Hedgestone is 70 semi-custom pool homes on Hedgestone and Maidstone Courts beside the TwinEagles clubhouse in Naples. No sub-HOA, 90-foot lots, 16 closed MLS sales since 2021. Verified county, club and FEMA records from McGreevy and Comisar.
McGreevy and Comisar are the top-reviewed real estate team for selling and buying semi-custom homes in Hedgestone 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 Hedgestone home, or you are shopping one of the 70 homes on Hedgestone Court and Maidstone Court, this page answers the questions that move a Hedgestone price: what every recorded sale since 2021 brought, which membership is deeded to the house, what the Grand Arbors design guidelines let you build, and why three of ten street points on this neighborhood read Zone AH on the flood map while seven read Zone X.
Hedgestone at TwinEagles is a 70-home neighborhood of semi-custom and custom single-family homes on 90-foot homesites inside the master-planned community of TwinEagles in Naples, Florida. It sits deep inside the gate beside the clubhouse and the Eagle course, and on Collier County recorded deeds it is the third-highest-priced neighborhood in TwinEagles, behind only Lake Estates and The Estates.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What "Hedgestone" means on the public record. Hedgestone is two streets on two recorded plats: 41 homes on Hedgestone Court and 29 homes on Maidstone Court. The first 19 Hedgestone Court homes are on the plat of TwinEagles Phase Two, and the other 22 Hedgestone Court homes and all of Maidstone Court are TwinEagles Phase Two B, Collier County. Maidstone Court is not a separate neighborhood: the master association writes "Hedgestone (with Maidstone)." There is no Hedgestone homeowners' association; every home belongs to the TwinEagles Homeowners Association and carries a deeded membership in The TwinEagles Club.
Not to be confused with: Hedgestone Business Advisors or any of the Hedgestone-named companies and places elsewhere; the Maidstone communities in other Florida counties; The Estates at TwinEagles, the original 1999 large-lot section at the front of TwinEagles; or Lake Estates at TwinEagles, the 19 lakefront homes on TwinEagles Boulevard. In the developer's 2013 marketing, Hedgestone and the Estates were sometimes described together, which is where the stray "185 homesites" figure comes from. Hedgestone itself is 70 homes.
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 Hedgestone home, or call Marc at (239) 287-5873 if you are buying.
If you're searching for the best realtor for Hedgestone at TwinEagles in TwinEagles, Naples, whether you're ready to sell your Hedgestone 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 Hedgestone track record: The Southwest Florida MLS shows 16 Hedgestone closings in the 60 months to September 24, 2026, including 3 non-MLS sales entered in the MLS, and we tracked every one of them: the highest was $2,900,000 (April 2024), the median was $2,205,000 (the mean of the middle pair, $2,200,000 and $2,210,000), and the four closings of the last 12 months ran from $2,200,000 to $2,300,000, the most recent at $2,300,000 in June 2026. The 13 homes marketed on the MLS closed at a median 94.34% of final list price. On Collier County recorded deeds the same 60 months hold 14 qualified resales at the same $2,205,000 median.
Data updated: September 2026. Sources: Southwest Florida MLS, 60 months (09/25/2021 to 09/24/2026), pulled September 24, 2026; Collier County recorded deeds, DOR-qualified sales recorded 09/24/2021 to 06/30/2026.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Hedgestone at TwinEagles realtor, and you can read every review on our Google Business Profile. Three from clients:
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
★★★★★ "Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision." Verified Google review
For Hedgestone sellers: professional photography, drone and video that shows your lot's lake, golf or preserve view, a qualified-buyer database built over two decades in Southwest Florida, and a listing file that answers the membership, design-guideline, flood-letter and permit questions before a buyer's attorney asks them.
Selling your Hedgestone home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Hedgestone? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Naples.
Selling? Start with a free Hedgestone home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
Hedgestone at TwinEagles is 70 single-family homes on Hedgestone Court and Maidstone Court, recorded on two Collier County plats: TwinEagles Phase Two and TwinEagles Phase Two B, in unincorporated Collier County, ZIP 34120, governed by the TwinEagles master association.
That definition settles the first questions buyers ask. Hedgestone is not a condominium, it has no homeowners' association of its own, and its plats are not the plats of The Estates or Lake Estates. The recorded plats, the master association's budget and the club's estoppel sheet all treat Hedgestone Court and Maidstone Court as one neighborhood.
The county-filed FEMA elevation certificates on Hedgestone homes describe the lots the way a title commitment will, by lot number on the TwinEagles Phase Two plat for a Hedgestone Court home on the older stretch and on the TwinEagles Phase Two B plat for a Maidstone Court home (Collier County Elevation Certificates layer). On the 2026 county roll, the 19 homes on the older stretch of Hedgestone Court are coded to the Phase Two plat, and the 22 homes on the newer stretch of Hedgestone Court plus all 29 Maidstone Court homes are coded to Phase Two B. Every one of the 70 is an improved single-family parcel. The one other parcel on Hedgestone Court is The TwinEagles Club's 390.87-acre golf parcel, not a home.
The TwinEagles Homeowners Association's approved 2024 budget (adopted November 8, 2023) carries one assessment line for the neighborhood, labeled Grand Arbors and Hedgestone, with 70 units, and it is the second-highest per-unit line in the budget after the six Estates enclaves: $5,017.84 per home for 2024. The same line shows 12.66% of the total budget, $351,248.90, the second-largest share of the budget after Covent Garden's 120 condominiums (13.15%). The "Grand Arbors" prefix is the name the Bonita Bay Group gave to the whole northern phase of TwinEagles; it is not a neighborhood.
A search of the Florida Division of Corporations for names beginning "Hedgestone" returns only unrelated, inactive companies, and a search for "Maidstone" returns no entity tied to TwinEagles or Naples (Florida Division of Corporations, Hedgestone name search). The master association's February 2024 newsletter says why: "Since homeowners on Hedgestone (with Maidstone), Lake Estates, and the Estates handle landscaping individually, they do not have separate Neighborhood HOAs" (TwinEagles HOA Newsletter, February 2024). The club's estoppel sheet lists Hedgestone Court and Maidstone Court among the streets that need only the club and master association estoppels at a sale (club estoppel requirements).
Three bodies touch every Hedgestone 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 and reviews every exterior change under the Grand Arbors design guidelines. Its neighborhood contact list names FirstService Residential as the manager of record for Hedgestone (TwinEagles neighborhood contacts, May 2024). The TwinEagles Club, Inc., a member-owned private club, holds the membership deeded to the home. Collier County governs zoning, permits and taxes. Hedgestone elects one of the twelve directors on the master association board.
A 2013 builder article reproduced on the developer's news page called Hedgestone an "estate neighborhood of 185 homesites" (archived TwinEagles news, 2014 capture). The county roll, the master budget and the street-by-street parcel count all say 70. The larger number almost certainly lumped Hedgestone together with the estate sites marketed alongside it at the time. Seventy is the number to use.
Hedgestone at TwinEagles has three distinct sections: the original Phase Two stretch of Hedgestone Court (19 homes, 14 of them built 2006 to 2008), the Phase Two B stretch of Hedgestone Court (22 homes, 15 of them built 2013 to 2017), and Maidstone Court (29 homes, all built 2012 to 2022). Age, size and flood paperwork differ by section.
The sections matter more than the street name suggests. A buyer comparing two Hedgestone listings is often comparing a Bonita Bay-era home from the first wave of Grand Arbors construction with a Ronto-era home built a decade later under the same guidelines, on a lot of the same marketed width.
Section | Recorded plat | Homes | County year built (median) | County building area, median (range) | FEMA letters on file |
|---|---|---|---|---|---|
Hedgestone Court, Phase Two | TwinEagles Phase Two | 19 | 2006 to 2016 (2007) | 4,039 sq ft (2,881 to 6,200) | none found |
Hedgestone Court, Phase Two B | TwinEagles Phase Two B | 22 | 2008 to 2022 (2014) | 3,878 sq ft (3,425 to 4,286) | yes |
Maidstone Court | TwinEagles Phase Two B | 29 | 2012 to 2022 (2017) | 3,800 sq ft (3,313 to 4,684) | yes |
Sources: Collier County preliminary 2026 roll (homes, year built, building area); FEMA National Flood Hazard Layer, letters of map change (queried September 24, 2026). County building area is the roll's field, which counts more than air-conditioned space and is not MLS living area.
The first 19 homes on Hedgestone Court, were the Bonita Bay Group's piece of Hedgestone. All eleven Hedgestone homes with a county year built of 2007 are on this stretch, and 14 of its 19 homes date from 2006 to 2008. This is where Arthur Rutenberg Homes began its first single-family model in Grand Arbors in 2006, the four-bedroom Andalucia, which the Naples Daily News reported would "overlook the 17th hole of the new Gary Player-designed Aerie course" (Naples Daily News, October 2006). These are the largest homes in Hedgestone on the county's measure, with a median building area of 4,039 square feet and the single largest at 6,200. Three of the fourteen recorded resales since 2021 were here: $2,000,000 in January 2022, $2,900,000 in April 2024 and $2,000,000 in April 2026.
The other 22 homes continue Hedgestone Court west on the Phase Two B plat. Five were finished in 2008 and 2009 in the Bonita Bay years, fifteen from 2013 to 2017 by Ronto-era builders, and two in 2022. One lot on this stretch is where Arthur Rutenberg's Bermuda plan was, in the developer's 2013 words, "debuting in Hedgestone." This stretch produced eight of the fourteen recorded resales since 2021, including the January 2024 sale at $2,890,000 and the December 2024 sale at $2,500,000. FEMA has issued letters on at least two of its lots.
Maidstone Court is the loop street of 29 homes south of Hedgestone Court, set between two lakes, all on Phase Two B and all built from 2012 to 2022, which makes it the newest part of Hedgestone (median year built 2017). The master association counts it as part of Hedgestone, bills it on the same Hedgestone budget line, and gives it no separate board seat. Three of the recent resales were on Maidstone Court: $2,150,000 in May 2022, $2,700,000 in March 2024 and $2,200,000 in April 2026. FEMA letters name at least seven Maidstone Court lots by number.
No. The master association's newsletter writes "Hedgestone (with Maidstone)," the club's estoppel sheet lists both streets together, the 2024 budget has one Hedgestone line of 70 units, and the neighborhood has one seat on the board. The name Maidstone appears on the street sign and nowhere else in the governing documents.
No. A deed describes the home by its lot number on the TwinEagles Phase Two or Phase Two B plat. Hedgestone is the developer's neighborhood name, carried into the master budget and the club's lists. A buyer searching the Southwest Florida MLS will usually find these homes filed under TwinEagles with a Hedgestone Court or Maidstone Court address.
Living in Hedgestone at TwinEagles means a semi-custom pool home on a 90-foot lot in the middle of a gated, member-owned golf club, a short cart ride from the clubhouse, with lake, golf or preserve views on most lots and no neighborhood dues. The trade is a longer drive to the gate and your own landscape contract.
Hedgestone is a clubhouse neighborhood. Where the Estates sits at the front of TwinEagles near Immokalee Road, Hedgestone is two miles and more inside the gate, beside the clubhouse and wrapped by the Eagle course, lakes and preserve. The two streets are cul-de-sac courts off TwinEagles Boulevard, so the only traffic is the neighbors and their guests.
Hedgestone is an owner-occupied, largely year-round street. The master association does not publish homestead rates by neighborhood, but across the two plats Hedgestone shares with other neighborhoods, 53% (Phase Two) and 61% (Phase Two B) of homes carry a homestead exemption on the county roll. The census block group that covers TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, yet Hedgestone has no age restriction, and the permit file shows owners from across the Midwest, the Northeast and Canada.
The daily rhythm runs through the club. A Hedgestone owner is a member in whichever category is deeded to the home, Golf, Sports or Social, and the clubhouse, rebuilt in the member-approved $22.5 million Phase One program finished in 2023, is 0.5 to 0.9 miles away by road. The club's own pages describe a 2,500-square-foot resort-style pool and spa, two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a fitness center and three dining outlets. The Eagle course, the Gary Player design rebuilt by Steve Smyers in 2012, runs behind many Hedgestone lots.
