Hollybrook is 51 detached villas and homes on Heather Woods Court, a private cul-de-sac in TwinEagles, Naples, built by Centex and Minto. Its own HOA keeps every yard. Verified county, club and FEMA records from McGreevy and Comisar.
McGreevy and Comisar are the top-reviewed real estate team for selling and buying homes in Hollybrook 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 Hollybrook home, or you are weighing one of the 51 homes on Heather Woods Court, this page answers the questions that move the price: what the neighborhood association maintains for you and what it costs, which club membership is deeded to the house, what every recorded Hollybrook resale since 2021 brought, how a Centex villa differs from a Minto home, and where the street sits on today's flood map.
Hollybrook at TwinEagles is a 51-home single-family neighborhood of detached villas and homes on one cul-de-sac street inside the master-planned community of TwinEagles in Naples, Florida. It is one of the five neighborhoods TwinEagles released by lottery in 2005, it sits about half a mile from the clubhouse, and unlike The Estates or Hedgestone it has its own homeowners' association that mows every lawn and runs every sprinkler on the street.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What "Hollybrook" means on the public record. Hollybrook is Block 104 of two recorded TwinEagles plats: 26 homesites on TwinEagles Phase 2 (the entrance end of the street) and 25 on TwinEagles Phase 2B (the far loop and the cul-de-sac). All 51 are built, all 51 are on Heather Woods Court, and the county codes every one of them as a single-family home. Centex Homes built most of them from 2006 to 2009 and marketed its models as "detached villas"; the last 12 were built from 2013 to 2015 under Minto's program for the new developer. The neighborhood is governed by the Hollybrook at TwinEagles Homeowners Association, Inc., a Florida not-for-profit filed in August 2006, on top of the TwinEagles Homeowners Association and the deeded membership in The TwinEagles Club that every home in the community carries.
Not to be confused with: Hollybrook Golf and Tennis Club in Pembroke Pines, Florida, which dominates searches for the word "Hollybrook"; the several apartment complexes called Hollybrook or Villas of Hollybrook; or Wicklow at TwinEagles, the Centex neighborhood next door that sold in the same 2005 release. Heather Woods Court is the only Hollybrook street; there is no Hollybrook Court inside the gate, even though the association's state filing lists one.
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 Hollybrook home, or call Marc at (239) 287-5873 if you are buying.
If you're searching for the best realtor for Hollybrook at TwinEagles in TwinEagles, Naples, whether you're ready to sell your Hollybrook 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 Hollybrook track record: On the Southwest Florida MLS, Hollybrook at TwinEagles closed 18 home sales in the 60 months to September 24, 2026, and we tracked every one of them: both middle sales were $960,000, so the median is $960,000; the highest was $1,242,500 (October 2022), the median sale-to-list ratio was 95.71% and the median time on market was 52 days. The latest 12 months hold six MLS closings, the most recent $1,148,000 on September 15, 2026 (Southwest Florida MLS, 60 months, pulled September 24, 2026). The Collier County recorded-deed file, which runs only through June 30, 2026, holds 14 qualified Hollybrook resales in the same five years at a median of $942,500.
Data updated: September 2026. Sources: Southwest Florida MLS, closed sales 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 Hollybrook at TwinEagles realtor, and you can read every review on our Google Business Profile. Three from clients:
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
For Hollybrook sellers: professional photography, drone and video that shows the lanai, the pool and the view across the lake or fairway behind your home, a qualified-buyer database built over two decades in Southwest Florida, and a listing file that answers the three-estoppel, membership, landscaping, flood-letter and permit questions before a buyer's attorney asks them.
Selling your Hollybrook home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Hollybrook? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Naples.
Selling? Start with a free Hollybrook home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
Hollybrook at TwinEagles is Block 104 of two recorded Collier County plats, TwinEagles Phase 2 and TwinEagles Phase 2B, with 51 single-family homes on Heather Woods Court governed by its own neighborhood association under the TwinEagles master association. The county roll, the state corporation file and the recorded covenants agree on every one of those facts.
Hollybrook is small enough that the public record can be read end to end, and that is the fastest way to understand what a buyer is actually purchasing. Four records define it: the plats, the county tax roll, the association's filings with the Florida Division of Corporations, and the neighborhood covenants recorded with the Collier County Clerk.
The 2026 preliminary Collier County tax roll lists 51 residential parcels on Heather Woods Court, and every one of them sits in Block 104. Lots 1 to 13 and 39 to 51, the homes nearest the entrance on both sides of the street, are platted as TwinEagles Phase 2; lots 14 to 38, around the far loop and the cul-de-sac, are platted as TwinEagles Phase 2B. The split matters only for paperwork: a title search, an elevation certificate or a FEMA letter will name one plat or the other, and both describe the same neighborhood. All 51 parcels carry the county's single-family use code, all 51 are improved, and none is a vacant lot.
