 2,249 | 2012 | $311.25 |
Source: Collier County recorded deeds, as above. "County building area" is the roll's building-area field, which is not MLS living area; never compare these per-square-foot figures to MLS per-square-foot figures. Year built is today's roll value; the rows showing 2024 were finished homes when they sold in 2021, 2022 and 2023, so that year is a later county re-coding, not a new house.
Three things stand out. First, size does not set the price on this street: the two largest homes on the list by county area, both 2,688 square feet, sold for $767,500 and $959,900, the low and the high of the last two years. Condition, the view and the membership category explain more than square footage. Second, the most common county size, 2,304 square feet, traded five times in the list at $785,000 to $925,000, a spread of $140,000 on the same footprint. Third, the median per county square foot over 36 months, $386.84, sits close to Kinross ($381.45) and above Bramble Point ($362.48), so Fenhurst prices at the TwinEagles single-family entry level, not below it.
Twenty-four qualified resales on 57 homes in about 57 months is roughly 8.9% of the homes a year, about one home every two to three months. That is almost four times the turnover rate of the TwinEagles Estates. The pace slowed after 2022: eight qualified sales in 2021, eight in 2022, two in 2023, five in 2024 and five in 2025, and the county file shows three recorded transfers in the first half of 2026, none of them qualified as market sales.
On September 24, 2026 the Southwest Florida MLS showed two active Fenhurst listings, at $774,000 (157 days on market) and $675,000 (13 days on market). Call Marc at (239) 287-5873 for today's inventory and any pending sales.
Fenhurst at TwinEagles is 57 Lennar pool homes on one street in the Grand Arbors half of TwinEagles, and its 36-month median on the Southwest Florida MLS is $872,500. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own on Fenhurst Way, start with a free Fenhurst 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.
Fenhurst home prices have moved in three steps on the Collier County deed file: Lennar's new homes closed at a median of about $465,000 from 2012 to 2015, resales held near $500,000 to $520,000 through 2020, and prices rose in 2021 and 2022 to a median of $835,000, where they have stayed within about $40,000 since.
Data updated: September 2026.
Year recorded | Qualified improved sales | Median price |
|---|---|---|
2012 | 6 | $465,050 |
2013 | 21 | $460,500 |
2014 | 1 | $500,000 |
2015 | 7 | $520,000 |
2016 | 2 | $515,000 |
2017 | 4 | $513,750 |
2018 | 7 | $518,000 |
2019 | 6 | $504,400 |
2020 | 11 | $485,000 |
2021 | 8 | $655,000 |
2022 | 8 | $835,000 |
2023 | 2 | $850,000 |
2024 | 5 | $875,000 |
2025 | 5 | $840,000 |
Source: Collier County recorded deeds, DOR-qualified improved sales over $100,000 on Fenhurst Way, by year recorded, through June 30, 2026 (the 2026 transfers on file to that date were not qualified). Years with an even count show the mean of the middle pair. A year with one or two sales is a single data point, not a trend.
Lennar's first Fenhurst closings were recorded in October 2012. Counting only the first qualified sale on each lot, 31 new homes closed from October 2012 to November 2015 at a median of $465,000, from $410,000 to $564,900. That fits what Lennar advertised: homes "priced starting in the $400s," and an Isabella with pool, spa and summer kitchen "for approximately $480,000, which also includes the lot premium" (Naples Daily News, July 2013, via the developer's news archive). The county coded many other first closings as non-qualified (2014 alone shows 49 recorded transfers and one qualified sale), so 31 is a floor for Lennar's sales, not the total.
From 2015 through 2020 Fenhurst resales barely moved: every yearly median fell between $485,000 and $520,000. Those were the years Ronto was still selling new homes elsewhere in TwinEagles, so a Fenhurst seller competed with builders offering new Lennar, Minto and Stock homes a few streets away, including Lennar's own Kinross from 2015.
The Southwest Florida market repriced in 2021 and 2022, and Fenhurst moved with it: the yearly median went from $485,000 in 2020 to $655,000 in 2021 and $835,000 in 2022, a rise of about 72% in two years. The TwinEagles club began charging an initiation fee on home purchases closing on or after April 1, 2021 (TwinEagles Initiation Fee Policy), and the new-home supply in TwinEagles was nearly gone by then, so resales became the only way in.
Since 2022 the Fenhurst median has stayed between $835,000 and $875,000, with the 2025 median at $840,000 on five sales. The club's initiation fee rose over the same years, from $30,000 for Golf in 2021 to $150,000 on the club's page in September 2026, and buyers pay it on top of the price. A Fenhurst seller today is competing with that cost as much as with other listings.
Fenhurst came out of the second of TwinEagles' three developer eras: Bonita Bay Group reconfigured the northern half of TwinEagles as "Grand Arbors" in 2003 and 2004, The Ronto Group bought the community in 2010, and Ronto brought in Lennar to build Fenhurst's 57 homes from 2012.
Fenhurst appears on the developer's 2013 roster of 17 TwinEagles neighborhood names and on the master association's roster of 12 governing neighborhoods, one board seat each (archived developer site plan).
TwinEagles began in 1997 as a plan for 175 homesites of about five acres each on former farmland, with two Nicklaus courses. After the original developer's bankruptcy in 2000, Bonita Bay Group bought the property, and in 2002 began "reconfiguring the development to include rezoning of the portion north of the clubhouse to accommodate a wider variety of home options at various price points"; the "Grand Arbors" concept followed in 2003 and 2004 (TwinEagles Community FAQs, history). The land that became Fenhurst is part of that northern portion.
After Bonita Bay Group withdrew, The Ronto Group, backed by Angelo Gordon, bought the community in 2010 for a reported $11 million, rebuilt the second course as the Eagle and added the fitness center, the Tiki bar and the resort pool (Business Observer, 2011; TwinEagles Community FAQs). Ronto sold the remaining homesites through builders; the developer's 2013 releases name Lennar, Minto, Arthur Rutenberg and Divco, and Stock Signature Homes followed.
Ronto conveyed the Fenhurst lots to Lennar in a run of recorded transfers from May 2012 to April 2014. By July 2013, the Naples Daily News reported Lennar "constructing 57 single-family homes in Fenhurst," with four plans and a model open at 12509 Fenhurst Way, and "30 homesites remaining" (developer news archive, 2013). The Grand Arbors design guidelines record that the developer "approved the design of the homes built or the designs for the homes to be built in the Fenhurst and Kinross Neighborhoods based upon designs prepared for those Neighborhoods by Lennar Homes, LLC" (Design Review Guidelines, Grand Arbors at TwinEagles). The developer's neighborhood page later read "Fenhurst By Lennar From the $400's", marked sold out (archived developer page, Fenhurst).
Ronto signed a turnover agreement with the club on November 16, 2018, and members approved the transfer in January 2019. Since then the club has been member-owned, and the master association is a separate body with its own board, which is the arrangement a Fenhurst buyer joins today. The club's first big member-funded project was the $22.5 million Phase One program that renovated the Talon course in 2021 and rebuilt and expanded the clubhouse by 2023.
Buyers sometimes see "Grand Arbors" in a title commitment and assume it is a separate community. It is the name of the recorded plats for the northern half of TwinEagles and of the design guidelines that govern those neighborhoods. Fenhurst, Kinross, Lockford, Dundee and Lake Estates all sit on Grand Arbors plats; none of them is "in Grand Arbors" as a place apart from TwinEagles.
Fenhurst homes are single-family, single-story Lennar "Executive Series" pool homes built from 2012 to 2016 in four plans, the Victoria, Nina, Isabella and Sophia, which Lennar advertised at 1,650 to 2,250 square feet under air, from two bedrooms plus a den to four bedrooms, on 53-foot homesites.
Lennar sold them under its "everything's included" package, and the Naples Daily News spelled out what that meant in 2013: "Granite kitchen counters, wood cabinets, stainless appliances, crown molding and 20-inch tile floors are included in Lennar's price" (developer news archive, July 2013). A Fenhurst resale today is one of those four plans, lived in for ten years or more, with whatever the owners have changed since.
The Victoria is the two-bedroom-plus-den plan in Lennar's line-up at TwinEagles. The 2013 articles give the range for all four plans, 1,649 or 1,650 up to about 2,250 square feet under air, but not the Victoria's own figure; the listing and the builder's plan sheet for a specific home are the place to confirm it. Two-bedroom-plus-den homes appeal to seasonal owners who want a guest room and an office and nothing more to maintain.
The Nina is the three-bedroom plan in the series. The Nina and the Isabella both have three bedrooms, and the Isabella adds a den; the 2013 articles do not give the Nina's own square footage, so read it from the listing.
The Isabella is the plan Lennar chose for its Fenhurst model: "The 2,246-square-foot Isabella is among Lennar's Executive Series of new home designs with a popular Florida-inspired open floor plan. Located at 12509 Fenhurst Way, the Isabella offers a sweeping flow from the covered entry through a wide foyer into a massive open family living area that includes an island kitchen, formal dining area and family room that opens onto a 24-foot screened lanai" (Naples Daily News, July 21, 2013, reproduced in the developer news archive). It is three bedrooms plus a den and two baths, and the model "was recently awarded a Sand Dollar by the Collier County Builders Industry Association for the design of its master bedroom."
The Sophia is the four-bedroom plan. For a family buyer, or an owner who hosts grandchildren every winter, it is the plan to ask about first.