There is no Hedgestone pool, clubhouse or maintenance crew. Lawn, irrigation and landscaping are the owner's job, held to the Grand Arbors standard of St. Augustine turf and a required tree package. The drive to Immokalee Road is about 2.3 to 2.7 miles inside the gate, around nine to ten minutes, before the rest of Naples. Beaches are about 22 minutes beyond the gate off-peak.
When the developer marketed Hedgestone in 2013, its builder copy said that "each home includes a pool and spa, an outdoor kitchen, impact glass, stone floors, professional series appliances and more" (archived TwinEagles news, 2014 capture). The February 2023 federal aerial of the neighborhood shows what that meant on the ground: two curving rows of tile-roofed pool homes along Hedgestone Court and a loop of them on Maidstone Court, screened pools behind most, three lakes, golf fairways to the north and south, and a large preserve to the west. That standard, not a minimum house size, is what defines Hedgestone.
Selling a Hedgestone home? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Hedgestone? Read how we represent buyers and call Marc at (239) 287-5873 to tour both streets.
Hedgestone at TwinEagles recorded 16 closed sales on the Southwest Florida MLS in the 60 months to September 24, 2026, including 3 non-MLS sales entered in the MLS, at prices from $1,625,000 to $2,900,000 and a median of $2,205,000. The 60-month window is the first window with at least ten closings (the 12, 24 and 36-month windows hold 4, 7 and 9), so it is the one we use for a median.
Data updated: September 2026.
The 13 homes marketed on the MLS in that window sold after a median 27 days on market at a median 94.34% of final list price, and 2 of the 13 closed at or above list. The median sold price per MLS living square foot is $634.48, on the 15 sales that carry a living area, and total volume is $35,435,000 (Southwest Florida MLS, 60 months (09/25/2021 to 09/24/2026), pulled September 24, 2026). DOM and sale-to-list leave out the 3 non-MLS sales, whose list price equals the sale price by construction.
The last 12 months hold four Hedgestone closings, too few for a median, so here they are: $2,210,000 (January 2026), $2,235,000 (February 2026), $2,200,000 (April 2026) and $2,300,000 (June 2026). On Collier County recorded deeds, which hold DOR-qualified sales recorded through June 30, 2026, the same 60 months show 14 qualified resales at the same $2,205,000 median, listed in full below. The county's per-square-foot figures use the roll's building area, not MLS living area, so the two are never set against each other.
Closed | Sold | Final list | Street | MLS living area (sq ft) | Days on market |
|---|---|---|---|---|---|
Jun 22, 2026 | $2,300,000 | $2,400,000 | Maidstone Ct | 3,625 | 0 |
Apr 8, 2026 | $2,200,000 | $2,389,000 | Maidstone Ct | 3,313 | 146 |
Feb 10, 2026 | $2,235,000 | $2,350,000 | Maidstone Ct | 3,333 | 173 |
Jan 15, 2026 | $2,210,000 | $2,395,000 | Hedgestone Ct | 3,720 | 14 |
Aug 5, 2025 | $1,900,000 | $2,449,000 | Hedgestone Ct | 4,040 | 230 |
Jun 30, 2025 | $1,950,000 | $2,399,999 | Hedgestone Ct | 4,026 | 27 |
Dec 5, 2024 | $2,500,000 | $2,650,000 | Hedgestone Ct | 3,329 | 108 |
Apr 16, 2024 | $2,900,000 | $3,100,000 | Hedgestone Ct | 4,034 | 9 |
Jan 19, 2024 | $2,890,000 | $3,000,000 | Hedgestone Ct | 3,790 | 55 |
Apr 18, 2023 | $2,425,000 | non-MLS sale | Hedgestone Ct | not entered | n/a |
Aug 23, 2022 | $1,950,000 | $2,195,000 | Maidstone Ct | 3,255 | 56 |
Jul 15, 2022 | $2,450,000 | $2,200,000 | Hedgestone Ct | 3,525 | 3 |
May 19, 2022 | $2,150,000 | non-MLS sale | Maidstone Ct | 3,313 | n/a |
Jan 31, 2022 | $2,000,000 | non-MLS sale | Hedgestone Ct | 3,331 | n/a |
Dec 13, 2021 | $1,750,000 | $1,800,000 | Hedgestone Ct | 3,594 | 17 |
Nov 18, 2021 | $1,625,000 | $1,625,000 | Hedgestone Ct | 3,484 | 0 |
Source: Southwest Florida MLS, 60 months (09/25/2021 to 09/24/2026), pulled September 24, 2026; Development TWIN EAGLES, allocated to Hedgestone by street (Hedgestone Court and Maidstone Court). Twelve sales appear on both lists, with the county deed dated a few days before the MLS closing date. The MLS also holds four closings that are not among the county's qualified sales (December 2021, August 2022, February 2026, and June 2026, which closed after the county file's last recording), and the county file holds two qualified deeds that are not in the MLS window (March 2024 on Maidstone Court and April 2026 on Hedgestone Court).
Recorded | Price | Street (section) | County building area (sq ft) | County year built | Price per county sq ft |
|---|---|---|---|---|---|
Nov 15, 2021 | $1,625,000 | Hedgestone Ct (Phase Two B) | 3,484 | 2022 | $466.42 |
Jan 28, 2022 | $2,000,000 | Hedgestone Ct (Phase Two) | 3,333 | 2012 | $600.06 |
May 6, 2022 | $2,150,000 | Maidstone Ct | 3,313 | 2012 | $648.96 |
Jul 7, 2022 | $2,450,000 | Hedgestone Ct (Phase Two B) | 3,802 | 2014 | $644.40 |
Apr 11, 2023 | $2,425,000 | Hedgestone Ct (Phase Two B) | 3,599 | 2016 | $673.80 |
Jan 16, 2024 | $2,890,000 | Hedgestone Ct (Phase Two B) | 3,425 | 2008 | $843.80 |
Mar 25, 2024 | $2,700,000 | Maidstone Ct | 3,441 | 2015 | $784.66 |
Apr 12, 2024 | $2,900,000 | Hedgestone Ct (Phase Two) | 4,579 | 2008 | $633.33 |
Dec 3, 2024 | $2,500,000 | Hedgestone Ct (Phase Two B) | 3,449 | 2014 | $724.85 |
Jun 26, 2025 | $1,950,000 | Hedgestone Ct (Phase Two B) | 4,026 | 2017 | $484.35 |
Aug 4, 2025 | $1,900,000 | Hedgestone Ct (Phase Two B) | 4,040 | 2009 | $470.30 |
Jan 14, 2026 | $2,210,000 | Hedgestone Ct (Phase Two B) | 3,885 | 2015 | $568.85 |
Apr 2, 2026 | $2,200,000 | Maidstone Ct | 3,313 | 2012 | $664.05 |
Apr 23, 2026 | $2,000,000 | Hedgestone Ct (Phase Two) | 4,663 | 2008 | $428.91 |
Source: Collier County recorded deeds, DOR-qualified arm's-length sales over $100,000, as held in the county's sales file (newest recorded sale in the file: June 30, 2026). "County building area" is the roll's building-area field, which is not MLS living area; never compare these per-square-foot figures to MLS per-square-foot figures. Year built is today's roll value, so the November 2021 row, which shows a 2022 year built, was probably a new or nearly finished home when it sold.
With fourteen sales, an even number, the median is the average of the two middle sales, $2,200,000 and $2,210,000, which gives $2,205,000; no single house sold for exactly that price. The median price per county square foot is $638.86, again the average of the middle pair. The fourteen sales total $31,900,000. By street, eleven were on Hedgestone Court (three on the Phase Two stretch, eight on Phase Two B) and three on Maidstone Court.
The last 12 months on the county file hold three Hedgestone sales, $2,000,000, $2,200,000 and $2,210,000, median $2,200,000. The last 24 months hold six, median $2,100,000. Neither is enough for a reliable median on its own, which is why the page leads with the 60-month figure, and why a "12-month average" quoted for Hedgestone anywhere else is really three houses.
A recorded deed gives the price and the date, and the county roll gives the building area and year built. Neither says which way the lot faces, whether the house backs onto a lake, the Eagle or the preserve, what was remodeled, or which membership category the club's records deed to the home, and in Hedgestone those four facts explain most of the spread between a $1.9 million sale and a $2.9 million sale. The Southwest Florida MLS record adds living area, bedrooms, days on market and the list-to-sale history, which is why this page carries the MLS figures beside the deed figures rather than guessing at them.
Fourteen qualified resales on 70 homes in about 57 months is roughly 4.2% of the homes a year, about three sales a year and nearly twice the pace of The Estates. Six more recorded transfers above $1 million since September 2021 were not qualified by the county, for example related-party or otherwise non-market deeds, and are left out of every figure here.
On September 24, 2026 the Southwest Florida MLS showed two active Hedgestone listings, at $2,750,000 (0 days on market) and $2,695,000 (20 days on market); pending sales were not part of that pull. Call Marc at (239) 287-5873 for today's inventory.
Hedgestone at TwinEagles is 70 semi-custom homes on Hedgestone Court and Maidstone Court beside the TwinEagles clubhouse, and it trades about three times a year, so each sale sets the next price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own in Hedgestone, start with a free Hedgestone 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.
Our guide to selling a home in Hedgestone at TwinEagles covers pricing, marketing and the costs of a sale.
Hedgestone homesites sold for a median of $285,000 in the Bonita Bay lot market of 2006, fell to $222,500 in 2013, and closed out at $300,000 to $360,000 in 2018 and 2019. Finished homes have gone from about $875,000 to $950,000 in 2010 to 2012, to $1.2 million to $1.45 million through the Ronto years, to $2 million to $2.9 million since 2022.
Data updated: September 2026. Source: Collier County recorded deeds.
Year | Qualified lot sales | Median | Range |
|---|---|---|---|
2006 | 15 | $285,000 | $230,000 to $405,000 |
2013 | 4 | $222,500 | $160,000 to $250,000 |
2015 | 5 | $330,000 | $295,800 to $336,000 |
2018 | 1 | $300,000 | single sale |
2019 | 1 | $360,000 | single sale |
Source: Collier County recorded deeds, qualified sales coded vacant at sale. The 2006 cluster is the Bonita Bay Group's lot market after the 2005 Grand Arbors lottery; the 2013 to 2019 sales are the Ronto Group's releases.
The developer's own marketing brackets those numbers. In March 2018 the developer advertised "six choice purchase opportunities, including a selection of developer-owned and builder-owned estate home sites priced from $325,000 to $401,000," in Hedgestone (archived TwinEagles news, March 2018). In October 2017 the Naples Daily News ran the headline "Eight purchase opportunities left in Hedgestone at TwinEagles" (Naples Daily News, October 21, 2017). The last qualified vacant-lot sale on the county file is from 2019, and no Hedgestone lot was vacant on the 2026 roll.
Qualified sales of finished Hedgestone homes by year, with the median: 2007, 2 ($1,722,000 and $1,895,000); 2010, 2 ($875,000); 2011, 1 ($900,000); 2012, 2 ($925,000); 2014, 2 ($1,082,500); 2015, 7 ($1,234,400); 2016, 5 ($1,200,000); 2017, 6 ($1,380,000); 2018, 5 ($1,360,000); 2019, 5 ($1,450,700); 2020, 8 ($1,272,500); 2021, 9 ($1,625,000); 2022, 3 ($2,150,000); 2023, 1 ($2,425,000); 2024, 4 ($2,795,000); 2025, 2 ($1,925,000); 2026 through June, 3 ($2,200,000). The highest qualified Hedgestone sale on the county file is $2,900,000, on the Phase Two stretch of Hedgestone Court in April 2024.
The shape is clear. Hedgestone prices rose slowly from 2015 to 2020, from a median of about $1.2 million to about $1.3 million to $1.45 million, while the Ronto builders were still selling new homes; they jumped in 2021 and 2022, peaked in 2024, and have settled back to about $1.9 million to $2.2 million in 2025 and 2026 on a handful of sales.