Hollybrook at TwinEagles Homeowners Association, Inc. was filed with the Florida Division of Corporations on August 22, 2006 as a not-for-profit homeowners' association under Chapters 617 and 720 of the Florida Statutes, and it has filed an annual report every year since, most recently on April 24, 2026. Its 2006 articles of incorporation name Centex Homes as the declarant, state that the association is "NOT a condominium association," and say that Hollybrook "when ultimately developed, will contain fifty-one (51) single-family Dwelling Units." The current officers are all Heather Woods Court owners.
Centex recorded the Declaration of Neighborhood Covenants and Restrictions for Hollybrook at TwinEagles in 2006, tying the neighborhood to the TwinEagles master declaration through a supplemental declaration for "Hollybrook at TwinEagles Phase II (Parcel 104)." The declarant's rights passed from Centex to The Estates at TwinEagles, Ltd. and then to TwinEagles Developments AGR, L.L.C., the Angelo Gordon and Ronto Group developer, in 2010. That developer recorded a Second Amendment on December 31, 2012 and a Third Amendment on November 9, 2015; both can be pulled from the Collier County Clerk's Official Records search by searching the association's name. The Second Amendment is the one a buyer should read: it sets the home-size range, the leasing rule, the landscaping duties and the private road, all described below.
The TwinEagles Homeowners Association's approved 2024 budget lists "Grand Arbors, Hollybrook" as its own assessment group of 51 units, at $3,735.72 per home for 2024. The 51 on the budget match the 51 on the roll and the 51 in the articles, so there is no disagreement anywhere in the record about the size of the neighborhood. Hollybrook also holds one of the 12 seats on the master association's board, elected by Hollybrook owners, as the master association's home page describes.
Three bodies, in this order of what they touch. The Hollybrook association owns and maintains the street, its lights and its landscape strips, maintains the lawns and irrigation on every lot, and enforces the neighborhood covenants. The TwinEagles Homeowners Association runs the gate, the boulevard, the lakes, the preserves and the architectural review that approves exterior changes. The TwinEagles Club owns the golf courses and clubhouse and holds the membership deeded to the home. A Hollybrook sale therefore needs three estoppel letters, one from each, and a Hollybrook owner pays three separate bills.
Hollybrook sits in the middle of TwinEagles, on Heather Woods Court, a single cul-de-sac off TwinEagles Boulevard about half a mile north of the clubhouse and about 2.3 miles inside the Immokalee Road gate. Its homes back onto lakes, preserve and the Eagle golf course, the course that opened in 2007 as the Aerie.
The location is the neighborhood's quiet advantage. It is close enough to walk or cart to the club, and far enough inside the gate that the only traffic on Heather Woods Court is the neighbors' own.
Heather Woods Court leaves TwinEagles Boulevard, runs west along a row of homes on both sides, and ends in a loop and cul-de-sac where the largest lots sit. The recorded Second Amendment designates the street as Tract R-104, "a private road" that "shall be maintained, administered and ultimately owned by the Association," including "street lighting, signage and landscaping within and about the Roadway." The master association keeps easements under it for stormwater and irrigation lines.
Measured on OpenStreetMap routing on September 24, 2026, the Heather Woods Court entrance is 0.51 miles, about three minutes, from the clubhouse at 11725 TwinEagles Boulevard, and the cul-de-sac end is 0.81 miles. From the TwinEagles gate at Immokalee Road the drive is 2.28 miles to the entrance and 2.59 miles to the cul-de-sac, roughly nine to ten minutes at the community's speed limits. That puts Hollybrook a short golf-cart ride from the clubhouse, while the neighborhoods at the front of TwinEagles sit closer to the gate.
When Centex was selling in 2009, the Naples Daily News described its Palomino and Victoria detached villas in Hollybrook as having "pools overlooking the Gary Player-designed Aerie course" (Naples Daily News, March 28, 2009). The Aerie was rebuilt by Steve Smyers and reopened in 2012 as the Eagle, one of the club's two courses. Not every lot faces a fairway: others look across a lake or into preserve, and the view is the single largest reason two Hollybrook homes of the same plan sell for different prices.
Hollybrook shares the Grand Arbors section of TwinEagles with its 2005 lottery siblings. Wicklow at TwinEagles, the other Centex neighborhood, has 59 homes on wider 75-foot lots; Bramble Point at TwinEagles has 41 Pulte homes on the smallest single-family lots of that era. Hedgestone and Covent Garden were the other two neighborhoods of that 2005 release. The Comparisons section below sets Hollybrook against each of them on the county's own numbers.