Lennar's 2013 package covered finishes: granite, wood cabinets, stainless appliances, crown molding and tile (developer news archive). In the Isabella example it also covered "a screened-in pool and spa, a summer kitchen, and a Ponderosa pine ceiling above the lanai." The same 2013 article said "The price also includes a golf course membership." That sentence described Lennar's new-home price in 2013, under the developer; it does not describe what a Fenhurst resale conveys today. Today the club's documents govern membership, and the buyer pays an initiation fee at closing (see the membership section below).
On the 2026 preliminary Collier roll, the building-area field for the 57 Fenhurst homes runs from 1,895 to 2,816 square feet, median 2,304 and mean 2,340. Those figures are larger than Lennar's air-conditioned figures because the county's field is a building measure, not living area. The values cluster: 14 homes at 2,304 square feet, 10 at 2,249, 10 at 2,048 and 8 at 2,560, which is what four repeated plans with a few options look like on a tax roll.
County building area (sq ft) | Homes |
|---|---|
1,895 to 2,022 | 2 |
2,048 | 10 |
2,249 | 10 |
2,304 | 14 |
2,368 to 2,432 | 5 |
2,560 to 2,586 | 9 |
2,688 to 2,816 | 7 |
Source: Collier County preliminary 2026 tax roll, building-area field, 57 Fenhurst Way homes.
The county year-built field shows 4 homes from 2012, 20 from 2013, 28 from 2014, 2 from 2015 and 1 from 2016, with a median of 2014. Two more parcels carry a year built of 2022 and 2024, but neither is a new house: the 2024 parcel sold as a finished home three times from 2021 to 2023 and has a FEMA letter from January 2013, and the 2022 parcel has a county-filed elevation certificate for Lennar's finished home dated 2014. Those two years are later county re-codings. For a buyer, "built 2012 to 2016" is the honest summary, and it matters for roofs, air conditioners and insurance, which are all now at or past their first decade.
Selling a Fenhurst home? Get a free Fenhurst home valuation or call Jesse direct at (239) 898-6072. Buying in Fenhurst? Read how we represent buyers and call Marc at (239) 287-5873.
Fenhurst homesites were marketed by the developer as 53-foot lots, and on the 2023 federal aerial the two rows of homes back onto two long lakes and the golf holes between them, while the homes around the cul-de-sac back onto preserve woods.
The developer's own neighborhood page carried the headline "53' LOTS" for Fenhurst (archived developer page). Lot depth varies with the curve of the street and the lake edge.
A 53-foot lot with a single-story home of about 2,000 to 2,300 square feet under air leaves side yards of a few feet each. The yard is the lanai, the pool and the strip of lawn to the water or the fairway. That is why the view behind the home drives the price more than it does on a wide estate lot: two Fenhurst homes with the same plan can differ by tens of thousands of dollars because one looks across a lake to a green and the other looks into a neighbor's pool cage.
The Grand Arbors design guidelines add duties on lake lots. Owners "are required to cause the drainage coming off the roofs of the homes being built on lots that are immediately adjacent to lakes to be piped underground to the low season water line of any adjacent lakes," gutters are required around the whole home, and "When a lot backs onto a lake the property owner is responsible for sodding to the edge of the water" (Grand Arbors design guidelines). The guidelines also bar any "lake water withdrawals for irrigation purposes." The master association maintains the lakes themselves and has a lake-bank remediation program under way across TwinEagles (TwinEagles HOA, lake bank remediation, June 2026).
The Grand Arbors guidelines say setbacks "are established in the Declaration and/or Supplemental Declaration and by the approved Rural Fringe Mixed-Use District (RFMU)," and they do not print a Fenhurst setback chart. Because Fenhurst is fully built, setbacks matter mainly for additions, pool cages and generators; the survey in the seller's closing file and the recorded plat show the platted lines for a specific lot.
A Fenhurst home comes with a deeded membership in The TwinEagles Club, but not necessarily a Golf membership, and never a free one: each TwinEagles home is deeded a Golf, Sports or Social category, and the buyer pays the club's initiation fee for that category at closing, $150,000, $60,000 or $45,000 on the club's membership page in September 2026.
This is the single most misunderstood fact about Fenhurst, because Lennar's 2013 advertising said the price "also includes a golf course membership." That was a developer-era new-home promotion. The club has been member-owned since 2019, and its own documents now set the terms.
The club's membership page states that every residence is deeded a membership, so owning a TwinEagles home requires membership in the Golf, Sports or Social category, and that Golf is capped at 614 memberships across the community's 717 homes and homesites (The TwinEagles Club, membership). The master association's history puts it plainly: the 2018 separation "clearly defines The TwinEagles Club as a private club as opposed to a bundled community" (TwinEagles Community FAQs).
A Fenhurst buyer should never assume Golf. Because the Golf cap of 614 is below the 717 homes and homesites, some TwinEagles homes are deeded Sports or Social, and the category is set home by home, not neighborhood by neighborhood. The only reliable answer for a specific house is the club's estoppel letter, which names the category deeded to that home and the dues and assessments attached to it. We ask for it before we price a Fenhurst listing and before a buyer writes an offer.
The club first charged an initiation fee on purchases closing on or after April 1, 2021, at $30,000 for Golf. Its written Initiation Fee Policy (revised October 20, 2023) sets the Sports and Social fees at 40% and 30% of the Golf fee, requires payment "to the Club at the closing of the home sale," and moved the Golf fee to $130,000 on March 1, 2024 (TwinEagles Initiation Fee Policy). The club's membership page in September 2026 lists $150,000 Golf, $60,000 Sports and $45,000 Social; the effective date of that change is not published. The club also charges a transfer fee, $3,500 under its 2024 Membership Agreement (Membership Agreement 2024).
The policy waives the initiation fee for gratuitous transfers to a spouse or surviving spouse, a former spouse by divorce decree, family members taking title "by means of a bona fide family planning device," and estate-planning transfers to trusts for the member or spouse. A member who moves from one TwinEagles home to another pays no new fee unless moving to a higher category, with a one-year gap allowed between selling and buying. For Fenhurst, where many owners are retirees planning ahead, the family and trust exemptions often decide whether an heir keeps or sells the home.
The club's last publicly posted schedule, for fiscal 2022, gave Full Golf members unlimited play for a cart fee; Sports members all dining, fitness and racquet privileges, golf four times in season (November 16 to April 15) and unlimited golf from May to October, paying green and cart fees; and Social members dining, fitness and social privileges with in-season golf only as a Golf member's guest (FY22 Dues and Fees). Moving a Sports home up to Golf costs the difference in initiation fees, and whether an upgrade is available when the 614 Golf memberships are all issued is not stated in any public club document.
A Fenhurst sale needs two estoppel letters, one from the club and one from the TwinEagles HOA; the club's sheet lists Fenhurst Way among the streets with "No subdivision" (estoppel requirements). The buyer signs the club's Membership Agreement and pays the initiation and transfer fees at closing, and a buyer takes over any remaining installments of the club's Phase One capital assessment, which the fiscal 2022 schedule set at $244 a month for Golf for 12 years from September 2020.
A Fenhurst owner uses the TwinEagles master association's gate, roads, lakes and preserves, and, through the deeded club membership, the Talon and Eagle golf courses, the clubhouse renovated and expanded in 2023, the resort pool, tennis, pickleball, bocce, the Himalayan putting course and the fitness center; Fenhurst itself has no shared pool or clubhouse.
Most Fenhurst homes have their own screened pool, which is the neighborhood's private amenity.
The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; it plays to 7,420 yards, par 72, rated 75.9 with a 145 slope from the back tees (Talon scorecard 2024; Nicklaus Design). The Eagle opened in 2007 as Gary Player's Aerie and was rebuilt by Steve Smyers, reopening in 2012; it plays to 7,607 yards, par 71, rated 77.5 with a 150 slope (Eagle scorecard 2024). Both courses hold Audubon International Gold Signature Sanctuary certification (2023). Fenhurst's lakes and fairways belong to the courses and the association, not to the lots.
The clubhouse was renovated and expanded in a member-approved project completed in 2023; its construction manager lists the project at 71,376 square feet (Curran Young Construction). Dining runs through the Grille Room and Terrace, the Tiki by the resort pool and the Midway Cafe (club dining). The resort pool, spa and Tiki date from the Ronto years.
The club lists two Har-Tru tennis courts, four pickleball courts, four lighted bocce courts, an 18-hole Himalayan putting course and a fitness center (Club Life). From Fenhurst Way it is about a five-minute drive to all of them.
The TwinEagles HOA is responsible for "all roads and sidewalks, HOA owned streetlights, bridges, landscaping, irrigation, fountains, lakes, HOA offices, street signs, conservation and preserve areas, gatehouse, gate equipment, community patrol vehicle and staff" (TwinEagles HOA). For Fenhurst it also administers the neighborhood landscaping assessment.
TwinEagles has no beach club, marina or boat access; a Gulf beach club and an equestrian center were in the 1997 announcement and were never built. Vanderbilt Beach is about 22 minutes from the gate off-peak.
Owning a Fenhurst home carries five recurring charges: the TwinEagles master association assessment ($3,407.73 for 2024), a separate Fenhurst landscaping assessment billed through the master association (amount not published), club dues for the deeded category, Collier County property tax, and a separate irrigation water bill, plus insurance.
Data updated: September 2026.
The master assessment is the only one of these with a public, per-home Fenhurst figure. Current club dues, the 2025 and 2026 master budgets and the Fenhurst landscaping budget are member-only and are not published; the estoppel letters for a specific home are the route to all of them, and we request both before we write the numbers into a listing.