The cleanest price evidence in a small neighborhood is the same house selling twice. On the county file, six Hedgestone homes have qualified sales at both ends of the last decade:
First sale | Second sale | Change |
|---|---|---|
$1,193,400 (Aug 2015, new) | $2,210,000 (Jan 2026) | +85% |
$1,268,700 (Sep 2015, new) | $2,500,000 (Dec 2024) | +97% |
$1,360,000 (Apr 2018) | $2,900,000 (Apr 2024) | +113% |
$1,582,000 (Jan 2021) | $2,700,000 (Mar 2024) | +71% |
$1,900,000 (Mar 2021) | $2,890,000 (Jan 2024) | +52% |
$2,150,000 (May 2022) | $2,200,000 (Apr 2026) | +2.3% |
Source: Collier County recorded deeds, qualified sales on the same parcel; improvements between the two sales are not recorded in the deed file. Read together, the rows say what the medians say: Hedgestone roughly doubled from its 2015 new-home prices to its 2024 peak, and the one house that sold at the 2022 level and again in 2026 held its value almost exactly.
The county file codes four 2006 Hedgestone sales between $245,000 and $410,000 as improved, on parcels whose homes were finished later. Those are lot sales carried under today's improved flag, so this page leaves them out of every home-price trend.
Hedgestone at TwinEagles began in 2005 as one of the first five neighborhoods the Bonita Bay Group released in its Grand Arbors expansion, by lottery, with Arthur Rutenberg Homes as its preferred builder. It was finished by The Ronto Group from 2013 to 2019 as a semi-custom estate street of 90-foot homesites.
After the Bonita Bay Group bought TwinEagles out of bankruptcy in 2000, it re-planned the land north of the clubhouse as Grand Arbors, a second phase with a second golf course. The master association's history records that the first release was held by lottery in the summer of 2005 and "included the neighborhoods of Bramble Point, Covent Garden, Hedgestone, Hollybrook, and Wicklow" (TwinEagles Community FAQs, history). Fifteen qualified Hedgestone lot sales followed in 2006 at a median of $285,000.
Three builders put their first Grand Arbors models in Hedgestone. Arthur Rutenberg began the Andalucia in October 2006, single-story, 4,215 square feet of living space and 5,657 in total, "expected to be priced at $2.4 million, furnished" (Naples Daily News, October 2006). Kingon Homes opened the Grandview in December 2007, 3,036 air-conditioned square feet, "located in Grand Arbors' Hedgestone neighborhood," overlooking "a lake, the Gary Player-designed Aerie golf course" (Naples Daily News, December 8, 2007). Bordeaux Homes' Shiraz, four bedrooms and four and a half baths, offered "lake-to-golf views of the Aerie's 10th and 11th holes from its pool area" (Naples Daily News, March 2009). The Aerie course opened in 2007; the Bonita Bay Group closed it in 2009 as the market fell.
The Ronto Group bought TwinEagles in September 2010, rebuilt the second course as the Eagle (reopened 2012) and restarted Hedgestone as an estate offering. "Homesites measuring 90 feet provide the blank slate on which to build custom designed homes from 2,800 to 5,000 square feet," its 2013 builder copy said, naming Arthur Rutenberg Homes, "the preferred builder since 2005," and Divco. By 2015 the developer listed "2,800 to 5,000 square feet residences on 90 x 160-feet lots by Stock Signature Homes, Divco Construction Corp., and A.R.B.C.," with fourteen or fifteen buildable sites left (archived TwinEagles news, July 2015), and in 2016 it said Ronto had "expanded TwinEagles' estate home offering with the introduction of the Hedgestone and Lake Estates neighborhoods" (archived TwinEagles news, June 2016). The last developer page for the neighborhood, in December 2019, read "Hedgestone by Arthur Rutenberg and Stock Signature Homes, From the $900's" (archived Hedgestone page).
Ronto turned the club and the association over to the members under a Transfer and Turnover Agreement dated November 16, 2018. The last qualified vacant-lot sale in Hedgestone recorded in 2019, three homes carry a 2022 year built, and the neighborhood has had no vacant lot since. Today every change to a Hedgestone home runs through the master association's architectural review, and every sale through the club's estoppel.
Hedgestone at TwinEagles is 70 semi-custom and custom single-family pool homes built from 2006 to 2022, with county building areas from 2,881 to 6,200 square feet and a median of 3,878. Most were built from a builder's plan adapted to the lot, then approved under the Grand Arbors design guidelines; a few were fully custom.
County building areas by band: 1 home under 3,000 square feet, 11 from 3,000 to 3,499, 34 from 3,500 to 3,999, 19 from 4,000 to 4,499 and 5 at 4,500 or more (mean 3,901). The county's building-area field counts more than air-conditioned space, so it runs larger than MLS living area; the developer's own range for Hedgestone was "2,800 to 5,000 square feet." Unlike The Estates, Hedgestone has no recorded minimum home size in any document we found.
By county year built, 19 homes date from 2006 to 2009, 17 from 2010 to 2014, 30 from 2015 to 2019 and 4 from 2020 to 2022. Every Hedgestone home post-dates the first statewide Florida Building Code of March 1, 2002, and all of them sit in the code's wind-borne debris region, where new openings need impact-rated glass or approved shutters. The oldest homes are the Bonita Bay-era houses on the Phase Two stretch of Hedgestone Court; the newest are on Maidstone Court.
The public record names five builders in Hedgestone. Arthur Rutenberg Homes (A.R.B.C.) was "the preferred builder since 2005" and built the Andalucia model (4,215 square feet of living space, 2006) and later the Bermuda ("more than 3,400 square feet of living space," 2013), including a move-in-ready Bermuda "priced at $1,550,000" in 2018. Kingon Homes built the Grandview model (3,036 air-conditioned square feet, 2007). Bordeaux Homes built the Shiraz model (four bedrooms, four and a half baths, 2009). Divco built the Sienna ("nearly 3,500 square feet under air," from $900,000 in 2013) and the La Salle estate model ("3,616 square feet ... offered at $1,499,990 as is," 2015). Stock Signature Homes built the Ponte Vedra Grande (3,525 square feet, "priced at $1,492,480 as is," 2015) and the Regency Manor (3,699 square feet, 2016). Sources: the Naples Daily News archive and the developer's archived news pages cited above.
The Grand Arbors guidelines describe the architectural theme as "a subdued Mediterranean style as well as a more coastal feel, contemporary style (no flat roofs), West Indies and Old Florida style (no metal roofs)," with "a naturalistic design approach utilizing earth tone colors" (Design Review Guidelines, Grand Arbors at TwinEagles, June 2018). The model names in the record lean Tuscan and Mediterranean for the Bonita Bay years (the Grandview's "rustic Italian décor") and toward coastal and Florida plans in the Ronto years. On the 2023 federal aerial, every Hedgestone roof is tile.
The developer's 2013 copy said "each home includes a pool and spa, an outdoor kitchen, impact glass, stone floors, professional series appliances and more." That describes the Ronto-era new homes as sold, not every home today. The 2023 aerial shows a screened pool behind most Hedgestone homes; confirm the pool, garage size, outdoor kitchen and glass on the specific house.
Hedgestone homesites were marketed at 90 by 160 feet, about 14,400 square feet, the widest lots in TwinEagles outside The Estates and Lake Estates. The Grand Arbors design guidelines, which group Hedgestone with Wicklow, set a 20-foot front setback for a side-entry garage, 25 feet for a front-entry garage, and 7.5-foot side setbacks.
Setback | Wicklow and Hedgestone | Wisteria (for comparison) | Lake Estates (for comparison) |
|---|---|---|---|
Front, side-entry garage | 20 ft | 20 ft | 50 ft |
Front, front-entry garage | 25 ft | not listed | not listed |
Side | 7.5 ft | 6 ft | 6 ft |
Rear, principal structure | 20 ft | 20 ft | 15 ft |
Rear, principal structure, abutting preserve | not listed | 25 ft | 25 ft |
Rear, accessory structure, golf | 15 ft | 10 ft | 10 ft |
Rear, accessory structure, lake | 10 ft | 10 ft | 10 ft |
Rear, accessory structure, preserve | not listed | not listed | 10 ft |
Source: Design Review Guidelines, Grand Arbors at TwinEagles, Appendix E, June 8, 2018 version, the latest version published on the master association's public site. The guidelines add that setbacks also come from the Declaration and any Supplemental Declaration, "and by the approved Rural Fringe Mixed-Use District (RFMU)."
The county roll we use does not carry a lot area for these parcels, and the recorded plats are the only authority for each lot's dimensions; ask for the survey, because corner, cul-de-sac and lake lots differ from the marketed 90 by 160. The irrigation utility's tariff puts lots of 9,000 to 16,999 square feet in its "Standard" class, and a marketed 14,400-square-foot Hedgestone lot would fall there; confirm the class on the utility's account for the address.
The Bonita Bay-era models were sold on their views: the Andalucia over "the 17th hole" of the Aerie, the Grandview over "a lake" and the course, the Shiraz with "lake-to-golf views of the Aerie's 10th and 11th holes." The Aerie was rebuilt as the Eagle in 2012, so today's hole numbers differ. On the 2023 aerial, Hedgestone Court homes back onto golf holes and a lake to the north and two lakes to the south, and Maidstone Court homes back onto lakes on both sides, with a preserve at the west end. Lake lots carry a rule the golf lots do not: roof drainage must be piped underground to the lake's low-season waterline at the owner's cost, and the owner sods to the water's edge.
A Hedgestone home at TwinEagles comes with a mandatory club membership deeded to the house, but not necessarily a golf membership, and never a free one on resale. The club says each residence is deeded a Golf, Sports or Social membership, and the buyer pays the initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social in September 2026.
The club's membership page states: "Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)," "Membership is mandatory for all 717 Homeowners," and Golf memberships are "capped at 614" (The TwinEagles Club, Membership). The master association's history adds that the 2018 separation of club and association "clearly defines The TwinEagles Club as a private club as opposed to a bundled community" (TwinEagles Community FAQs). Any listing that calls a Hedgestone home "bundled golf" or says golf is "included in the price" is wrong on the club's own words.
In the developer years the phrase described new homes. The Ronto Group's 2013 builder copy said "Membership is included in the purchase of every new home" (archived TwinEagles news, 2014 capture): on a new home bought from the developer, the membership was part of the developer's price. That ended with the developer. A resale buyer today pays the club's initiation fee at closing, and the category is whatever the club's records deed to that house.
Hedgestone lots are Grand Arbors lots, and the 2005 recorded Social recreational covenant bound Grand Arbors lots to at least a Social membership (2005 amendment and exhibit; original covenant). The 2010 Golf and Sports covenant attaches a higher category to a lot by a recorded joinder (Collier County official records). No public document lists the category for each Hedgestone home, so the only reliable answer for an address is the club's estoppel letter for that house. Ask for it before you write an offer.
The club's Initiation Fee Policy says the fee "must be paid to the Club at the closing of the home sale," that it applies to "any person or entity who purchases a home in TwinEagles," and that the Sports and Social fees are 40% and 30% of the Golf fee under the club's 10:4:3 ratio. The club must give at least 120 days' notice of an increase. The Golf fee has climbed from $30,000 when it began on April 1, 2021 to $65,000 from February 1, 2022, to $130,000 from March 1, 2024, and to the $150,000 shown on the club's page today. The policy says the fee "is to be used for Club Capital expenditures"; no public club document describes a refund when you sell. The same policy dates the members' ownership of the club to a Transfer and Turnover Agreement of November 16, 2018.
The policy exempts gratuitous transfers to a spouse or surviving spouse, a former spouse taking title by divorce decree, family members taking title through "a bona fide family planning device," transfers to estate-planning trusts for the member or spouse, and a member who moves to another TwinEagles home in the same or a lower category within a year. Moving up a category costs the difference between the two fees. For a Hedgestone owner moving within TwinEagles, or passing a home to family, those clauses can be worth six figures.
Under the 2010 covenant, a Sports membership can move up to Golf only "subject to availability," and the club confirms that "Resident Golf Memberships are immediately available with homes deeded Golf." The last public dues schedule (fiscal 2022) gave Sports members four in-season rounds and unlimited off-season golf with green and cart fees, and Social members four in-season rounds as a Golf member's guest (FY22 Dues and Fees). Living beside the clubhouse and the Eagle, Hedgestone buyers usually ask about Golf first, and the deeded category is one of the largest price variables on any Hedgestone listing.
The buyer signs the club's Membership Agreement, which the club must receive "SEVEN (7) DAYS PRIOR to the closing"; membership "is contingent upon approval by the Club," the applicant authorizes credit and background checks, and a rejected applicant gets the transfer fee back (Membership Agreement 2024). The 2010 covenant makes seller and buyer "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale."