No inner gate was found on the developer's site plan or in any association document. The single guarded gatehouse on Immokalee Road controls entry to all of TwinEagles, residents enter with a vehicle barcode, and guests are cleared through the master association's dwellingLIVE system, as the TwinEagles Quick Guide for Realtors explains for showings.
Living in Hollybrook at TwinEagles means a detached pool home on a quiet private cul-de-sac inside a gated, member-owned golf club, with the lawn, beds and sprinklers handled by your neighborhood association and the clubhouse a three-minute drive away. It is the lock-and-leave end of TwinEagles single-family living.
In our experience that combination draws two kinds of Hollybrook buyers: couples moving down from a larger home who still want a private pool and a golf membership, and seasonal owners who want to close the door in April and find the yard mowed in November. Both give something up, and both are described below.
Twenty-seven of Hollybrook's 51 homes, 53%, carry a Florida homestead exemption on the 2026 county roll, almost exactly the TwinEagles-wide rate of 54%. The other owners mostly receive their tax bills in the Midwest and Northeast, Illinois, Minnesota, Ohio, Connecticut and Iowa among them. The census block group that contains TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, but Hollybrook has no age restriction, and nothing in its recorded covenants limits who may live here.
The recorded Second Amendment makes the Hollybrook association responsible for "mowing, fertilizing, edging, trimming" the landscaping on every lot and for maintaining, repairing and replacing "all portions of the irrigation system serving a Lot," with the irrigation clocks under association control. The association's public landscape reports from 2021 describe weekly mowing through the growing season, bi-weekly mowing from November, hand weeding and herbicide in the beds, turf fertilization and pest control, and re-staking of trees after storms. After Hurricane Irma in 2017 the association paid to power-wash the sidewalks; owners were asked to clean their own driveways.
The daily rhythm runs through the club. A Hollybrook owner is a member in whichever category is deeded to the home, Golf, Sports or Social, and the clubhouse rebuilt and expanded in the member-approved $22.5 million Phase One program finished in 2023 is about half a mile away. 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. In January 2019, weeks after members took ownership of the club, Hollybrook neighbors organized their own neighborhood dining evening at the clubhouse to celebrate it.
There is no Hollybrook pool, clubhouse or gate of its own; the private amenity is the pool on your own lanai. Lots are modest, a median of about 0.24 acre, so homes sit closer together than in Wicklow or Hedgestone. Any change to the landscape design the association maintains needs approval, and owners pay any added maintenance cost. The Gulf beaches are about 22 minutes from the gate off-peak, plus nine minutes from Hollybrook to the gate, and Immokalee Road in season is slow.
Hollybrook's own notices show a neighborhood that runs itself. After Irma, a board member writing for the Hollybrook board told owners that the "main focus at present is the removal of 'dangerous' trees and limbs," followed by staking or removing damaged trees and "a preliminary lawn cut" to get the street back on schedule, and the same letter urged owners to hold back water use while the county's sewer system recovered. Annual meetings have been held in the clubhouse and, in 2023, "at the Hollybrook cul de sac," with owners asked to bring a chair.
Selling a Hollybrook home? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Hollybrook? Read how we represent buyers and call Marc at (239) 287-5873 to tour Heather Woods Court.
Hollybrook at TwinEagles closed 18 home sales on the Southwest Florida MLS in the 60 months from September 25, 2021 to September 24, 2026, at prices from $790,000 to $1,242,500. Eighteen is an even number and both middle sales were $960,000, so the median is $960,000. Sixty months is the shortest window that holds ten or more Hollybrook closings (the latest 12, 24 and 36 months hold 6, 7 and 9), so every sale is listed below as well.
Data updated: September 2026.
Across those 18 MLS closings the median time on market was 52 days (the middle pair were 49 and 55), the median sale-to-list ratio was 95.71% of final list price, 4 of the 18 closed at or above list, the median sold price per MLS living square foot was $364.91 and total volume was $18,266,500. None of the 18 was a non-MLS sale entered later. Source: Southwest Florida MLS, 60 months, pulled September 24, 2026.