The TwinEagles HOA's approved 2024 budget carries a Fenhurst line in its Grand Arbors section, for 57 units (Approved 2024 HOA Budget):
Year | Operating per home | Reserve per home | Total per home | All 57 Fenhurst homes | Share of the master budget |
|---|---|---|---|---|---|
2023 | $2,665.76 | $510.05 | $3,175.81 | $181,021.17 | 6.50% |
2024 | $2,747.73 | $660.00 | $3,407.73 | $194,240.69 | 6.50% |
Source: TwinEagles HOA approved 2024 budget, adopted November 8, 2023 (2023 column as printed in that budget; the 57-home total for 2023 is our arithmetic). The assessment is billed once a year, due January 1. The 2024 increase was 7.3% per home, driven mostly by a 29% rise in reserve contributions across the budget.
For comparison on the same budget: Kinross $3,402.96, Lockford $3,645.49, Dundee $3,646.26, Bramble Point $3,610.23, Hedgestone $5,017.84, and the Estates up to $5,586.19. The Covent Garden condominiums, at $3,300.46, are the only line below Fenhurst and Kinross.
The master association says Fenhurst owners "receive a separate assessment," in the same way owners in the seven neighborhoods with their own associations do (TwinEagles HOA), and its neighborhood page describes that kind of assessment as one "for landscape maintenance of residences and communal spaces" (Neighborhood HOAs). The amount and exactly what it covers for Fenhurst are not in any public document we could reach. The TwinEagles HOA estoppel certificate for a Fenhurst home should show it; ask for the current year's figure and the scope (mowing, shrubs, mulch, irrigation checks) before you compare Fenhurst to a neighborhood where the owner hires a landscaper.
Club dues follow the deeded category and are set each fiscal year. The last dues schedule the club posted publicly, for fiscal 2022, put Full Golf at about $18,328 a year before sales tax, including the Phase One capital assessment, with Sports at about $7,336 and Social at about $5,496 (FY22 Dues and Fees). Those are 2022 figures, not today's. Current dues appear on the club's estoppel for a specific home.
TwinEagles has no community development district. The 2025 Collier County tax bills we checked on TwinEagles homes carried one non-ad-valorem line, the $261.91 county garbage assessment, and the state's official special-district list names no TwinEagles district (Collier County Tax Collector; Florida Commerce, Official List of Special Districts). A buyer's ad valorem tax resets from the purchase price, not from the seller's capped homestead value, so the seller's bill is not a guide to the buyer's.
Irrigation water in TwinEagles is a separate bill from Resource Conservation Systems, a non-potable irrigation utility; its 2026 tariff sets base charges by lot size plus a usage rate (RCS tariff, March 1, 2026). The Grand Arbors guidelines state that "Separately metered irrigation water will be provided to each lot" and that "No private wells will be permitted." Who pays the Fenhurst irrigation meter, the owner or the landscaping assessment, is another question for the estoppel.
Fenhurst homes were built from 2012 to 2016 under the modern Florida Building Code, sit on pads above the base flood elevation (see the flood section), and are in the wind-borne debris region with a design wind speed of about 160 miles an hour. Insurance is priced home by home; the roof's age, opening protection and the elevation certificate are the three documents a Fenhurst seller should hand the buyer's agent on day one.
Selling a Fenhurst home? Get a free Fenhurst home valuation or call Jesse direct at (239) 898-6072. Buying in Fenhurst? Read how we represent buyers and call Marc at (239) 287-5873.
The one-time costs on a Fenhurst sale fall mostly on the buyer: the club initiation fee for the deeded category ($150,000 Golf, $60,000 Sports or $45,000 Social in September 2026), the club's $3,500 transfer fee, and the usual title and lender costs; the seller pays Florida documentary stamp tax and the estoppel charges the associations set by statute.
A Fenhurst price has to be read together with the initiation fee. A $875,000 Sports home costs the buyer $935,000 before closing costs; a $875,000 Golf home costs $1,025,000. That gap is why the membership category belongs in the first line of a Fenhurst listing.
There is no neighborhood association capital contribution, because there is no Fenhurst association, and there is no community development district bond. The only neighborhood-level charge is the landscaping assessment billed through the master association.
There is no community development district on Fenhurst or anywhere in TwinEagles, and no special assessment levied by a Fenhurst association, because none exists; the charges that can change are the master association's budget, the Fenhurst landscaping assessment and the club's dues and capital assessments.
Two independent records agree: the 2025 Collier County tax bills we checked on TwinEagles homes show no CDD line, and the state's official list of special districts names no TwinEagles district.
The master association has raised reserves sharply (reserve assessments rose 29.4% in the 2024 budget) and is working through a lake-bank remediation program and a landscape project at the entry. Those are funded through the master assessment and reserves; a Fenhurst buyer should read the current budget and the last two years of board minutes in the association's owner portal before closing.
The club's $22.5 million Phase One program was financed with a construction loan, and the club's federal return for fiscal 2024 shows about $23.3 million outstanding on that loan (IRS Form 990 via ProPublica). Club bylaws require a member vote for special capital assessments greater than $500,000. The Phase One capital assessment is the club's current capital charge on each membership.
Fenhurst homes are governed by the TwinEagles Declaration of Covenants, Conditions and Restrictions, the master association's recorded Use Restrictions, and the Design Review Guidelines for Grand Arbors at TwinEagles, which require tile roofs, earth-tone stucco, paver or patterned driveways, rear-yard pools, approved hurricane shutters and no fences except screened dog runs.
The guidelines also record something no other TwinEagles neighborhood shares with Fenhurst except Kinross: the developer approved Lennar's own designs for both neighborhoods, so the houses on Fenhurst Way were reviewed as a set, not one by one.
Document | What it controls | Where to read it |
|---|---|---|
Amended and Restated Declaration of CC&Rs for TwinEagles (Official Records Book 2789, Page 2639, 2001, as amended) | Assessments, architectural control, use of lots | Collier County Clerk, Official Records |
Use Restrictions, Exhibit C to the Second Amended and Restated Declaration (Official Records Book 6349, Page 3623, 2024) | Leasing, pets, vehicles, nuisances | |
Design Review Guidelines, Grand Arbors at TwinEagles (June 8, 2018 version, 43 pages) | Roofs, colors, pools, screens, fences, landscaping, signs | |
Rules and Regulations (consolidated November 2021) | Day-to-day community rules | |
TwinEagles HOA Bylaws and Articles | Board of 12, one director per neighborhood | Owner portal; summarized on the board page |
The June 2018 Grand Arbors guidelines are the edition in the association's public library. The library also holds a thumbnail for a later "Approved" Grand Arbors edition, and the association's architectural review page links the current guidelines for the Grand Arbors neighborhoods, including Fenhurst, behind the owner login (TwinEagles HOA architectural review). Before any exterior project, confirm with the association which edition applies; the rules quoted below are from the June 2018 text.
Section IV of the guidelines reads: "Declarant has approved the design of the homes built or the designs for the homes to be built in the Fenhurst and Kinross Neighborhoods based upon designs prepared for those Neighborhoods by Lennar Homes, LLC." The same section says approvals are "on the basis of aesthetic considerations only," and that the developer, the reviewer and the association take no responsibility for structural soundness or code compliance. For an owner today, the point is that a change to the original Lennar exterior is a modification that needs review.
"Asphalt or fiberglass roof shingles and metal roofs are prohibited. Roof materials which are acceptable are clay or concrete barrel, flat, and 'S' tile." The minimum roof pitch is 5:12, roof colors must be warm earth tones, "pure white, orange, red, blue or any bright colors are prohibited," and "Reviewer approval is required for a roof-material change." A Fenhurst owner replacing an original tile roof replaces it with tile.
Exterior walls are "Painted stucco in natural earth tones" with stone accents; "Vinyl, wood, metal or lap siding is prohibited." Colors must be "warm, earth tones. No pastels, pure whites or primary colors," and "Reviewer approval is required for all changes in exterior painting." The association keeps an approved paint color list and color books at its office.
"No hurricane or storm shutters shall be installed unless they have been approved by the Reviewer. Approved hurricane shutters and/or temporary protective covering shall not be allowed to cover openings until a storm watch or warning has been issued by an Official Weather Service," and they must be opened after the watch or warning ends. Window glass must be clear or tinted bronze, gray, green or smoke, frames bronze, charcoal or white, and "no 'burglar bars'" are allowed. The master association also publishes separate hurricane shutter rules on its architectural page.
"Pools must be located in the rear yard," above-ground pools are prohibited, and pool equipment must be screened. Screen enclosures must match the main roof pitch, framing is bronze (preferred) or white, screens are bronze or charcoal, and "Screen Enclosures on the primary street(s) façade are not permitted." Zero-edge pools need a grading plan, and "No alteration of the lake bank grade is allowed." Fenhurst's permit file shows owners replacing and adding screen enclosures under these rules: eight aluminum-structure permits from January 2024 to July 2026.
"Fences are prohibited except for dog runs. Dog runs may be located only at side or rear yards that do not face the street and must be set back within the building limits and buffered with landscaping. All dog run fencing must be black or dark green vinyl coated chain link." Retaining walls need approval.
The master association's architectural page lists "Installation of a generator" and "Solar Panels" among the changes that need approval. The guidelines require air-conditioning equipment to be screened "by using a partial block wall and landscaping," propane tanks to be buried or "completely screened from view," and solar panels to sit on the rear or side roof "whenever possible," while quoting Florida Statutes 163.04, which bars an association from prohibiting solar collectors (Florida Statutes 163.04). Rooftop solar is visible on a few Fenhurst roofs on the 2023 aerial.