A Hedgestone owner uses the amenities of The TwinEagles Club in the membership category deeded to the home, plus the master association's gate, roads, lakes and preserves, and Hedgestone is the neighborhood closest to all of it: the clubhouse is 0.5 to 0.9 miles by road, and the Eagle course wraps the neighborhood. Hedgestone itself has no shared pool or clubhouse.
The Talon, by Jack Nicklaus with Jack Nicklaus II, opened January 15, 1999, was renovated by Nicklaus Design and reopened in January 2022; from the back tees it plays par 72 and 7,420 yards with a 75.9 rating and 145 slope. The Eagle opened in 2007 as Gary Player's Aerie and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012; it plays par 71 and 7,607 yards, rated 77.5 with a 150 slope (The TwinEagles Club, Golf; Talon scorecard; Eagle scorecard). The club's Phase 2 golf parcel, 390.87 acres, is addressed on Hedgestone Court, and the Hedgestone models were sold on Aerie views, so the Eagle is Hedgestone's home course. The Talon hosted the PGA TOUR Champions event now known as the Chubb Classic in 2002 to 2006 and 2012 to 2018 (Nicklaus Design, TwinEagles).
The clubhouse was rebuilt and expanded in the 2020 member-approved program; its contractor lists the finished building at 71,376 square feet (Curran Young Construction project page). Dining runs through the Grille Room and Terrace, the poolside Tiki and the Midway Cafe (club dining). The club describes "a 2,500-square-foot resort-style pool and spa" (Club Life). From Hedgestone Court it is a two- to three-minute drive or a short golf-cart ride.
Two Har-Tru tennis courts, four pickleball courts and four lit bocce courts, a fitness center with a spa suite and group classes, and the Himalayan, an 18-hole putting course next to the Midway Cafe (Club Life).
The master association runs the single gated entrance on Immokalee Road, the roads, sidewalks, lakes and preserves, street lights, the boulevard landscaping and the architectural review committee. Its 2024 budget carried $513,955 for security services and $453,228 for common lawn maintenance (approved 2024 budget), and it is rebuilding lake banks across the community in phases.
No beach club, no marina and no boat access. The 1997 plan's Gulf beach club was never built. Residents use Collier County beach parking permits like any other county resident; Vanderbilt Beach is about 12.9 miles and 22 minutes from the gate off-peak, plus the drive from Hedgestone to the gate.
Owning a Hedgestone home at TwinEagles means four recurring bills: the TwinEagles master association assessment ($5,017.84 in the 2024 budget, second only to The Estates), club dues in the deeded membership category, the Collier County tax bill at 12.2558 mills, and metered irrigation water. There is no neighborhood association fee and no CDD.
The current club dues and the 2025 and 2026 master association budgets are not published on the public pages of either organization; both sit behind member logins. Where a number below is older than 2026 it is dated, and a buyer should confirm it on the estoppel letters before closing.
Budget year | Operating share | Reserve share | Total per Hedgestone home | Change |
|---|---|---|---|---|
2023 | $4,230.38 | $510.05 | $4,740.43 | |
2024 | $4,357.84 | $660.00 | $5,017.84 | +5.85% |
Source: TwinEagles HOA approved 2024 budget, adopted November 8, 2023, which prints both years side by side. The 70 Hedgestone homes together carried $351,248.90, 12.66% of the master budget. For comparison, the same budget billed The Estates $5,559.42 to $5,586.19, Lake Estates $4,895.73, Wicklow $4,392.76 and Covent Garden $3,300.46 per unit. The assessment is billed once a year and is due January 1.
Seven TwinEagles neighborhoods add a quarterly neighborhood assessment, mainly for landscaping. Hedgestone does not: the master association lists "Hedgestone (with Maidstone)," Lake Estates and The Estates as the neighborhoods where owners handle landscaping themselves, and the club's estoppel sheet lists Hedgestone Court and Maidstone Court among the addresses that need only the club and master association estoppels. The trade-off is your own landscape and irrigation contract, and the Grand Arbors guidelines set the standard it must meet.
The last public dues schedule is fiscal 2022 (November 2021 to October 2022): Full Golf $13,870 in operating dues plus 7% sales tax, $1,207 capital dues, $323 capital improvements and a Phase One capital assessment of $244 a month, about $18,328 a year before tax; Sports about $7,336; Social about $5,496 (FY22 Dues and Fees). Those numbers are four seasons old, and the initiation fee has more than doubled since, so treat them as a floor and ask the club's membership office for the current sheet. The Phase One capital assessment runs 12 years from September 2020, and "the buyer will be responsible for all remaining monthly payments."
Every Hedgestone home sits in Collier County millage code 285, a total of 12.2558 mills for 2025, including 3.75 mills for the North Collier Fire Control and Rescue District; the only non-ad valorem line on sampled TwinEagles bills is the county's $261.91 "District 1 Garbage" charge (Collier County Tax Collector). At that rate, each $1,000,000 of taxable value is $12,255.80 of ad valorem tax. A buyer's taxable value resets toward the purchase price the year after closing, less any homestead exemption the buyer qualifies for, so the seller's current bill is not the buyer's future bill.
Irrigation in TwinEagles is non-potable water from Resource Conservation Systems, LLC, billed monthly by the utility, not by the association. Its 2026 tariff charges the "Standard" class (lots of 9,000 to 16,999 square feet) a base rate of $10.37 a month, plus $1.56 per 1,000 gallons (RCS 2026 tariff). The Grand Arbors guidelines say "separately metered irrigation water will be provided to each lot" and that "no private wells will be permitted and no lake water withdrawals for irrigation purposes are allowed."
Homeowners, wind and flood insurance are the owner's cost and vary by house and by lot; the flood section below matters more in Hedgestone than in most TwinEagles neighborhoods. Citizens Property Insurance will require flood coverage on primary residences insured for wind by Citizens from January 1, 2027.
Selling? We put the full fee stack in your listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 before you write an offer.
The one-time costs on a Hedgestone sale are the club initiation fee paid by the buyer at closing ($150,000 Golf, $60,000 Sports or $45,000 Social in September 2026), the club transfer and estoppel fees, the master association's estoppel certificate and screening application, and the usual Florida closing costs. Hedgestone adds no neighborhood transfer fee because it has no neighborhood association.
A new home or major addition in Hedgestone carries the Grand Arbors review fee ($1,000 for new construction in the 2018 guidelines, $250 for a modification) and a $3,000 construction deposit held by the association, plus Collier County permit fees.
No. Hedgestone at TwinEagles is not in a community development district: the only non-ad valorem charge on sampled 2025 TwinEagles tax bills is the county's $261.91 garbage assessment, and the state's official list of special districts contains no TwinEagles district. The master association is funding its lake-bank restoration without a special assessment.
The Florida Commerce "Official List of Special Districts" lists no district named TwinEagles (Florida Commerce special district list), and three sampled 2025 TwinEagles tax bills show the garbage charge as the only non-ad valorem line.
The master association's July 2025 newsletter reported an "approved funding option for Lake Bank Restoration Project without special assessment to Residents," with further phases slated for 2027 and 2028, and it said its entry landscape project "is already fully funded" (lake bank update, June 2026; landscape project notice). Hedgestone matters here: with lakes behind most Maidstone Court homes and many Hedgestone Court homes, a lake-bank schedule is worth asking about before you buy. Owners behind repaired banks may be offered a separate, owner-paid proposal to connect their own downspouts, which the Grand Arbors guidelines already require on lake lots.
On the club side, the Phase One capital assessment is the live one. The club's IRS filing states that its bylaws require a membership vote for "special capital assessments greater than $500,000" (IRS Form 990 via ProPublica).
Hedgestone at TwinEagles is governed by the TwinEagles Declaration, the master association's 2024 recorded use restrictions, and the Design Review Guidelines for Grand Arbors at TwinEagles, whose latest public version is dated June 8, 2018. They require tile roofs at a 5-in-12 pitch, side-entry garages where the lot allows, paver or patterned driveways, St. Augustine lawns and no fences.
The guidelines are public on the master association's site (Design Review Guidelines, Grand Arbors at TwinEagles). The master association's document library also shows an image of a later "Design Review Guidelines Grand Arbors Approved" file imported in January 2023, and its architectural review page is behind the owner login, so a buyer or seller should confirm with the association which version it applies today. Everything below is quoted from the June 2018 text, which the declarant, TwinEagles Developments AGR, L.L.C., adopted; it is the Grand Arbors counterpart of the separate Estates guidelines.
Document | What it does for a Hedgestone owner | Where it is |
|---|---|---|
Amended and Restated Declaration of CC&Rs for TwinEagles | Assessments, use, architectural control (Article IV) | Recorded March 13, 2001; Collier Clerk Official Records |
Amendment to the Declaration (2018) | Club and association separation, reviewer roles | |
Second Amended and Restated Declaration, Exhibit C, Use Restrictions (2024) | Leasing, pets, vehicles, signs, business use | |
Design Review Guidelines, Grand Arbors at TwinEagles (June 8, 2018) | Everything you may build, plant or change | Master association site (link above) |
ARC Solar Guidelines (2023) | Solar panel placement and approval | |
Rules and Regulations | Contractor hours, shutter season, gate | |
Club Membership Agreement, bylaws and membership plan | Club approval, dues, capital charges | Club; agreement public, bylaws member-only |
The guidelines ask that "the land forms, the natural contours, local climate, vegetation, and views should dictate the building location, the building form, and the architectural style," require "equal attention to detail and architectural definition" on all sides of a house, and allow no "factory-built modular or mobile home type construction" without approval. Unlike the Estates guidelines, they set no minimum home size for Hedgestone.
"A minimum roof pitch of 5:12 slope is required." Acceptable materials "are clay or concrete barrel, flat, and 'S' tile"; "asphalt or fiberglass roof shingles and metal roofs are prohibited"; roof colors are warm earth tones, and "pure white, orange, red, blue or any bright colors are prohibited." A change of roof material needs approval, which matters to an owner pricing a reroof on a 2007 home.
Painted stucco in natural earth tones with stone accents; fascia at least 10 inches wide; soffits of wood, stucco, Hardie board or vinyl; "Vinyl, wood, metal or lap siding is prohibited." Colors must be warm earth tones: "No pastels, pure whites or primary colors may be used" unless approved at final review.
"Garages are required unless waived by Reviewer," the garage door "shall not be the focus of the main front facade," and "front entry loaded garages are prohibited on lot sizes that are large enough to reasonably allow side entry loaded garages," which on a 90-foot Hedgestone lot usually means a side-entry garage. 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 stay plain poured concrete for a consistent streetscape.
Every site plan shows the finished floor elevation and "the centerline of the street," and "stem walls are required when the finished floor is more than 18" above grade of the centerline of the street." Together with FEMA's 16.0-foot base flood elevation on the Phase Two B lots, that rule sets how high a new or rebuilt Hedgestone home can sit.
"Fences are prohibited except for dog runs." A dog run goes only in a side or rear yard that does not face the street, inside the building limits, "buffered with landscaping," and "all dog run fencing must be black or dark green vinyl coated chain link." Free-standing metal sheds are not permitted, and tree houses are not permitted.
Pools go in the rear yard as an integral part of the house; above-ground pools are prohibited; pool equipment is screened. Screen framing is bronze (preferred) or white, screens bronze or charcoal, and "all screen enclosures must be designed to match the roof pitch of the principle structure"; screen enclosures facing the street are not permitted. Zero-edge pools need a rear-yard grading plan and no change to the lake bank.
Hurricane shutters need approval, may be closed only once "a storm watch or warning has been issued," and must be opened after it ends. Solar needs approval, preferably on a rear or side roof, and the guidelines quote Florida Statutes 163.04, which bars an association from prohibiting solar collectors (Florida Statutes 163.04). Propane tanks go underground or fully screened, and air-conditioning equipment sits behind a partial block wall and landscaping.
Every lot needs at least one street tree, one rear shade tree, one front shade tree and one palm cluster of 18 feet overall, with native plants as Collier County requires, and the minimum landscape budget is "five percent (5%) of the construction budget." "All turf shall be Saint Augustine (Floratam Preferred). Bermuda, Zoysia and other species are prohibited." Citrus goes only in side or rear yards. Owners on lake lots sod to the water's edge. The plant list flags species as deer food, a practical note in a community that relocated 42 deer in 2025 and 2026.