Driveways must be "brick, impressed or pattern concrete in warm earth tones, or concrete pavers"; "Asphalt, gravel, shell or poured concrete driveways are prohibited." Sidewalks and walkways are plain poured concrete for a consistent streetscape. Garages are required, and free-standing metal sheds are not permitted.
Each lot must carry at least one street tree, one front shade tree, one rear shade tree and one palm cluster; turf must be St. Augustine ("Floratam Preferred. Bermuda, Zoysia and other species are prohibited"); citrus may be planted only in rear or side yards. Irrigation must give "100% and head-to-head" coverage with a rain shut-off sensor, a timer that follows South Florida Water Management District rules, and no heads spraying onto the golf course. In Fenhurst the neighborhood landscaping assessment carries part of this work; changes to the plantings still need approval.
One For Sale sign, front yard only, "no signs on the golf course/rear yard," no larger than 24 by 18 inches, "Information tubes are prohibited." One Open House sign on the day, front yard only. Owners may fly a United States flag and one service or POW-MIA flag up to 4.5 by 6 feet, or use a freestanding flagpole up to 20 feet. Satellite dishes up to one meter are allowed under the federal rule, subject to placement rules. Exterior lighting must be low wattage and aimed toward the house; colored lights are for holidays only.
A Fenhurst exterior change goes to the TwinEagles Architectural Review Committee on the association's modification form with a $250 review fee under the Grand Arbors guidelines; the committee meets twice a month, the guidelines promise a written answer within 30 business days of a complete application, and unapproved work can bring a $50-a-day penalty.
The association's list includes "Painting exterior of house, including doors, trim, gutters, drainpipes, shutters," replacing doors and exterior lights, storm screens, adding or removing trees, hardscape, landscaping changes, generators and solar panels (TwinEagles HOA architectural review). In practice, anything a neighbor can see from the street, the lake or the fairway needs a form.
The Grand Arbors guidelines set "A review fee for any modifications of $250.00 payable to the Association," with $250 more for each extra resubmittal, and a $50 fine when an application is filed after work has started. The reviewer answers "within thirty (30) business days of submission of all materials," as Approved, Approved With Conditions or Disapproved. The committee meets twice a month; plans are due before the meeting.
If work does not match the approval and is not fixed in the time given, it is treated as a violation "which will result in a $50 per day penalty fee within 30 days unless a schedule is otherwise agreed upon." The association may also recover its costs, levy a specific assessment, and record a Notice of Violation in the Collier County public records. A recorded notice follows the house into a sale.
The architectural committee is run through the TwinEagles HOA office, 11330 TwinEagles Blvd, (239) 919-3422, managed by FirstService Residential (TwinEagles Community FAQs).
Association approval is aesthetic only. It "shall not be a substitute for compliance with the permitting and approval requirements of Collier County," so a new cage, generator, pool or window package also needs a county permit, which then shows up on the county's public permit file a buyer can search.
Fenhurst at TwinEagles is not a 55-plus or age-restricted community: neither the TwinEagles Use Restrictions nor the association's Rules and Regulations contain any age restriction or Housing for Older Persons Act language, so a Fenhurst home can be bought, lived in or rented by owners and families of any age.
Buyers ask because the neighborhood looks retired. The Census block group that contains TwinEagles has a median age of 66.2, many Fenhurst owners are seasonal, and the club's calendar runs from November to April. Across Immokalee Road, Valencia Trails is a GL Homes community restricted to buyers 55 and older, which adds to the confusion.
An unrestricted Fenhurst home can sell to any buyer, including a young family drawn by the A-rated school zoning or a working couple who wants a club at home. That widens the buyer pool for a Fenhurst seller compared with an age-restricted community, and it is one reason the four-bedroom Sophia plan matters in this price band.
A Fenhurst home can be rented, but only on TwinEagles terms: the recorded Use Restrictions allow no more than three leases per calendar year, each at least 30 consecutive days, on the Board's approved lease form, with notice and a copy of the lease to the Board before the tenant moves in and screening of the renter.
"All leases shall be in writing. No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days. The Board requires the tenant to utilize an approved form lease." The rule is Exhibit C to the Second Amended and Restated Declaration, recorded in Official Records Book 6349, Page 3623 (TwinEagles Use Restrictions). Buyers and renters apply through the association's screening service (TwinEagles HOA screening instructions).
A renter's club access depends on the owner's category and the club's rules; the club's fiscal 2022 schedule charged renter fees and a separate transfer fee for a Full Golf renter. Check the current club terms before promising a tenant golf.
As an investment, Fenhurst works best as a seasonal rental that the owner also uses. Short stays are ruled out by the 30-day minimum, three leases a year caps the number of tenants, and the landscaping assessment, master assessment and club dues run whether the home is rented or not. What Fenhurst offers a winter tenant is a private pool, a lake or golf view and a private club, which is a scarce combination at this price in North Naples.
Fenhurst follows the TwinEagles Use Restrictions: "A reasonable number of dogs, cats, or other usual and common household pets may be permitted," pets must be leashed or confined outdoors, licensed and inoculated, breeding and livestock are prohibited, and the Board can require removal of a pet that becomes a nuisance.
The master association's handout asks owners to keep pets leashed and pick up after them, and reminds drivers that TwinEagles has "a large population of wildlife." Alligators live in TwinEagles lakes, and the association and the county each handle wildlife calls on their own land; small dogs should not be walked along the lake banks.
Because the Grand Arbors guidelines prohibit fences, a Fenhurst dog owner's options are a screened lanai, a leash, or an approved dog run: side or rear yard only, set within the building limits, buffered with landscaping, and fenced in black or dark green vinyl-coated chain link. Dog houses and runs "shall not be visible from the street or adjacent properties."
The Use Restrictions let the Board require removal of a pet that is a nuisance after notice. A buyer with a large dog or more than two pets should read the current Use Restrictions and ask the association office how "reasonable number" has been applied.
Parts of Fenhurst Way are in FEMA Zone AH, an area of shallow flooding of one to three feet, and parts are in shaded Zone X (0.2% annual chance); every county-filed elevation certificate we could read on a Fenhurst home shows Zone AH with a base flood elevation of 16 feet and a first floor 1.6 to 2.7 feet above it.
That combination, a flood zone on the map and floors above it on the certificate, is the Fenhurst flood story in one sentence. It is why a buyer should never read a flood zone off a map for a single home, and why a seller should put the elevation certificate in the listing file.
Point on Fenhurst Way | Effective zone at the point | Zones within 30 m | FEMA base flood elevation lines within 300 m (ft NAVD88) | Ground elevation (ft NAVD88) | Preliminary 2025 map | Storm surge zone | Evacuation zone |
|---|---|---|---|---|---|---|---|
West end (12497) | AH | AH, shaded X | none | 15.7 | AH | Category 5 | E |
Middle (12545) | Shaded X (0.2%) | AH, shaded X | 15.5, 16.0 | 15.7 | Shaded X | Category 5 | E |
Middle (12578) | AH | AH, shaded X | 15.0 to 16.0 | 15.5 | AH | Category 4 | E |
East end (12621) | Shaded X (0.2%) | AH, shaded X | 15.0 to 16.0 | 16.4 | Shaded X | Category 5 | E |
Sources: FEMA National Flood Hazard Layer (zones, panels, base flood elevation lines); FEMA preliminary flood hazard layer; USGS elevation point query service; Florida Division of Emergency Management storm surge zones and evacuation zones. Points were geocoded by the U.S. Census geocoder along the street centerline, not on house pads. The effective panel is 12021C0217H, effective May 16, 2012.
Collier County indexes 54 elevation certificates on Fenhurst Way by address (Collier County Elevation Certificates layer), most dated 2013 and 2014, when Lennar was finishing the homes. We downloaded 53 of them and read the FEMA form on each. Every Section B we could read gives panel 12021C0217H, flood zone AH and a base flood elevation of 16 feet (NAVD88). On the 16 certificates where the "top of bottom floor" is legible, the first floor sits between 17.6 and 18.7 feet, median 17.8, so each of those homes is 1.6 to 2.7 feet above the base flood elevation. Attached garage slabs on the legible certificates read about 17 to 18 feet. The 2013 certificates use an older layout that we could not read reliably, so we left them out.
FEMA's layer of letters of map change shows two on Fenhurst Way: a Letter of Map Amendment dated January 17, 2013 for Block 108, Lot 1 (12497 Fenhurst Way), and a Letter of Map Revision based on fill dated September 10, 2015 for Block 108, Lot 19 (12573 Fenhurst Way). Both read "Structure removed-Property partially inundated": the house was removed from the special flood hazard area while part of the lot stayed in it. For comparison, all 61 lots in Dundee are covered by one blanket letter (FEMA letters of map change layer); Fenhurst homes mostly rely on their elevation certificates instead.
A home in Zone AH with a federally backed mortgage must carry flood insurance, and a home removed by a FEMA letter usually need not, though the lender decides. Under FEMA's current pricing, the home's elevation above the base flood elevation, which the certificate proves, is one of the inputs to the premium (FEMA, Risk Rating 2.0). Collier County is a Class 5 Community Rating System community, worth a 25% discount on National Flood Insurance Program premiums (FEMA CRS eligible communities, April 2026).
FEMA released preliminary replacement maps for Collier County on March 20, 2025; the preliminary panel for Fenhurst is 12021C0217J, and the zone at all four Fenhurst street points is unchanged on it. The county's 90-day appeal period began August 19, 2026, and the new maps are targeted to take effect in summer 2027 (Collier County, proposed flood maps, August 2026). The two FEMA letters on Fenhurst Way may need to be revalidated when the new maps take effect.
Fenhurst is in Collier County evacuation Zone E, the most inland of the county's zones, and the state's storm surge model shows no surge on Fenhurst Way below a Category 4 or 5 hurricane under the model's worst case. Check the county lookup before each season (Collier County evacuation zone lookup).
Selling a Fenhurst home? Get a free Fenhurst home valuation or call Jesse direct at (239) 898-6072. Buying in Fenhurst? Read how we represent buyers and call Marc at (239) 287-5873.
Fenhurst has come through every hurricane since its homes were built, Irma in 2017, Ian in 2022 and Milton in 2024, without any TwinEagles-specific damage report we could find, and the county permit file shows no storm-repair or re-roof permit on Fenhurst Way from January 2024 to July 2026.
Hurricane Irma made landfall on Marco Island as a major hurricane on September 10, 2017, and crossed Collier County to the north and east (National Weather Service Miami, Irma; National Hurricane Center report). Irma was the first real test for Fenhurst's 2012 to 2016 homes, and the county deed file shows Fenhurst resale prices holding steady in 2018 (seven qualified sales, median $518,000).
Hurricane Ian in 2022 brought catastrophic surge to the coast, and Milton in 2024 brought wind and rain across Southwest Florida (NWS Miami, Ian; NWS Miami, Milton). Fenhurst sits well inland, at 15.5 to 16.4 feet (NAVD88) at street grade on the four points we checked, outside any surge zone below Category 4.
The county's monthly issued-permit files from January 2024 to July 2026 show 27 permits on Fenhurst Way, and none is a roof repair, re-roof or storm-damage permit. Three are shutter, door, window or storm-protection permits, which is what owners hardening a home, not repairing one, pull.
No hurricane made landfall in Florida in 2025 (CBS Miami). The 2026 season runs to November 30, and NOAA forecast a below-normal season (NOAA outlook).
Insurance on a Fenhurst home turns on four documents: the elevation certificate (the floor is 1.6 to 2.7 feet above the 16-foot base flood elevation on the certificates we read), the wind mitigation inspection, the roof's age (original tile roofs are now 10 to 14 years old) and the opening protection, all on a home built under the modern Florida Building Code.
Where a Fenhurst home is in Zone AH and carries a mortgage, flood insurance is required; where it is not required, many owners carry it anyway at the lower rates that come with a floor above the base flood elevation. Citizens Property Insurance requires flood coverage on wind-covered primary residential policies from January 1, 2027 (Citizens, flood requirement).
Fenhurst homes were permitted from 2012 to 2016 under the Florida Building Code, which has applied statewide since March 1, 2002 (Florida Building Commission, code effective dates). The design wind speed for TwinEagles is about 160 miles an hour, and the whole community is in the wind-borne debris region, so openings must be protected by impact glass or approved shutters.
The original concrete tile roofs on Fenhurst homes date from 2012 to 2016, and the county permit file shows no re-roof on Fenhurst Way since January 2024. Florida insurers commonly ask for a roof inspection on older roofs, and Fenhurst's oldest roofs reach 15 years in 2027. A roof inspection report in the listing file answers that question before the buyer's insurer asks it.
North Collier Fire Control and Rescue District Station 10, at 13240 Immokalee Road, "serves the communities of Twin Eagles" (North Collier Fire, stations). The gatehouse and the association's patrol staff are the first contact for emergencies inside the gate.
Every Fenhurst Way address is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all three graded A by the Florida Department of Education for 2025-26, according to the Collier County Public Schools address lookup we ran on September 24, 2026 for the 2026-27 school year.
Address checked | Elementary | Middle | High |
|---|---|---|---|
12545 Fenhurst Way | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
12621 Fenhurst Way | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
Source: Collier County Public Schools zone locator (the district's address lookup, school year 2027 setting), September 24, 2026. The district's whole-street results for Fenhurst Way are the same for 2026 and 2027. Zoning can change; confirm your address with the district before you buy for a school.
Bear Creek Elementary, at 2400 Cub Court, opened in August 2025 as Collier's first new elementary school in years, and earned an A in its first graded year (Bear Creek Elementary). It sits about 0.9 miles from the TwinEagles gate, so a Fenhurst family's school run is the three miles to the gate plus that last mile.
Oakridge Middle, at 14975 Collier Boulevard, and Gulf Coast High, at 7878 Shark Way, have each earned an A five years running in the district's 2026 Accountability Brief (Collier County Public Schools, school directory). From the TwinEagles gate they are about 3.9 and 4.7 miles by road.
Collier County Public Schools earned its ninth straight A for 2025-26 (Florida Department of Education, school grades). Families also look at private and faith-based schools along the Immokalee Road and Collier Boulevard corridors; drive times from Fenhurst run about 12 minutes longer than from the gate.
Selling a Fenhurst home? Get a free Fenhurst home valuation or call Jesse direct at (239) 898-6072. Buying in Fenhurst? Read how we represent buyers and call Marc at (239) 287-5873.
Collier County issued 27 building permits on 20 Fenhurst Way homes from January 2024 through July 2026, all alterations to existing homes: 12 mechanical (11 air-conditioning replacements and one radon system), 8 aluminum screen enclosures, 3 shutter, door, window or storm-protection jobs, 2 building alterations, 1 pool and 1 electrical, and no new-home or re-roof permits.
Permit type (Collier County) | Permits | Declared value range |
|---|---|---|
Mechanical (air conditioning, one radon system) | 12 | $1,100 to $14,772 |
Aluminum structure (screen enclosures) | 8 | $3,500 to $22,700 |
Shutters, doors, windows, storm protection | 3 | $8,369 to $9,519 |
Building (alterations) | 2 | $4,880 to $70,360 |
Pool | 1 | $102,800 |
Electrical | 1 | $1,100 |
Source: Collier County Growth Management, monthly "Issued Permits" reports, January 2024 to July 2026 (July 2026 report, one of the 31 monthly files used; March 2024 report, the Fenhurst pool permit; February 2026 report, the largest alteration). One pool permit appears in two monthly files and is counted once.
The pattern says Fenhurst owners are replacing the first generation of equipment: eleven air conditioners, eight screen cages and three window or shutter jobs on homes that are now ten to fourteen years old. Ask the seller for the dates of the air-conditioning system, the roof, the water heater and the pool equipment, and search the county's permit portal by address for anything that should have had a permit and did not. The absence of re-roof permits means most Fenhurst homes still have their original tile roofs.
A Fenhurst seller with a recent air conditioner, new impact windows or a new cage should put the permit numbers in the listing file. Buyers comparing two homes of the same Lennar plan treat those permits as money, and the county file lets them check. Work done without a permit should be disclosed and, where practical, permitted after the fact before listing.
Fenhurst Way is zoned A-MHO, Agricultural with a Mobile Home Overlay, inside the Rural Fringe Mixed Use District Receiving Lands overlay, like the rest of TwinEagles; everything that touches Fenhurst is TwinEagles lake, golf, preserve and home land, and the nearest outside development activity is across Immokalee Road, about three miles away by road.
The county's zoning layer returns "A-MHO" at Fenhurst Way with the note "4/20/82 82-32 R-82-2-1, LDC-91," and the overlay layer returns "RFMUO-RECEIVING" at all four points we checked (Collier County GIS services). Collier County approved a TwinEagles planned unit development in 1997, but the county's current zoning map shows the community as rural agricultural inside the Rural Fringe receiving area, and it is not on the county's current PUD list (Collier County PUD master list, June 2026). The Grand Arbors guidelines name the "approved Rural Fringe Mixed-Use District (RFMU)" as one source of setbacks.
Inside the gate, Kinross adjoins Fenhurst to the north and Lockford and Lake Estates lie to the south across the lake and golf land. Outside the TwinEagles boundary to the north and east are the large-lot tracts of Golden Gate Estates, zoned E (Estates).
South of the TwinEagles gate, across Immokalee Road, the county approved the NC Square mixed-use project in July 2025 with a maximum of 129 homes and 50,000 square feet of commercial space (Collier County Ordinance 2025-30), next to GL Homes' Valencia Trails. For Fenhurst, three miles inside the gate, the effect is traffic at the entrance, not change on the street.
The county's 2025 capacity report rates the Immokalee Road stretch from Collier Boulevard to Wilson Boulevard as over capacity and shows no funded widening of that segment (Collier County 2025 AUIR). Plan the trip to I-75 with that in mind in season.
Daily life on Fenhurst Way runs through one guarded gate on Immokalee Road with barcode entry for residents and app-based guest passes, Tuesday and Friday trash pickup, individual mailboxes at each home, FPL power, county water and sewer, a separate irrigation meter, and golf carts allowed on the streets at a 25-mile-an-hour limit.
Residents apply for a vehicle barcode, installed at the gatehouse Monday to Friday from 1 to 3 p.m. Guests and vendors are registered through dwellingLIVE, by app, on the website or by calling the gatehouse at 239-304-0022 (TwinEagles Community FAQs). Open houses are held Saturdays and Sundays only, 9 a.m. to 5 p.m., and the gate admits visitors only to homes on the weekly MLS open-house list; private showings need the buyer's agent and an appointment (Quick Guide for Realtors).
Pickup is Tuesdays for trash and recycling and Fridays for trash only, with green-lid trash and yellow-lid recycling carts. The Grand Arbors guidelines call for "wildlife proof garbage can enclosures" behind the front building line or screened from the street, so on Fenhurst Way carts live in the garage or a screened spot, not at the curb.