One "For Sale" sign in the front yard only, "no signs on the golf course/rear yard," no larger than 24 by 18 inches, and "information tubes are prohibited"; one open house sign in the front yard from 9 a.m. to 5 p.m. on the day. "All homes shall have wildlife proof garbage can enclosures" behind the front building line or screened. Mailboxes follow a standard design for each neighborhood; newspaper tubes and driveway reflectors are prohibited.
Selling a Hedgestone home with past renovations? Gather your approval letters, then request a free home valuation or call Jesse direct at (239) 898-6072. Planning to buy and renovate? Read how we represent buyers and call Marc at (239) 287-5873.
Every exterior change to a Hedgestone home, from paint to a pool cage to a new house, needs written approval from the TwinEagles architectural reviewer before work starts. Under the Grand Arbors guidelines the reviewer answers a complete application within 30 business days; a modification carries a $250 review fee, and new construction a $1,000 fee and a $3,000 deposit.
An owner files a Design Review Application with the $250 fee and the plans the reviewer asks for: a site plan with setbacks and easements, elevations, materials and colors, a landscape plan and, for a pool or hot tub, a plan and plat of the lot. Plans reach the reviewer at least three business days before a meeting. The decision comes back in writing as "Approved," "Approved With Conditions" or "Disapproved," within 30 business days of a complete submittal. Filing after work has started brings a $50 fine and does not excuse the work.
A new home or major addition goes through the "New Construction" review: two sets of plans (or electronic copies), a $1,000 fee, $250 for each resubmittal after the first, and a $3,000 construction deposit that can be used to fix damage or non-conforming work. The builder must be on the association's current participating builder list, and the owner submits the builder's name 30 to 90 days before starting. "If no maximum time period is specified in the approval ... construction shall be completed within one year of its commencement."
Uncured violations run a "$50 per day penalty fee within 30 days," and the board may levy a specific assessment, remove the violation, seek an injunction, and "a Notice of Violation may be recorded in the Collier County records." For a seller, an unapproved change is a title and closing problem, not only a neighbor problem.
The master association's office is at 11330 TwinEagles Blvd, Naples, FL 34120, managed by FirstService Residential, (239) 919-3422 (TwinEagles HOA contact; architectural review page). The current application form sits behind the owner portal.
"The review and approval of plans and specifications shall not be a substitute for compliance with the permitting and approval requirements of Collier County." The association reviews on aesthetic grounds only and takes no responsibility for structural soundness or code compliance, so a Hedgestone renovation needs both the association's letter and the county's permit.
No. Hedgestone at TwinEagles has no age restriction: neither the master association's recorded 2024 use restrictions nor its rules contain 55-and-over language, and the club's membership forms count children under 23 as family. It is an all-ages neighborhood whose owners skew older, with a median age of 66.2 in the surrounding census block group.
The nearest age-restricted community is Valencia Trails, a GL Homes 55-and-over community across Immokalee Road on the roughly 550-acre tract that TwinEagles' developer sold in 2014. Hedgestone is not part of it and follows no age rule.
Because there is no Housing for Older Persons Act exemption, a Hedgestone home can be marketed to any buyer, including families drawn by Bear Creek Elementary 0.9 miles from the gate. With 3,500- to 4,500-square-foot pool homes the norm, Hedgestone suits a family buyer as well as a retiree, which widens the pool at resale.
Yes, with limits. The recorded 2024 use restrictions for TwinEagles allow no more than three leases per calendar year, each for at least 30 consecutive days, on the association's approved lease form, with tenant screening before occupancy. Hedgestone adds no neighborhood rule because it has no neighborhood association.
"All leases shall be in writing. No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days. The Board requires the tenant to utilize an approved form lease." (Use Restrictions). Timesharing and fractional use are prohibited, and "the leasing of a Lot shall not be considered a business."
Renters apply through the same screening vendor as buyers. On the club side, the fiscal 2022 schedule charged renter golf fees and a separate renter transfer fee for access tied to a Full Golf home; confirm the current renter-privilege rules with the club before you market a seasonal lease.
A seasonal lease to one family is the realistic model. The three-lease cap and 30-day minimum rule out short-term stays, and a Hedgestone owner's carrying costs (a $5,017.84 master assessment in 2024, club dues and a tax bill at 12.2558 mills) favor owners who use the home themselves.
Pets are allowed in Hedgestone. The master association's recorded use restrictions permit "a reasonable number of dogs, cats, or other usual and common household pets," leashed or confined outdoors, licensed and inoculated, with no breeding and no nuisance animals, and the Grand Arbors guidelines allow a dog run, never a fence.
Hedgestone backs onto golf, lakes and a large preserve, and the master association documents deer, wild turkey, alligators, bobcats and Florida black bears inside the gate; it ran a state-permitted relocation of 42 deer from November 2025 to January 2026 (TwinEagles deer relocation). Keep dogs leashed near the lake banks.
"Fences are prohibited except for dog runs," and a dog run must be black or dark green vinyl-coated chain link, out of the street's view and buffered with landscaping. Dog houses and runs need approval and "shall not be visible from the street or adjacent properties."
The board may require removal of a pet that is a nuisance, and livestock and breeding are prohibited.
Parts of it are. On FEMA's effective 2012 maps, seven of ten Hedgestone and Maidstone street points we checked read Zone X (minimal hazard) and three read Zone AH (shallow ponding, in the high-risk area), and every point has Zone AH land within 30 meters. The elevation certificates we could read list Zone AH with a 16.0-foot base flood elevation. The house pad decides, not the street.
Street point | Effective zone | In the high-risk area? | Nearby base flood elevation lines (ft NAVD88) | Preliminary zone (2025 maps) | Ground at the street (ft NAVD88) |
|---|---|---|---|---|---|
Hedgestone Court, point 1 | X, minimal | No | 16.0 | X | 16.5 |
Hedgestone Court, point 2 | AH | Yes | 15.5 to 16.0 | AH | 15.4 |
Hedgestone Court, point 3 | X, minimal | No | 16.0 | X | 16.4 |
Hedgestone Court, point 4 | X, minimal | No | 16.0 | X | 16.7 |
Hedgestone Court, point 5 | X, minimal | No | 16.0 | X | 16.9 |
Hedgestone Court, point 6 | AH | Yes | 16.0 | AH | 16.7 |
Maidstone Court, point 1 | X, minimal | No | 15.5 to 16.0 | X | 15.7 |
Maidstone Court, point 2 | X, minimal | No | 15.5 to 16.0 | X | 16.6 |
Maidstone Court, point 3 | AH | Yes | 15.5 to 16.0 | AH | 16.8 |
Maidstone Court, point 4 | X, minimal | No | 15.5 to 16.0 | X | 16.0 |
Sources: FEMA National Flood Hazard Layer (effective panel 12021C0217H, effective May 16, 2012), FEMA preliminary flood hazard layer (panel 12021C0217J, preliminary March 20, 2025), and the USGS 3D Elevation Program point service. Each point is the U.S. Census geocoder's estimated position on the street, not the house pad; the zone for a specific house comes from its survey and elevation certificate. Never read one home's zone from this table.
Collier County posts the FEMA elevation certificates filed with building permits, and its index holds 45 for Hedgestone Court and Maidstone Court (Collier County Elevation Certificates layer). On the thirteen we downloaded, every certificate whose flood fields were legible lists Zone AH and a base flood elevation of 16.0 feet on panel 0217H, including one Hedgestone Court home on the Phase Two stretch and three Maidstone Court homes. The legible first-floor elevations run from about 17.5 feet (one Maidstone Court certificate) to 20.65 feet (another Maidstone Court certificate), so the homes we could read sit about 1.5 to 4.7 feet above the base flood elevation.
FEMA's database holds nine letters of map change naming Phase Two B lots, the Phase Two B section of Hedgestone Court and Maidstone Court, from 2014 to 2022: single-home letters on Hedgestone Court in 2014 and 2016, multi-lot letters in 2015, 2016 and 2017, and single-home letters on Maidstone Court in 2018 and 2022 (FEMA National Flood Hazard Layer, letters of map change). Most read "Structure removed, property partially inundated": the house is out of the high-risk area while part of the lot is in it. One Hedgestone Court certificate itself notes that the home is now in Zone X under a Letter of Map Revision based on Fill. We found no letter naming a lot on the older Phase Two stretch of Hedgestone Court. A seller whose home has a letter should put it in the listing file, because it can decide whether a lender requires flood insurance.
Collier County opened the 90-day appeal period on its proposed new flood maps on August 19, 2026 and targets summer 2027 for them to take effect (Collier County, August 2026). All ten Hedgestone street points keep the same zone on the preliminary panels. FEMA lists every Hedgestone letter as "Not incorporated," and letters issued under the old maps generally have to be revalidated when a new map takes effect, so keep your letter and certificate current.
The state's storm-surge model puts four of the Hedgestone Court points in the Category 5 surge zone and the other six points in Category 4: no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones). Every point is in Collier County evacuation Zone E (Florida Know Your Zone). Hedgestone's flood exposure is rain and ponding from the lakes and golf land, not the Gulf.
Selling? Your elevation certificate and any FEMA letter belong in the listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 to pull the certificate for any home you like.
No public record found names storm damage specific to Hedgestone at TwinEagles in Hurricanes Irma (2017), Ian (2022), Helene or Milton (2024): not the county's permit files for 2024 to 2026, not the master association's documents and not regional news. Hedgestone sits about 15 to 17 feet above sea level at the street, far inland of the surge that struck coastal Naples.
Irma made landfall on Marco Island on September 10, 2017; the National Weather Service measured a 112 mph gust in North Naples and 9 to 15 inches of rain in inland Collier (National Weather Service, Hurricane Irma). No Hedgestone-specific Irma damage record was found in any public source.
Ian in September 2022 brought 6.18 feet of water above high tide to the Naples Pier and $2.2 billion of damage countywide, overwhelmingly coastal (National Weather Service, Hurricane Ian summary). Milton in October 2024 cut power to about 85% of Collier customers (National Weather Service, Milton impacts).
Collier's monthly issued-permit files from January 2024 to July 2026 show no roof, structural or storm-repair permit on either Hedgestone street; the opening-protection permits in that period (shutters, doors and windows) are upgrades whose cause the file does not state. Repairs that need no permit never appear, so ask the seller in writing.
The 2025 Atlantic season produced no Florida hurricane landfall, and no 2026 storm had affected Collier County as of mid-September 2026. The season runs to November 30.
Insurance on a Hedgestone home is priced house by house on roof age, construction year, openings protection and, because parts of the neighborhood are Zone AH, first-floor elevation. Collier County's Community Rating System Class 5 gives every National Flood Insurance Program policy a 25% discount, and Citizens will require flood coverage on primary homes insured for wind by Citizens from January 1, 2027.
Unincorporated Collier County is Class 5 in the Community Rating System, a 25% discount (FEMA CRS eligible communities, April 2026). Under FEMA's Risk Rating 2.0 the discount applies "regardless of whether the structure is inside or outside of the Special Flood Hazard Area" (FEMA, NFIP pricing). A lender requires flood insurance when the house itself is in the high-risk area, which is why a FEMA letter removing a Hedgestone house from Zone AH, or an elevation certificate showing the floor well above 16.0 feet, is worth real money at a sale.
TwinEagles sits in the wind-borne debris region of the Florida Building Code, with a design wind speed of about 160 mph for a house, so new homes and replacement windows and doors need impact glass or approved shutters. Every Hedgestone home post-dates the 2002 statewide code, but the 2006 to 2009 homes were built to earlier editions than the Ronto-era homes; a wind-mitigation inspection documents roof-to-wall connections and opening protection for the insurer.
Citizens Property Insurance has shrunk sharply as private carriers returned, and its approved 2026 multiperil homeowners rates fall on average statewide (Citizens, 2026 rates). Citizens requires flood insurance on primary residential policies that carry Citizens wind coverage from January 1, 2027 (Citizens, flood requirement).
Hedgestone is served by the North Collier Fire Control and Rescue District; Station 10 at 13240 Immokalee Road is the station the district says "serves Twin Eagles" (North Collier Fire, stations).
Every Hedgestone Court and Maidstone Court address we checked is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High, and all three earned an A from the state for 2025-26. We checked homes on both streets and both plats against Collier County Public Schools' own address lookup on September 24, 2026, for the 2026-27 school year.
Address checked | Elementary | Middle | High |
|---|---|---|---|
Hedgestone Court (Phase Two) | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
Hedgestone Court (Phase Two B) | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
Maidstone Court, point 4 | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
Source: Collier County Public Schools zone locator, address search, year 2027, each returning one exact match. A sweep of every district address on the two streets returned the same three schools for 2026 and 2027. Attendance zones can change; confirm your address with the district before you buy.
Bear Creek Elementary opened in August 2025 at 2400 Cub Court, about 0.9 miles by road from the TwinEagles gate, as the first new Collier elementary school since 2008, with an early-learning wing; it earned an A in its first graded year (Bear Creek Elementary; WINK News, August 2025). From a Hedgestone driveway, add the 2.3 to 2.7 miles inside the gate.
Oakridge Middle (14975 Collier Blvd) and Gulf Coast High (7878 Shark Way) have both earned an A in each of the last five graded years, per the district's 2026 accountability brief, and sit about 3.9 and 4.7 miles from the gate (Collier County Public Schools, schools; Florida Department of Education, school grades).
Collier County Public Schools earned its ninth straight A for 2025-26. Private options within roughly 20 minutes include Community School of Naples and St. John Neumann Catholic High School.
Collier County's monthly issued-permit files for January 2024 through July 2026 show 44 residential permit records on 27 Hedgestone Court and Maidstone Court addresses, and no new-home, reroof or storm-repair permit. The largest is a $100,000 remodel permit on Hedgestone Court issued June 14, 2024; the rest are air conditioning, windows and shutters, a pool, screen enclosures, gas, electrical and one solar system.
Permit type (county description) | Records, Jan 2024 to Jul 2026 | Largest declared value | Streets |
|---|---|---|---|
Mechanical (mostly air conditioning) | 18 | $28,614 | both |
Electrical | 5 | $21,450 | both |
Gas | 4 | $2,400 | both |
Building (remodel) | 2 | $100,000 | Hedgestone Ct |
Plan revisions (building and electrical) | 4 | $1,500 | both |
Plumbing | 2 | $6,500 | Hedgestone Ct |
Shutters, doors and windows | 3 | $47,267 | both |
Doors and windows only | 1 | $54,835 | Hedgestone Ct |
Aluminum structure (screen enclosures) | 2 | $13,300 | Hedgestone Ct |
Pool | 1 | $85,402 | Hedgestone Ct |
Garage doors | 1 | $8,330 | Hedgestone Ct |
Solar | 1 | $6,144 | Hedgestone Ct |
Source: Collier County Building Plan Review, monthly building permit reports (one file per month; the July 2026 file is linked; the June 2024 file holds the $100,000 remodel). Counts exclude one permit that appears in two monthly files and one commercial electrical permit for the club's equipment station on Hedgestone Court.
Two things stand out. First, no Hedgestone home pulled a reroof permit in 31 months, although 19 homes carry a 2006 to 2009 year built and tile roofs of that age are reaching the point where insurers ask. Second, owners are spending on openings: four permits for shutters, windows and doors, worth $27,842 to $54,835 each, the upgrade that most changes a wind-insurance quote.
Ask for the permit history of the specific house, closed out with final inspections, and for the roof's age and material. On a 2006 to 2009 home, look for a reroof or a roof certification, opening-protection permits and any electrical or panel work; on any home, match the pool, lanai and screen enclosure to permits and to the association's approval letters.
Gather the permits and the association's approval letters for every exterior change before listing, and consider a roof certification and a wind-mitigation report on an older home. A Hedgestone buyer's attorney will compare the house to the permit file, and the Grand Arbors guidelines let the association record a notice of violation for unapproved work.
Hedgestone at TwinEagles is zoned A-MHO (Agricultural, with a Mobile Home Overlay, the county's base district) inside the Rural Fringe Mixed Use Overlay, Receiving Lands, on Collier County's zoning map. Around it sit TwinEagles' own golf, lake and preserve land; beyond the gate are Golden Gate Estates, the NC Square planned development and Valencia Trails.
Collier County's zoning layers return the same answer at points on Hedgestone Court and Maidstone Court: base zoning A, "A-MHO," with the Rural Fringe Mixed Use Overlay, Receiving Lands, and an agricultural/rural future-land-use designation (Collier County GIS services; Collier Land Development Code, agricultural district). The Grand Arbors guidelines themselves cite "the approved Rural Fringe Mixed-Use District (RFMU)" as a source of setbacks. The mobile home overlay is a county mapping layer; the covenants and guidelines bar mobile and modular homes in Hedgestone.
TwinEagles' frontage on Immokalee Road, Collier Boulevard to Wilson Boulevard, is six lanes, and the county's 2025 Annual Update and Inventory Report shows it over its adopted capacity once approved-but-unbuilt trips are counted, with no funded widening of that segment (2025 AUIR). Relief comes from parallel roads, including the Vanderbilt Beach Road Extension, whose first phase opened in June 2026 (Collier County, June 2026). Hedgestone is more than two miles from that traffic, inside the gate.
Immokalee Road has "a slight rise in it just west of the entrance, allowing wildlife to migrate under the road," a $1.8 million crossing the Bonita Bay Group paid for in a 2002 settlement with environmental groups, per the master association's history. It is part of why Hedgestone's west side backs onto living preserve.
Daily life in Hedgestone at TwinEagles runs through one staffed gate on Immokalee Road about 2.3 to 2.7 miles away, resident barcodes and app-registered guests, curbside trash on Tuesdays and Fridays from wildlife-proof enclosures, individual mailboxes, county water and sewer, FPL electric and metered non-potable irrigation.
Residents apply for vehicle barcodes, installed at the gatehouse Monday to Friday from 1 to 3 p.m.; guests and vendors are registered through the dwellingLIVE app or website or by calling the gatehouse (TwinEagles Community FAQs). Open-house visitors are admitted only to addresses on the weekly MLS open-house list, and private showings need the buyer's agent and an appointment (Quick Guide for Realtors).
Tuesdays trash and recycling, Fridays trash. The Grand Arbors guidelines require "wildlife proof garbage can enclosures," placed behind the front building line or screened from the street.
Hedgestone homes have individual mailboxes to the neighborhood's standard design; only Covent Garden, Dundee and Kinross use community mailbox units. Newspaper tubes are prohibited.
Florida Power and Light for electricity, Collier County for water and sewer, and Resource Conservation Systems for irrigation water, per the master association's utility list. The guidelines bar private wells and lake-water irrigation.
The use restrictions allow no street parking from 1 to 6 a.m. and keep commercial vehicles, pickup trucks, boats, trailers and recreational vehicles in enclosed garages. Personal golf carts may use community streets but not the golf courses, and must be garaged; from Hedgestone, the clubhouse is an easy cart ride. The speed limit is 25 mph.
Hedgestone street point | To the Immokalee Road gate | To the clubhouse |
|---|---|---|
Hedgestone Court, point 1 | 2.3 mi, about 9 min | 0.5 mi, about 2 min |
Hedgestone Court, point 3 | 2.4 mi, about 9 min | 0.6 mi, about 2 min |
Hedgestone Court, point 6 | 2.5 mi, about 10 min | 0.7 mi, about 3 min |
Maidstone Court, point 1 | 2.7 mi, about 10 min | 0.9 mi, about 3 min |
Maidstone Court, point 4 | 2.7 mi, about 10 min | 0.9 mi, about 3 min |
Driving distances routed on OpenStreetMap data (OSRM), off-peak, from a point on each street to the south end of TwinEagles Boulevard at Immokalee Road and to the clubhouse at 11725 TwinEagles Blvd; approximate.
I-75 at Exit 111 is about 6.6 miles, the NCH Northeast freestanding emergency room at 15420 Collier Blvd about 3.3 miles, and Naples Airport about 16.7 miles; Southwest Florida International Airport is about 29 miles, roughly 39 minutes off-peak. From Hedgestone, add about ten minutes inside the gate.
Hedgestone and Lake Estates are the two estate-home neighborhoods The Ronto Group finished in the middle of TwinEagles, both under the Grand Arbors guidelines with no neighborhood association. Hedgestone is 70 semi-custom homes from 2006 to 2022 on 90-by-160-foot lots by the clubhouse; Lake Estates is 19 newer homes from 2015 to 2022 on 110-by-150-foot lots facing the 34-acre lake.
The developer said so itself in 2016: Ronto "expanded TwinEagles' estate home offering with the introduction of the Hedgestone and Lake Estates neighborhoods." Buyers who want the clubhouse and the Eagle outside the door, a wider choice of homes and ages, and a lower entry price usually land in Hedgestone. Buyers who want big-water views, a minimum 3,500-square-foot house and the newest construction usually land in Lake Estates at TwinEagles. Both pay the same club initiation fee for the same deeded category.
Decision factor | Hedgestone | Lake Estates |
|---|---|---|
Homes | 70 | 19 |
Streets | Hedgestone Court and Maidstone Court | TwinEagles Boulevard, between the Dundee roundabout and Wisteria |
Recorded plat | TwinEagles Phase Two and Phase Two B | TwinEagles Grand Arbors (replat) |
Homesite (developer figure) | 90 by 160 ft | 110 by 150 ft, south- or west-facing |
View | Eagle course, three lakes, preserve | the 34-acre lake, "the largest lake in TwinEagles" |
Home size | 2,800 to 5,000 sq ft marketed; no recorded minimum | minimum 3,500 sq ft (developer marketing) |
County year built | 2006 to 2022, median 2014 | 2015 to 2022 |
Builders | Arthur Rutenberg, Kingon, Bordeaux, Divco, Stock Signature Homes | Arthur Rutenberg, Stock Signature Homes, Divco |
Design guidelines | Grand Arbors (side 7.5 ft, front 20 or 25 ft) | Grand Arbors (side 6 ft, front 50 ft) |
2024 master assessment | $5,017.84 | $4,895.73 |
Neighborhood association | none | none |
Qualified resales, 60 months | 14 | 9 |
Median resale, 60 months | $2,205,000 | $2,800,000 |
Median per county sq ft, 60 months | $638.86 | $647.54 |
Highest resale, 60 months | $2,900,000 | $3,500,000 |
To the clubhouse | 0.5 to 0.9 mi | on the same boulevard |
Choose it if | you want the clubhouse and golf at the door, more homes to choose from and a lower entry price | you want a 2015-or-later house on the big lake and can pay for it |
Sources: Collier County recorded deeds (qualified sales, September 2021 to June 2026; county building area, not MLS living area); TwinEagles HOA approved 2024 budget; Grand Arbors Design Review Guidelines, Appendix E; archived developer releases (Lake Estates, 2019; Hedgestone, 2019; TwinEagles news, 2016).
On the county's measure, the two neighborhoods trade at almost the same price per square foot, $638.86 and $647.54 over 60 months. The gap in median price, about $595,000, is house size and age: Lake Estates homes are newer and were built to a 3,500-square-foot floor on a single lakefront, while Hedgestone's median home is 3,878 county square feet with a much wider spread of ages. In other words, a buyer is paying for more house and newer house in Lake Estates, not a different rate.
Both neighborhoods have no sub-association and owners handle their own landscaping; both sit under the Grand Arbors guidelines; both have FEMA letters on file removing homes from the high-risk area; both use the same gate, club and schools; and the master association bills both on the same January 1 assessment.
Selling in either neighborhood? Get a free home valuation or call Jesse direct at (239) 898-6072. Deciding between them? Read how we represent buyers and call Marc at (239) 287-5873 to tour both.
Hedgestone at TwinEagles is the third-highest-priced neighborhood in TwinEagles on Collier County recorded deeds for the last 60 months, median $2,205,000 behind Lake Estates and The Estates, and it carries the second-highest master assessment. It is also the most actively traded of the top three, with 14 qualified resales in five years.