Individual mailboxes serve every TwinEagles neighborhood except Covent Garden, Dundee and Kinross, which use community mailbox units (TwinEagles Community FAQs). Fenhurst homes have their own mailbox at the curb, in the standard design the guidelines require; oversized boxes, newspaper tubes and driveway reflectors are not allowed.
Electric service is Florida Power and Light; water and sewer are Collier County Utilities. Irrigation water comes from Resource Conservation Systems on a separate meter, and the Grand Arbors guidelines forbid private wells and lake withdrawals. Internet and television are chosen by the owner; the guidelines required Lennar to pre-wire every home.
The recorded Use Restrictions bar street parking from 1 to 6 a.m. and keep commercial vehicles, trucks including pickup trucks, boats, trailers and recreational vehicles in an enclosed garage. Golf carts may be driven on TwinEagles streets, must be garaged, and may not be driven on the golf courses. On a 53-foot lot with a two-car garage, a Fenhurst owner with a pickup and a golf cart needs to plan the garage.
From the TwinEagles gate, off-peak: Interstate 75 at Exit 111 is about 6.5 miles (10 minutes); the Publix at Orangetree about 12 minutes; Mercato about 21 minutes; Vanderbilt Beach about 22 minutes; Fifth Avenue South about 30 minutes; and Southwest Florida International Airport about 39 minutes. Add about three miles inside the gate from Fenhurst Way, and more time in season.
Fenhurst and Kinross are TwinEagles' two Lennar neighborhoods, side by side in the northern half, with nearly the same master assessment and the same landscaping arrangement; Fenhurst is the smaller, older (2012 to 2016) street of 57 homes with individual mailboxes, and Kinross at TwinEagles is the larger, newer (2015 to 2018) set of 86 homes with slightly larger plans and community mailboxes.
A buyer choosing between them is choosing between two versions of the same idea. The deciding factors are usually the specific lot and view, the membership category deeded to each home, and whether the buyer wants the newer Kinross build years or Fenhurst's lower recent resale prices.
Yardstick | Fenhurst at TwinEagles | Kinross at TwinEagles |
|---|---|---|
Homes | 57 | 86 |
Recorded plat | TwinEagles Grand Arbors, Block 108 | TwinEagles Grand Arbors Phase Two C, Block 109 |
Builder | Lennar (Victoria, Nina, Isabella, Sophia) | Lennar (the developer listed plans from 1,649 to 2,828 sq ft) |
County year built | 2012 to 2016, median 2014 | 2015 to 2018, median 2016 |
County building area, median | 2,304 sq ft | 2,560 sq ft |
Marketed lot width | 53 ft | 52 to 53 ft |
Neighborhood association | None; landscaping assessment through the master HOA | None; landscaping assessment through the master HOA |
2024 master assessment | $3,407.73 | $3,402.96 |
Individual mailboxes | Community mailbox units | |
Southwest Florida MLS closings, first window with 10 or more (pulled September 24, 2026) | 36 months: 10, median $872,500 | 24 months: 11, median $740,000 |
County-deed qualified resales, 36 months | 11, median $875,000 | 14, median $867,500 |
County-deed qualified resales, 60 months | 24, median $840,000 ($685,000 to $959,900) | 20, median $885,000 ($650,000 to $1,210,000) |
County-deed resales, last 12 months | 1 sale, $840,000 | 4 sales, median $700,000 |
FEMA zone at the street point | AH and shaded X along the street | X at the Kinross Lane point |
Schools | Bear Creek, Oakridge, Gulf Coast | Same |
Sources: Collier County preliminary 2026 roll and recorded deeds through June 30, 2026; TwinEagles HOA approved 2024 budget and Community FAQs; archived developer pages; FEMA National Flood Hazard Layer; Collier County Public Schools lookup.
Kinross homes are two to four years newer and larger on the county roll, and its 60-month range reaches $1,210,000, which no Fenhurst sale has touched. Over the last 36 months the two medians are within $7,500 of each other, and in the last 12 months Kinross recorded four sales at a median of $700,000 against one Fenhurst sale at $840,000. On a per-county-square-foot basis over 36 months, Fenhurst ($386.84) and Kinross ($381.45) are almost identical.
Kinross mail goes to community mailbox units; Fenhurst homes have their own box at the curb. Kinross sits along the community's northern edge and is slightly farther from the gate. Fenhurst's older homes are closer to their first roof and air-conditioning replacements, which a buyer should price in.
Both use the same Grand Arbors design guidelines, both were approved as Lennar designs in Section IV, both pay a landscaping assessment through the master association, both belong to the same schools, and both carry a deeded club membership whose category varies by home.
Selling a Fenhurst home? Get a free Fenhurst home valuation or call Jesse direct at (239) 898-6072. Buying in Fenhurst? Read how we represent buyers and call Marc at (239) 287-5873.
Fenhurst sits in the entry band of TwinEagles single-family prices, with Kinross and Bramble Point, well below the Minto neighborhoods and far below Hedgestone, Lake Estates and the Estates; on the 60-month county deed file its $840,000 median compares with $772,500 in Bramble Point and $885,000 in Kinross.
Neighborhood | Homes | Builder era | Qualified resales, 60 months | Median | Median price per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|---|
Bramble Point | 41 | Pulte, 2006 to 2007 | 12 | $772,500 | $365.83 | $3,610.23 |
Fenhurst | 57 | Lennar, 2012 to 2016 | 24 | $840,000 | $369.06 | $3,407.73 |
Kinross | 86 | Lennar, 2015 to 2018 | 20 | $885,000 | $373.76 | $3,402.96 |
Hollybrook | 51 | Centex then Minto | 14 | $942,500 | $332.34 | $3,735.72 |
Wisteria | 46 | Rutenberg, Minto, Stock | 10 | $1,495,000 | $519.82 | $3,734.79 |
Dundee | 61 | Minto, 2016 to 2019 | 20 | $1,537,000 | $516.19 | $3,646.26 |
Hedgestone | 70 | semi-custom | 14 | $2,205,000 | $638.86 | $5,017.84 |
Source: Collier County recorded deeds, DOR-qualified sales recorded September 24, 2021 to June 30, 2026, by neighborhood street; TwinEagles HOA approved 2024 budget. County per-square-foot figures use the roll's building-area field and are comparable only with each other. The yardstick is the 60-month median sale price, the first window where most of these neighborhoods have ten or more sales.
Bramble Point at TwinEagles is the other entry-level single-family choice: 41 Pulte homes from 2006 and 2007 near the clubhouse, with its own neighborhood association (the Bramble Pointe at TwinEagles Residents' Association) and quarterly assessments on top of a higher master assessment ($3,610.23 in 2024). Bramble Point's 60-month median, $772,500, is lower than Fenhurst's, and its homes are about six years older. Fenhurst offers the newer Lennar build and no separate association; Bramble Point offers the shorter trip to the clubhouse and gate and a lower entry price.
Fenhurst is where a buyer gets the full TwinEagles club and the gate for the price of a pool home, not an estate. It is the neighborhood we point to when a client wants TwinEagles membership, a lake or golf view and a single-story Lennar plan they already understand.
Fenhurst's strengths are a private-club address at an entry price, lake, golf or preserve views behind nearly every home, private pools, newer Lennar construction on pads above the flood elevation, and neighborhood landscaping handled through an assessment; its weaknesses are narrow 53-foot lots, a long drive to the single gate, a club initiation fee on top of the price, and original roofs and systems now past their first decade.
Selling a Fenhurst home? Get a free Fenhurst home valuation or call Jesse direct at (239) 898-6072. Buying in Fenhurst? Read how we represent buyers and call Marc at (239) 287-5873.
Fenhurst sales are decided by three things we check before we price or show a home: the membership category on the club estoppel, the view behind the lanai, and the age of the roof, air conditioner and pool equipment, because the four Lennar floor plans make everything else comparable.
A Golf-deeded Fenhurst home and a Sports-deeded one are different products even when the houses are identical. The Golf home reaches a buyer who wants to play every day, and that buyer pays $90,000 more to the club at closing than the Sports buyer. We order both estoppels before the listing goes live, so the category, the dues and the landscaping assessment are in the listing file on day one.
On a street where two neighbors may own the same Isabella, the difference in price is usually what is behind the pool cage: open water with a green beyond, a fairway, or preserve. We photograph the view first, from the lanai and by drone, and we write it into the listing in plain words.
The county file shows it: the two largest Fenhurst homes on the recent list sold for the lowest and the highest prices of the last two years. A replaced air conditioner, impact glass and a refreshed pool cage move a Fenhurst price more than 200 square feet do. We ask sellers for the dates and the permit numbers, and we put them in front of buyers.
Private showings need an appointment and the buyer's agent at the gate, and open houses happen only on weekends from 9 to 5 from the MLS list. We schedule showings in clusters so a buyer sees Fenhurst, Kinross and Bramble Point homes in one visit, because those are the three a Fenhurst buyer is also considering.
The most common errors about Fenhurst online are that golf is included in the price, that Fenhurst has its own homeowners' association, that Fenhurst and Kinross are one neighborhood, and that a Fenhurst home is in or out of a flood zone because of one map. The club's membership page and the county's records settle each one.
It was, for Lennar's new homes in 2013, under the developer. Today every TwinEagles home is deeded a Golf, Sports or Social membership and the buyer pays the club's initiation fee at closing. Read the club's membership page and the Initiation Fee Policy.