Neighborhood | Homes | Qualified resales | Median | Low | High | Median per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|---|---|
Lake Estates | 19 | 9 | $2,800,000 | $2,021,600 | $3,500,000 | $647.54 | $4,895.73 |
The Estates | 63 | 7 | $2,355,000 | $1,725,000 | $3,250,000 | $549.22 | $5,559.42 to $5,586.19 |
Hedgestone (with Maidstone Ct) | 70 | 14 | $2,205,000 | $1,625,000 | $2,900,000 | $638.86 | $5,017.84 |
Dundee | 61 | 20 | $1,537,000 | $1,150,000 | $2,051,000 | $516.19 | $3,646.26 |
Wisteria | 46 | 10 | $1,495,000 | $1,012,500 | $1,860,000 | $519.82 | $3,734.79 |
Wicklow | 59 | 9 | $1,260,000 | $999,000 | $1,580,000 | $393.96 | $4,392.76 |
All TwinEagles | 714 | 174 | $967,500 | $350,000 | $3,500,000 | n/a | $3,300.46 to $5,586.19 |
Yardstick: Collier County recorded deeds, DOR-qualified sales recorded September 24, 2021 to June 30, 2026; medians of all qualified sales in the window (Wicklow and Lake Estates have fewer than ten, so their medians are shown for comparison only); "per county sq ft" uses the county's building-area field. Assessments from the TwinEagles HOA approved 2024 budget.
The Estates at TwinEagles is Hedgestone's closest match in price: 63 custom homes from 1999 to 2024 on the original Phase One plat at the front of the community, on homesites the developer described as "nearly an acre to nearly two acres." The Estates gives more land, more privacy, its own stricter guidelines with a 3,500-square-foot minimum, and the Talon; Hedgestone gives a newer average house near the clubhouse for about $150,000 less at the median, and more sales to price from.
Wicklow is Hedgestone's setback twin: the Grand Arbors guidelines put "Wicklow and Hedgestone" in one column, with the same 20-foot front and 7.5-foot side setbacks. Wicklow's 59 homes sit on 75-foot lots with their own neighborhood association and landscaping crew, and its recorded resales ran about $945,000 lower at the median. The choice is a bigger lot and your own landscaper in Hedgestone, or a smaller lot with the association mowing in Wicklow.
The master association lists twelve neighborhoods. Hedgestone is one of three, with The Estates and Lake Estates, where owners maintain their own landscaping, one of the five released in the 2005 Grand Arbors lottery, and the one closest to the clubhouse. The TwinEagles overview is on our TwinEagles community page.
Hedgestone at TwinEagles offers semi-custom pool homes on 90-foot lots beside the clubhouse and the Eagle course, lake and preserve views on most lots, no neighborhood dues and the most active resale market among TwinEagles' top-priced neighborhoods. The costs are the second-highest master assessment, a mandatory club initiation fee, your own landscaping, Zone AH exposure on some lots, and a long drive to the gate.
Selling? Request a free Hedgestone home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
Hedgestone at TwinEagles sells on view, age and the membership category, and it is where our experience as Top 1% Real Estate Agents Nationally Since 2008 shows most. When we walk a Hedgestone buyer through a home, the first questions are what sits behind the lot, lake, golf or preserve, which year and which builder, and what the club's estoppel says; the kitchen comes after.
With fourteen resales from $1,625,000 to $2,900,000 on lots of the same marketed width, the spread inside Hedgestone is mostly view and house. A lake-to-golf lot on Hedgestone Court and an interior lot of the same size are different products, and we price them that way, using the elevation certificate and survey to show exactly what sits behind the house.
A 2007 Bonita Bay-era home on the Phase Two stretch and a 2017 Ronto-era home on Maidstone Court share a gate and a guideline book but not a roof age, a code edition or an insurance quote. We show the permits already done, the roof and the openings, so a buyer compares houses rather than guesses.
A Golf-deeded Hedgestone home and a Sports- or Social-deeded one are different products when only 614 Golf memberships exist for 717 homes. Living next to the clubhouse, most Hedgestone buyers want Golf, so we put the category at the top of the listing, never buried in the remarks.
Hedgestone is the TwinEagles neighborhood where a FEMA letter or a strong elevation certificate does the most work. A seller who hands the buyer's lender a letter removing the house from Zone AH, or a certificate showing the floor three or four feet above the 16.0-foot base flood elevation, removes a question that otherwise costs time or money.
The most common errors about Hedgestone at TwinEagles are that golf is "included" (the club's membership terms say otherwise), that Hedgestone has 185 homesites, that Maidstone Court is a separate neighborhood, and that Hedgestone has its own homeowners' association. The recorded documents and the association's own pages contradict all four.
It is not, on a resale. The developer's new-home copy once said membership was "included in the purchase of every new home," but the master association's own history calls The TwinEagles Club "a private club as opposed to a bundled community," every home is deeded one of three categories, and the buyer pays an initiation fee at closing.
It has 70 homes. The 185 figure comes from 2013 builder copy that described a wider estate offering; the county roll, the master budget and a street-by-street parcel count all say 70.
Maidstone Court is part of Hedgestone: one budget line, one board seat, one estoppel rule, and the association's own words, "Hedgestone (with Maidstone)."
It has none. Owners handle their own landscaping, and every Hedgestone home belongs directly to the TwinEagles master association.
Some of it is and some of it is not. Seven of ten street points read Zone X, three read Zone AH, and the elevation certificates list AH. The answer for a particular house is its certificate and any FEMA letter, not a map glance.
If you're searching for a Hedgestone at TwinEagles listing agent, or thinking, 'I need someone to sell my Hedgestone at TwinEagles home...', you want a team that can read your club estoppel, your elevation certificate and FEMA letter and your Grand Arbors approval letters before a buyer's attorney does, and price your home against fourteen recorded Hedgestone sales, not a TwinEagles average.
McGreevy and Comisar bring the credentials to that file:
Southwest Florida MLS, 60 months (09/25/2021 to 09/24/2026), pulled September 24, 2026: 16 Hedgestone closings, including 3 non-MLS sales entered in the MLS, and we tracked every one of them: $35,435,000 in total volume, from $1,625,000 to $2,900,000, median $2,205,000. The 13 homes marketed on the MLS took a median 27 days on market (average 64.5) and closed at a median 94.34% of final list price. The four most recent closed at $2,210,000 (January 2026), $2,235,000 (February 2026), $2,200,000 (April 2026) and $2,300,000 (June 2026). Collier County recorded deeds for the same 60 months hold 14 qualified resales totaling $31,900,000 at the same median. Data updated: September 2026.
Start with a free Hedgestone at TwinEagles home valuation, priced against the fourteen recorded Hedgestone resales by street, section and view, or talk to Jesse direct at (239) 898-6072, text or call.
Buying instead? Read how we represent buyers and call Marc at (239) 287-5873.
On the Southwest Florida MLS (60 months, pulled September 24, 2026), the 13 Hedgestone homes marketed on the MLS sold after a median 27 days on market, but the spread runs from 0 to 230 days, and the four closings of the last 12 months took 0, 14, 146 and 173 days. Price against view and age decides which end a home lands on. The county record shows about three Hedgestone resales a year, so a correctly priced home competes with only one or two others at a time and meets buyers who have been watching the neighborhood.
The four 2024 sales ran $2.5 million to $2.9 million; the five since mid-2025 ran $1.9 million to $2.21 million. Part of that is the houses (two of the 2025 sales were among the larger homes, at lower prices per square foot) and part is the market after the 2024 peak. The one house that sold in both 2022 and 2026 gained 2.3%, which is the cleanest read.
Usually not a full renovation. Hedgestone buyers often plan their own kitchens and finishes, and every exterior change needs architectural approval and a county permit that can outlast your listing window. Fix what an inspector will flag, document the roof and openings, and price the rest.
Yes, when your house has one. A Letter of Map Amendment or Revision that removes the structure from Zone AH can mean the buyer's lender does not require flood insurance, which changes the buyer's monthly cost. If you do not have one, a current elevation certificate showing the floor above 16.0 feet is the next best document.
It can if it starts late. The club must receive the signed Membership Agreement seven days before closing and must act within 30 days of a complete application under the 2010 covenant. Start the buyer's club and association applications the day the contract is signed.
Yes. An existing member who moves to your home in the same or a lower category, and occupies it, pays no new initiation fee under the club's policy, which can make a TwinEagles buyer the strongest buyer for your Hedgestone home.
McGreevy and Comisar are a top-reviewed Southwest Florida real estate team based in Bonita Springs, and TwinEagles sits inside the Naples market they have worked for more than twenty years. Jesse McGreevy and Marc Comisar lead the team personally, and this page is built from the same public records they pull for every Hedgestone client.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
When you are ready to look at what is available in TwinEagles today, our Domain Realty Group team keeps the full listing search at DomainRealtyGroup.com, and Marc will set up a private showing inside the gate.
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Jesse McGreevy and Marc Comisar have sold homes across Southwest Florida's private golf communities for more than two decades, and the questions on this page, the deeded membership, the design guidelines, the elevation certificate and FEMA letter, and the thin comparable set, are the ones we work through on every golf-course listing. For a wider view of the market, start with our Naples community guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
These are the questions buyers ask most about Hedgestone at TwinEagles in Naples, answered from the recorded plats, the master association's budget and Grand Arbors design guidelines, the club's membership documents, FEMA, Collier County Public Schools and Collier County recorded deeds, each checked in September 2026.
Hedgestone is a 70-home neighborhood of semi-custom and custom single-family homes on Hedgestone Court and Maidstone Court inside TwinEagles, a gated, member-owned golf community in North Naples. It sits beside the clubhouse and the Eagle course and is governed by the TwinEagles master association under the Grand Arbors design guidelines.
Seventy: 41 on Hedgestone Court and 29 on Maidstone Court, on the 2026 Collier County roll. No lot was vacant. Older marketing that says "185 homesites" counted a wider estate offering, not Hedgestone.
Yes. The master association writes "Hedgestone (with Maidstone)," bills both streets on one 70-unit budget line, and gives them one board seat.
In the middle of the community, off TwinEagles Boulevard beside the clubhouse: about 0.5 to 0.9 miles by road to the clubhouse and about 2.3 to 2.7 miles to the Immokalee Road gate.
County building areas run from 2,881 to 6,200 square feet, median 3,878; the developer marketed homes of 2,800 to 5,000 square feet. The county figure counts more than air-conditioned space, so MLS living area is smaller.
The developer marketed 90-by-160-foot homesites, about 14,400 square feet. Cul-de-sac, corner and lake lots differ, and the recorded plat and survey give each lot's dimensions.
From 2006 to 2022 on the county roll: 19 from 2006 to 2009, 17 from 2010 to 2014, 30 from 2015 to 2019 and 4 from 2020 to 2022. The oldest are on the Phase Two stretch of Hedgestone Court; Maidstone Court is all 2012 or later.
Arthur Rutenberg Homes (the preferred builder from 2005), Kingon Homes and Bordeaux Homes in the Bonita Bay years, then Divco and Stock Signature Homes alongside Rutenberg in the Ronto years.
Not a vacant lot: the last qualified lot sale recorded in 2019 and none was vacant on the 2026 roll. A buyer can buy an existing home and remodel or rebuild with architectural approval and a builder on the association's participating list.
Collier County recorded deeds show 14 qualified resales from September 2021 to June 2026, from $1,625,000 to $2,900,000, median $2,205,000. The three most recent, in 2026, were $2,000,000 to $2,210,000.
Yes, strongly, then leveled. Five homes that sold from 2015 to 2021 resold in 2024 to 2026 for 52% to 113% more, while the one house that sold in both 2022 and 2026 gained 2.3%.
The TwinEagles master association billed $5,017.84 per Hedgestone home for 2024 ($4,357.84 operating plus $660.00 reserve), up from $4,740.43 in 2023. There is no neighborhood association fee. The 2025 and 2026 figures are behind the owner login; the estoppel shows the current amount.
No. Owners handle their own landscaping, and every home belongs directly to the TwinEagles Homeowners Association.
Every Hedgestone home is deeded a Golf, Sports or Social membership, and on a resale the buyer pays the club's initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social in September 2026. The club's estoppel letter names the category for a specific house.
The last public schedule, fiscal 2022, showed about $18,328 a year for Full Golf before tax, about $7,336 for Sports and about $5,496 for Social, including capital charges. Current dues are member-only; ask the club's membership office.
Under the 2010 recorded covenant, only "subject to availability," because Golf is capped at 614 memberships. Moving up costs the difference between the two initiation fees.