No Fenhurst corporation appears in the state's records, and the club's estoppel sheet lists Fenhurst Way with "No subdivision." What Fenhurst has is a separate landscaping assessment administered by the TwinEagles master association.
They are two neighborhoods on two plat blocks (108 and 109), built by the same builder three years apart, with separate board seats and separate assessment lines. Kinross has 86 homes and community mailboxes; Fenhurst has 57 and individual mailboxes.
Both are right about different things. Lennar's figures are air-conditioned living area; the county roll's building-area field, 1,895 to 2,816 square feet for Fenhurst, is a larger building measure. Compare MLS living area with MLS living area and county area with county area, never across.
Grand Arbors is the name of the recorded plats and design guidelines for the northern half of TwinEagles. A Fenhurst deed reads "TwinEagles Grand Arbors," and Fenhurst is fully part of TwinEagles.
If you're searching for a Fenhurst at TwinEagles listing agent, or thinking, 'I need someone to sell my Fenhurst home...', McGreevy and Comisar build every Fenhurst listing around the three facts that set the price on Fenhurst Way: the membership category on the club estoppel, the view behind the lanai, and the age of the roof, air conditioner and pool equipment.
Our listing credentials:
In the 36 months to September 24, 2026 the Southwest Florida MLS shows 10 Fenhurst closings, including one non-MLS sale entered in the MLS, and we tracked every one of them: from $767,500 to $959,900, median $872,500 (the mean of the middle pair, $870,000 and $875,000), for a combined $8,672,400. The nine MLS-marketed closings sold in a median of 14 days on market at a median 96.77% of final list price, and none sold at or above list. In the last 12 months the MLS shows one closing, $840,000 in December 2025, at 97.11% of list after 7 days on market (Southwest Florida MLS, pulled September 24, 2026). The Collier County recorded-deed file, which runs to June 30, 2026, holds 11 qualified resales in the same 36 months at a median of $875,000.
Data updated: September 2026.
Start with a free home valuation for your Fenhurst Way address, then let us refine it with the club estoppel, the landscaping assessment and the recorded sales of your own Lennar plan. Or talk to Jesse direct: (239) 898-6072, text or call.
On the Southwest Florida MLS, the nine MLS-marketed Fenhurst closings of the 36 months to September 24, 2026 took a median of 14 days on market, from 6 to 132 days, and Fenhurst averaged about one qualified resale every two to three months over five years on the county file. In our experience the season (January to April) and the membership category matter most. Call Jesse direct at (239) 898-6072 for a current read.
Usually not a full renovation. Replace what a buyer's inspector will flag, such as an aging air conditioner or a torn cage screen, repaint only in approved colors with association approval, and document everything with permits.
It changes the buyer, not the value of the house. A Sports home costs the buyer $90,000 less at the club than a Golf home, which many buyers prefer; the right pricing shows both costs side by side.
Yes for anything exterior: paint color, doors, screens, landscaping, generators and solar need an application under the Grand Arbors guidelines, with a $250 review fee and up to 30 business days for an answer. Start early.
It should not if the club's Membership Agreement and transfer fee reach the club on time; the 2024 agreement asks that they reach the club seven days before closing. We start the club paperwork the day a contract is signed.
Yes, and a member moving within TwinEagles pays no new initiation fee unless moving up a category, which can make a neighbor your best buyer.
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 Fenhurst 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 for sale in TwinEagles today, our Domain Realty Group team keeps the full listing search at DomainRealtyGroup.com, and Marc will set up a private showing inside the gate.
Read Jesse McGreevy's profile and Marc Comisar's profile, learn more about McGreevy and Comisar, and follow us on Facebook and LinkedIn.
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Jesse McGreevy and Marc Comisar have sold homes across Southwest Florida's private golf communities for more than two decades, including builder-built neighborhoods where every home is one of a handful of plans. The questions on this page, the deeded membership, the landscaping assessment, the elevation certificate and the same-plan comparable, are the ones we work through on every listing of this kind. 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 Fenhurst at TwinEagles Buyer Edition FAQ answers the questions buyers ask most about the 57 Lennar homes on Fenhurst Way, from the plans and prices to the club membership, the landscaping assessment, flood zones, schools and the rules on rentals, pets and fences, each answer sourced to the records cited above.
Fenhurst is a neighborhood of 57 single-family Lennar homes on Fenhurst Way inside TwinEagles, a gated golf community on Immokalee Road in Naples. On the public record it is Block 108 of the TwinEagles Grand Arbors plat. Every home belongs to the TwinEagles master association and carries a deeded membership in The TwinEagles Club.
Fifty-seven. The Collier County roll shows 58 parcels on Fenhurst Way: 57 single-family homes and one road tract owned by the association. Lennar's 2013 announcement also said "57 single-family homes."
Lennar Homes built every Fenhurst home between 2012 and 2016 under its "Executive Series" and "everything's included" package. The Grand Arbors design guidelines record that the developer approved Lennar's designs for Fenhurst and for Kinross.
Four Lennar plans: the Victoria (two bedrooms plus a den), the Nina (three bedrooms), the Isabella (three bedrooms plus a den, two baths, 2,246 square feet) and the Sophia (four bedrooms). Lennar advertised the range as 1,650 to 2,250 square feet under air.
Lennar's figures are about 1,650 to 2,250 square feet of air-conditioned living area. The county roll's larger building-area measure runs 1,895 to 2,816 square feet, median 2,304. Use the MLS living area when comparing listings.
The developer marketed Fenhurst as 53-foot homesites. Depth varies with the curve of the street and the lake edge; the recorded plat and the seller's survey give the exact lines for a specific lot.
Between 2012 and 2016, most in 2013 and 2014, according to the county year-built field. Two parcels show later years that are county re-codings, not new houses.
Over the 36 months to September 24, 2026, the Southwest Florida MLS shows 10 Fenhurst closings from $767,500 to $959,900, median $872,500 (pulled September 24, 2026). Collier County recorded deeds show 11 qualified resales over the 36 months to June 30, 2026, median $875,000, and 24 over 60 months, median $840,000.
The TwinEagles master assessment for a Fenhurst home was $3,407.73 for 2024, billed once a year. Fenhurst owners also pay a separate landscaping assessment through the master association; that amount is not published and appears on the estoppel for each home.
No. There is no Fenhurst corporation. The master association administers Fenhurst's landscaping assessment, and Fenhurst elects one of the twelve directors on the master association board.
Not as a free inclusion. Each home is deeded a Golf, Sports or Social membership, and the buyer pays the club's initiation fee for that category at closing: $150,000, $60,000 or $45,000 on the club's page in September 2026. Confirm the category on the club estoppel.
On the club's membership page in September 2026: $150,000 for Golf, $60,000 for Sports and $45,000 for Social, paid by the buyer at closing, plus a $3,500 transfer fee under the 2024 Membership Agreement.
Current dues are not published. The last public schedule, for fiscal 2022, put Full Golf at about $18,328 a year before sales tax, Sports at about $7,336 and Social at about $5,496. The club estoppel shows the current figures for a specific home.
A member moving to a higher category pays the difference in initiation fees. Whether an upgrade is available when all 614 Golf memberships are issued is not stated in any public club document; ask the club's membership office before you buy a Sports home planning to upgrade.
Yes. Fenhurst is inside TwinEagles, which has one guarded gatehouse on Immokalee Road. Residents use vehicle barcodes, and guests are registered through the dwellingLIVE app.
Parts of Fenhurst Way are in FEMA Zone AH (shallow flooding) and parts in shaded Zone X. Every legible elevation certificate on a Fenhurst home shows a 16-foot base flood elevation and a first floor 1.6 to 2.7 feet above it. Check the certificate for the specific home.
If the home is in Zone AH and you have a federally backed mortgage, your lender will require it unless the home has a FEMA letter removing it from the flood zone. Two Fenhurst lots have such letters. Many owners carry flood insurance anyway.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26, for every Fenhurst Way address we checked with the district's lookup.
No. TwinEagles has no age restriction in its recorded Use Restrictions or Rules and Regulations.
Yes, up to three times a calendar year, each lease at least 30 consecutive days, on the association's approved form, with the tenant screened and the lease given to the Board before move-in.
No. The Grand Arbors guidelines prohibit fences except approved dog runs in the side or rear yard, set within the building limits, landscaped and fenced in black or dark green vinyl-coated chain link.
Yes, with association approval. Shutters may be closed only after a storm watch or warning and must be opened afterward; solar panels go on the rear or side roof when possible; generators need approval and screening, and a county permit.
Tile only: clay or concrete barrel, flat or S tile in earth tones. Asphalt or fiberglass shingles and metal roofs are prohibited, and a change of roof material needs approval.
Only inside an enclosed garage. The recorded Use Restrictions keep commercial vehicles, trucks including pickups, boats, trailers and recreational vehicles in the garage and bar street parking from 1 to 6 a.m.
About 3 miles by road to the Immokalee Road gate and about 1.1 to 1.2 miles to the clubhouse, on OpenStreetMap routing.
No. The 2025 county tax bills we checked on TwinEagles homes show no CDD line, and the state's official special-district list names no TwinEagles district.
Taxes depend on the purchase price and homestead status. The 2025 bills we checked on TwinEagles homes, including a Grand Arbors single-family home, used a total rate of 12.2558 mills plus a $261.91 county garbage assessment. A buyer's tax resets from the purchase price.
Most do. On the February 2023 federal aerial, most Fenhurst homes show a screened pool, and Lennar's 2013 Isabella package included a screened pool and spa (developer news archive).