The Eagle, the former Gary Player Aerie course rebuilt by Steve Smyers in 2012. The Bonita Bay-era models were sold with views of the Aerie's 10th, 11th and 17th holes; the club's golf parcel is addressed on Hedgestone Court.
Yes, through TwinEagles' single staffed gate on Immokalee Road. Hedgestone has no inner gate of its own.
Partly. Seven of ten street points we checked read FEMA Zone X and three read Zone AH, every point has AH land within 30 meters, and every legible elevation certificate lists Zone AH with a 16.0-foot base flood elevation. Check the house's certificate and any FEMA letter.
A lender requires it if the house itself is in Zone AH and has no FEMA letter removing it. Many Phase Two B homes have such letters. Collier's Class 5 rating gives every flood policy a 25% discount, and Citizens requires flood coverage on its wind-insured primary homes from January 1, 2027.
On the certificates we could read, first floors run about 17.5 to 20.65 feet NAVD88 against a 16.0-foot base flood elevation, so roughly 1.5 to 4.7 feet above it. Ground at the street runs 15.4 to 16.9 feet.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, for every Hedgestone and Maidstone address we checked with the district's lookup; all three were graded A for 2025-26.
No. There is no age restriction in the recorded use restrictions or rules.
Up to three leases a year, each at least 30 consecutive days, on the association's approved lease form with tenant screening. Short-term rentals are not allowed.
No. The Grand Arbors guidelines prohibit fences except a dog run in a side or rear yard, in black or dark green vinyl-coated chain link, screened by landscaping.
Solar, yes, with architectural approval and preferably on a rear or side roof; Florida law bars an association from prohibiting it. Generators and equipment need approval and screening, and propane tanks go underground or fully screened.
Clay or concrete tile, barrel, flat or S, at a minimum 5-in-12 pitch, in warm earth tones. Shingles and metal roofs are prohibited, and a change of material needs approval.
Only inside an enclosed garage. The use restrictions keep pickups, commercial vehicles, boats, trailers and RVs out of driveways and bar street parking from 1 to 6 a.m.
No. The only non-ad valorem charge on sampled TwinEagles tax bills is the county's $261.91 garbage assessment, and no TwinEagles district appears on the state's list.
The 2025 millage is 12.2558, so each $1,000,000 of taxable value is about $12,256 of ad valorem tax, plus the $261.91 garbage charge. A buyer's taxable value resets after purchase, less any homestead exemption.
The reviewer answers within 30 business days of a complete application; modifications carry a $250 fee under the 2018 Grand Arbors guidelines.
White-tailed deer, wild turkey, alligators, bobcats and Florida black bears are documented inside TwinEagles, and the master association relocated 42 deer under a state permit in 2025 and 2026. Hedgestone backs onto lakes and preserve, so expect wildlife.
Lake Estates is 19 newer homes on the 34-acre lake with a median resale of $2,800,000 over 60 months; Hedgestone is 70 homes by the clubhouse with a median of $2,205,000. Per county square foot they trade almost alike.
The Estates is 63 custom homes on much larger lots at the front of TwinEagles with its own stricter guidelines and a $2,355,000 median; Hedgestone is newer on average, closer to the clubhouse and about $150,000 less at the median.
No public record names storm damage specific to Hedgestone in Irma, Ian, Helene or Milton, and the county's 2024 to 2026 permit files show no storm-repair permit there. Ask each seller in writing.
These are the questions Hedgestone owners ask before they sell a home in Hedgestone at TwinEagles, answered from the club's Initiation Fee Policy and Membership Agreement, the master association's documents and Grand Arbors guidelines, FEMA, Florida statutes and Collier County recorded deeds. Call Jesse direct at (239) 898-6072 for a confidential review.
It depends first on what sits behind the lot, the house's age and size and the membership category, then on the finishes. Recorded Hedgestone resales since 2021 run from $1,625,000 to $2,900,000, median $2,205,000. Start with a free Hedgestone home valuation or call Jesse direct at (239) 898-6072.
About three. Collier County recorded deeds show 14 qualified Hedgestone resales in the 60 months to June 2026, roughly 4.2% of the 70 homes a year.
$2,210,000 on Hedgestone Court in January 2026, $2,200,000 on Maidstone Court in April 2026 and $2,000,000 on Hedgestone Court in April 2026.
$2,900,000, on the Phase Two stretch of Hedgestone Court in April 2024, the highest qualified Hedgestone sale on the county file.
Prices are below the 2024 peak but far above 2021: the five resales since mid-2025 ran $1.9 million to $2.21 million, against $2.5 million to $2.9 million in 2024 and a 2021 median of $1,625,000. With about three sales a year, a well-prepared listing competes with very few others.
On the county file, five homes that sold between 2015 and 2021 resold in 2024 to 2026 for 52% to 113% more. We can run the same comparison on your purchase price and your improvements.
Buyers treat the category as a major price factor because Golf memberships are capped at 614 and cost $150,000 to join against $60,000 for Sports and $45,000 for Social, and Hedgestone buyers live beside the clubhouse. The deed file does not record category, so we price it from the estoppel and current demand.
The buyer, at closing, under the club's Initiation Fee Policy: the fee "must be paid to the Club at the closing of the home sale" by "any person or entity who purchases a home in TwinEagles."
No public club document provides a refund on resale. The policy says the fee "is to be used for Club Capital expenditures." The only refund in the Membership Agreement is of a rejected applicant's transfer fee.
Two: one from The TwinEagles Club and one from the TwinEagles master association through FirstService Residential. Hedgestone has no neighborhood association, so there is no third estoppel.
The club's estoppel was $250 on its last public schedule. The master association's certificate is ordered through FirstService Residential, and Florida Statutes 720.30851 caps what an association may charge.
Yes. Membership "is contingent upon approval by the Club," the applicant authorizes credit and background checks, and the signed agreement must reach the club seven days before closing. Under the 2010 covenant the club must act within 30 days of a complete application.
Yes. Dues are prorated between seller and buyer by contract, but the 2010 covenant makes both "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale." Make sure the estoppel shows a zero balance at closing.
The buyer takes over the remaining monthly payments of the club's 12-year Phase One capital assessment, per the club's fiscal 2022 schedule. Confirm the current balance on the estoppel.
One sign, no larger than 24 by 18 inches, in the front yard only, never on the golf course side, with no information tube, under the Grand Arbors guidelines and the master association's realtor guide.
Yes, on Saturdays and Sundays from 9 a.m. to 5 p.m. The gate admits visitors only to addresses on the weekly open-house list pulled from the MLS, so the open house must be entered in the MLS.
For anything exterior, yes: paint, roofing, landscaping, lighting, pool, screen and hardscape work need approval, at $250 per modification under the 2018 guidelines. Interior repairs do not, but Collier County permits may.
On a 2006 to 2009 Hedgestone home, get a roof inspection or certification first. A buyer's insurer will ask about roof age, and no Hedgestone reroof permit appears in the county files since January 2024. Replace it if the certification fails; otherwise price the remaining life and show the report.
The house's elevation certificate and, if one exists, the FEMA Letter of Map Amendment or Revision. Every legible Hedgestone certificate lists Zone AH at a 16.0-foot base flood elevation, so a letter removing the house, or a certificate showing the floor well above 16.0 feet, can decide whether the buyer's lender requires flood insurance.
FEMA's database names at least 15 Phase Two B lots on Hedgestone Court and Maidstone Court in nine letters from 2014 to 2022. We can check your lot number against them; if yours is named, request a copy from FEMA's Map Service Center for the listing file.
Not automatically. The three Phase Two sales since 2021 were $2,000,000 (2022), $2,900,000 (2024) and $2,000,000 (2026), two of them on 2008 homes; the three Maidstone sales were $2,150,000 to $2,700,000. View, size and updates matter more than the section.
As a well-located house that may need a roof, windows or a kitchen. We price with that budget in mind and show the permits and approvals already done, so the negotiation is about the house rather than the unknowns.
The club estoppel request, the master association estoppel request, the survey, the elevation certificate, any FEMA letter, closed permits, architectural approval letters, the roof and wind-mitigation reports, and utility and irrigation account details.
Florida law requires sellers to disclose known facts that materially affect value and are not readily observable, which typically includes known flood or storm damage, open permits and unapproved exterior work. Your attorney or title agent can advise on the form.
Commission, Florida documentary stamp tax on the deed at $0.70 per $100 of the price ($15,435 on the $2,205,000 Hedgestone median), customarily estoppel fees, prorated taxes, dues and assessments, and any agreed repairs or credits.
Seasonal buyers are most active in Naples in the winter months, and three of the four 2024 Hedgestone sales recorded between January and April. For a thin market, readiness matters more than the calendar: list when the file is complete and the home shows well.
It depends on the buyer. Some seasonal buyers want turnkey, many want their own furnishings. We usually price unfurnished and offer furniture separately.
Yes. The estoppels, club application and closing can be handled remotely, and a local agent manages the gate list, showings and vendors. Keep the landscape contract running while the home is listed, because the Grand Arbors standard still applies.
Not necessarily. The club's policy exempts family members taking title through "a bona fide family planning device," a surviving spouse, and transfers to estate-planning trusts for the member or spouse. If the heir then sells, the new buyer pays the fee.
Yes. A member who moves to another TwinEagles home in the same or a lower category, occupies it and sells the first home within one year pays no new initiation fee; moving up a category costs the difference.
Up to three leases a year, each at least 30 days, on the association's lease form. A tenant in place narrows the buyer pool and complicates showings, so time the lease to the listing.
You can, but the gate admits only MLS-listed open houses, the sign rules are strict, and the estoppel and club-approval steps are easy to miss. Most Hedgestone sellers use an agent who knows the process.
The price should match, but the square footage does not. The county's building area is larger than MLS living area, so county price per square foot runs lower than MLS price per square foot. Never compare the two directly.
Start from the fourteen recorded Hedgestone resales, adjust for view, section, year and size, then check against Lake Estates and The Estates above and Wicklow and Wisteria below. A price set from one old sale, or from a TwinEagles-wide average, almost always misses.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072, text or call, or start with a free home valuation.
The Hedgestone at TwinEagles page is built from the primary records below: the recorded plats and covenants, the master association's budget and Grand Arbors design guidelines, the club's membership documents, county-filed FEMA elevation certificates, Florida and Collier County government data, FEMA and the National Weather Service, Collier County Public Schools, the developer's archived releases and dated news coverage.
The Downloadable Documents for Hedgestone at TwinEagles below are the primary records a Hedgestone 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 and membership agreement, a Hedgestone elevation certificate, and FEMA and county flood references.
Document | Issued by | Date | Link |
|---|---|---|---|
Design Review Guidelines, Grand Arbors at TwinEagles (Hedgestone setbacks, Appendix E) | TwinEagles Homeowners Association | Jun 8, 2018 | |
Approved 2024 HOA Budget (Hedgestone line, 70 units) | TwinEagles Homeowners Association | Nov 8, 2023 | |
Use Restrictions (leasing, pets, vehicles) | TwinEagles Homeowners Association (recorded) | 2024 | |
ARC Solar Guidelines | TwinEagles Homeowners Association | 2023 | |
Initiation Fee Policy | The TwinEagles Club | Oct 20, 2023 | |
Membership Agreement | The TwinEagles Club | 2024 | |
Estoppel requirements by street | The TwinEagles Club | Jul 29, 2021 | |
Quick Guide for Realtors (open houses, signs) | TwinEagles Homeowners Association | 2024 | |
Golf and Sports Recreational Covenant | Recorded, Collier County | Sep 17, 2010 | |
Social Recreational Covenant amendment | Recorded, Collier County | Aug 31, 2005 | |
TwinEagles HOA Newsletter ("Hedgestone (with Maidstone)") | TwinEagles Homeowners Association | Feb 2024 | |
Elevation certificate, a Maidstone Court home (Zone AH, BFE 16.0) | Filed with Collier County | on file | |
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, any later Grand Arbors guidelines and the club bylaws are member-only and are not published; the estoppel letters for a specific home, and the association office, are the route to those.
Market data from Southwest Florida MLS, pulled September 2026. County sales figures are Collier County recorded deeds through June 30, 2026. McGreevy and Comisar, Best Realtor for Hedgestone 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.