On the 2023 aerial, the two rows of homes back onto long lakes and golf holes, and the homes around the cul-de-sac back onto preserve woods. Confirm the view for each lot in person.
Yes. Individual mailboxes serve every TwinEagles neighborhood except Covent Garden, Dundee and Kinross.
Both are Lennar. Fenhurst is 57 homes from 2012 to 2016 with individual mailboxes; Kinross is 86 homes from 2015 to 2018, slightly larger on the county roll, with community mailboxes. Their 36-month county medians are $875,000 and $867,500.
Bramble Point is 41 Pulte homes from 2006 and 2007 near the clubhouse, with its own neighborhood association. Its 60-month county median is $772,500 against Fenhurst's $840,000.
We found no TwinEagles-specific damage report from Irma, Ian or Milton, and the county permit file shows no storm-repair or re-roof permit on Fenhurst Way from January 2024 to July 2026.
On the county file, Fenhurst resale prices rose from a $485,000 median in 2020 to $835,000 in 2022 and have held near $840,000 to $875,000 since. The value question for a buyer is the total cost, price plus initiation fee, against the other entry-level TwinEagles choices.
The Fenhurst at TwinEagles Seller Edition FAQ answers the questions Fenhurst owners ask before they list: what the home is worth, how the club membership and initiation fee affect the sale, which estoppels and approvals are needed, what to fix and disclose, and how to price a Lennar plan against recorded county sales.
Start with the recent sales of your own Lennar plan and view: over the 36 months to September 24, 2026, the Southwest Florida MLS shows 10 Fenhurst closings from $767,500 to $959,900, median $872,500, at a median 96.77% of final list price. Then adjust for your membership category, condition and permits. Get a free valuation or call Jesse direct at (239) 898-6072.
On the county deed file, eight qualified resales in 2021, eight in 2022, two in 2023, five in 2024 and five in 2025, about 8.9% of the 57 homes a year over five years.
The three most recent Fenhurst closings on the Southwest Florida MLS (pulled September 24, 2026) were $840,000 (December 2025), $767,500 (September 2025) and $785,000 (June 2025). The county deed file, which runs through June 30, 2026, shows the same December and September prices.
$872,500 over 36 months on the Southwest Florida MLS (10 closings; the mean of the middle pair, $870,000 and $875,000), and $840,000 over 60 months (23 closings), pulled September 24, 2026. On Collier County recorded deeds through June 30, 2026 the 36-month median is $875,000 (11 sales) and the 60-month median $840,000 (24 sales).
The whole Southwest Florida market repriced, the new-home supply inside TwinEagles was nearly gone, and resales became the only way in. The Fenhurst median went from $485,000 in 2020 to $835,000 in 2022.
On this street, yes: Lennar's new homes closed at a median of about $465,000 from 2012 to 2015, and the 2025 resale median was $840,000. Condition and the view explain most of the spread between sales of the same plan.
The county file does not name plans, and size alone does not decide price here: the two largest homes on the recent list sold for the low and the high of the last two years. The view, condition and membership category outweigh the plan.
It reaches a different buyer, who pays the club $150,000 at closing instead of $60,000 for Sports. Some buyers pay more for Golf; others prefer the lower total cost of Sports. We price with the category and the buyer's total cost side by side.
The buyer, to the club, at closing, under the club's Initiation Fee Policy. The seller does not pay it.
None of the club's public documents describes a refund of the initiation fee when a member sells. Ask the club for its Membership Plan and bylaws before relying on either answer.
Two: one from The TwinEagles Club and one from the TwinEagles HOA. The club's sheet lists Fenhurst Way among the streets with "No subdivision," so no third association estoppel is needed.
It should, because the master association administers that assessment. Check that it does, and give the buyer the current annual figure and what it covers.
Florida law caps what an association may charge for an estoppel certificate and sets delivery deadlines (Florida Statutes 720.30851). The club sets its own fee; its fiscal 2022 schedule listed $250.
The buyer signs the club's Membership Agreement and pays the transfer fee, and the master association screens buyers and renters through its application service. Start both at contract.
Yes. Dues, the master assessment and the landscaping assessment are prorated at closing, and the buyer takes over any remaining Phase One capital installments.
One, in the front yard only, no larger than 24 by 18 inches, never on the golf or rear side, with no information tubes.
Yes, on Saturdays and Sundays only, from 9 a.m. to 5 p.m. The gate admits visitors only to homes on the weekly MLS open-house list.
Yes for any exterior change, including paint, doors, screens, landscaping, generators and solar. The Grand Arbors guidelines set a $250 modification fee and up to 30 business days for a written answer.
Only in an approved earth-tone color and with approval. A fresh interior paint in neutral colors needs no approval and usually pays for itself on a Fenhurst Way home.
Usually not if the original tile roof is sound. Get a roof inspection report, since Fenhurst roofs date from 2012 to 2016 and buyers' insurers will ask. Any replacement must be tile.
Yes. Opening protection helps a buyer's wind insurance, and the county permit number proves it. Fenhurst owners pulled three shutter, door, window or storm-protection permits from 2024 to 2026.
The elevation certificate for your home, which Collier County indexes by address, and any FEMA letter on your lot. On the certificates we read, Fenhurst first floors sit 1.6 to 2.7 feet above the 16-foot base flood elevation.
Known defects that materially affect value and are not readily observable, including water intrusion and unpermitted work, plus the association and club disclosures Florida requires. Your attorney or title agent confirms the forms.
Where practical, yes. Buyers search the county's permit portal by address, and an unpermitted cage or window package can stall a sale at inspection.
The largest are Florida documentary stamp tax on the deed, $0.70 per $100 of the price (about $6,125 on an $875,000 sale), the listing commission, estoppel fees and prorations.
Buyers for TwinEagles arrive with the season, from January to April, and a listing that is photographed, permitted and priced before January catches them. The county file shows Fenhurst sales in every season, so a well-priced home sells year-round.
Many seasonal buyers like a turnkey home, but furniture is personal property and is priced separately in the contract. We advise case by case.
Yes. Several Fenhurst owners live in the Northeast, the Midwest or Canada. We handle showings through the gate, and closings can be done by mail or remote online notarization.
The club's policy exempts family members who take title "by means of a bona fide family planning device" and gratuitous transfers to a spouse or a surviving spouse. If the heir sells, the new buyer pays the fee.
Yes. A member moving within TwinEagles pays no new initiation fee unless moving to a higher category, and the policy allows up to one year between selling and buying.
Yes, within the three-leases-a-year, 30-day-minimum rule, but a tenant makes showings harder. Most sellers list vacant or owner-occupied.
You can, but buyers need an agent with them at the gate for private showings, open houses must come from the MLS list, and the estoppel and club paperwork still apply.
Use the MLS for closed prices, living area, days on market and sale-to-list ratios, and the county file as a second record of recorded prices, and never mix their per-square-foot figures. This page carries both, each labelled with its record and window.
With drone photography of the lake, golf and preserve views, a clear statement of the membership category and total buyer cost, and our Domain Realty Group buyer database across Southwest Florida and the Northeast and Midwest markets where TwinEagles buyers come from.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072, or start with a free Fenhurst home valuation.
The Fenhurst at TwinEagles page is built from the primary records below: the recorded plat block and covenants, the master association's budget and Grand Arbors design guidelines, the club's membership documents, Florida and Collier County government data, FEMA and the county's elevation certificates, the National Weather Service, Collier County Public Schools, and dated news coverage of Lennar's Fenhurst homes. Every public figure on this page traces to one of them.
The Downloadable Documents for Fenhurst at TwinEagles below are the primary records a Fenhurst buyer or seller should read, each linked at the issuing authority: the Grand Arbors design guidelines, the master budget, the recorded use restrictions and covenants, the club's fee policy, membership agreement and estoppel list, and FEMA and county flood references.
Document | Issued by | Date | Link |
|---|---|---|---|
Design Review Guidelines, Grand Arbors at TwinEagles (Fenhurst and Kinross Lennar approval, Section IV) | TwinEagles Developments AGR, adopted for the TwinEagles HOA | Jun 8, 2018 | |
Approved 2024 HOA Budget ("Grand Arbors - Fenhurst" line) | TwinEagles Homeowners Association | Nov 8, 2023 | |
Use Restrictions (leasing, pets, vehicles), OR 6349 PG 3623 | TwinEagles Homeowners Association (recorded) | 2024 | |
Initiation Fee Policy | The TwinEagles Club | Oct 20, 2023 | |
Membership Agreement | The TwinEagles Club | 2024 | |
Estoppel requirements by street | The TwinEagles Club | Jul 29, 2021 | |
Quick Guide for Realtors (open houses, signs) | TwinEagles Homeowners Association | 2024 | |
TE HOA Newsletter (Fenhurst and Kinross landscaping routing) | TwinEagles Homeowners Association | Feb 2024 | |
Golf and Sports Recreational Covenant, OR 4605 PG 2967 | Recorded, Collier County | Sep 17, 2010 | |
Community FAQs and TwinEagles history | TwinEagles Homeowners Association | 2026 | |
2026 Flood Protection newsletter | Collier County | 2026 | |
CRS eligible communities (Collier Class 5) | FEMA | Apr 1, 2026 |
Current club dues, the 2025 and 2026 master budgets, the Fenhurst landscaping budget and the club bylaws are member-only and are not published; the estoppel letters for a specific home are the route to those figures.
Market data from Southwest Florida MLS, pulled September 2026. County sales figures on this page are Collier County recorded deeds through June 30, 2026. McGreevy and Comisar, Best Realtor for Fenhurst 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.