Closed | Sold | Final list | MLS living sq ft | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|
Dec 22, 2021 | $790,000 | $825,000 | 2,562 | $308.35 | 7 |
Jan 25, 2022 | $890,000 | $875,000 | 2,428 | $366.56 | 8 |
Feb 28, 2022 | $960,000 | $960,000 | 2,756 | $348.33 | 99 |
Apr 7, 2022 | $960,000 | $970,000 | 2,562 | $374.71 | 14 |
Apr 13, 2022 | $1,165,000 | $1,149,900 | 2,802 | $415.77 | 14 |
May 26, 2022 | $1,199,000 | $1,199,000 | 2,770 | $432.85 | 3 |
Jun 22, 2022 | $890,000 | $950,000 | 2,450 | $363.27 | 32 |
Oct 26, 2022 | $1,242,500 | $1,285,000 | 2,740 | $453.47 | 55 |
Sep 11, 2023 | $860,000 | $899,000 | 2,802 | $306.92 | 197 |
Nov 29, 2023 | $920,000 | $959,000 | 2,562 | $359.09 | 5 |
Dec 6, 2023 | $850,000 | $899,000 | 2,558 | $332.29 | 55 |
May 7, 2025 | $975,000 | $1,045,000 | 2,776 | $351.22 | 122 |
Nov 25, 2025 | $1,235,000 | $1,299,000 | 2,907 | $424.84 | 120 |
Apr 9, 2026 | $925,000 | $975,000 | 2,548 | $363.03 | 49 |
May 14, 2026 | $912,000 | $935,000 | 2,558 | $356.53 | 30 |
Jul 7, 2026 | $1,195,000 | $1,295,000 | 2,733 | $437.25 | 94 |
Sep 11, 2026 | $1,150,000 | $1,250,000 | 2,905 | $395.87 | 259 |
Sep 15, 2026 | $1,148,000 | $1,285,000 | 2,916 | $393.69 | 133 |
Source: Southwest Florida MLS, closed residential sales in Development TWIN EAGLES on Heather Woods Court, 09/25/2021 to 09/24/2026, pulled September 24, 2026. Price per square foot here uses MLS living area; the county table below uses the roll's building area, and the two never compare.
Recorded | Price | Plat section | County building area (sq ft) | County year built | Price per county sq ft |
|---|---|---|---|---|---|
Dec 22, 2021 | $790,000 | Phase 2B | 2,548 | 2008 | $310.05 |
Feb 25, 2022 | $960,000 | Phase 2 | 3,501 | 2006 | $274.21 |
Apr 6, 2022 | $960,000 | Phase 2B | 2,845 | 2007 | $337.43 |
Apr 11, 2022 | $1,165,000 | Phase 2B | 2,802 | 2007 | $415.77 |
May 26, 2022 | $1,199,000 | Phase 2B | 3,939 | 2007 | $304.39 |
Jun 15, 2022 | $890,000 | Phase 2 | 2,639 | 2007 | $337.25 |
Oct 19, 2022 | $1,242,500 | Phase 2 | 2,740 | 2015 | $453.47 |
Sep 11, 2023 | $860,000 | Phase 2 | 2,802 | 2007 | $306.92 |
Nov 28, 2023 | $920,000 | Phase 2B | 2,548 | 2008 | $361.07 |
Dec 5, 2023 | $850,000 | Phase 2 | 2,596 | 2007 | $327.43 |
Apr 24, 2025 | $975,000 | Phase 2 | 3,192 | 2007 | $305.45 |
Oct 29, 2025 | $1,235,000 | Phase 2B | 3,070 | 2014 | $402.28 |
Apr 6, 2026 | $925,000 | Phase 2B | 2,548 | 2008 | $363.03 |
May 12, 2026 | $912,000 | Phase 2 | 2,845 | 2007 | $320.56 |
Source: Collier County recorded deeds, DOR-qualified arm's-length improved sales over $100,000, as held in the county's sales file (newest recorded sale in the file: June 30, 2026). "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.
On the county deed file, fourteen is an even number, so the median, $942,500, is the average of the two middle sales ($925,000 and $960,000) and is not itself a sale price. The median price per county square foot is $332.34 (the average of the 14 per-sale ratios is $344.24). The 14 sales total $13,883,500. Twelve of the 14 were 2006-to-2008 Centex-era homes, which sold from $790,000 to $1,199,000 with a median of $922,500; the only two 2013-to-2015 Minto-era homes to resell, in October 2022 and October 2025, brought $1,242,500 and $1,235,000, the two highest prices on the list.
The shorter windows hold too few sales for a median on either record. On the Southwest Florida MLS the latest 12 months, to September 24, 2026, hold six closings: $1,235,000 (November 2025), $925,000 (April 2026), $912,000 (May 2026), $1,195,000 (July 2026), $1,150,000 and $1,148,000 (both September 2026). The latest 24 months add $975,000 (May 2025), and the latest 36 months hold nine. The county deed file, which ends June 30, 2026, holds three sales in its latest 12 months: $912,000, $925,000 and $1,235,000. Any "12-month median" quoted for Hollybrook is the middle of six houses at most.
On the Southwest Florida MLS, 18 closings in 60 months is about 3.6 sales a year, roughly 7% of the 51 homes, and the latest 12 months held six. On the county deed file, fourteen qualified resales on 51 homes in about 57 months is roughly 5.8% of the homes a year, about three a year. Another 21 recorded transfers in the same five years were not qualified by the county, most of them family, trust or zero-dollar deeds; three of those carried prices over $100,000 and are left out of every figure here because the county did not treat them as open-market sales.
On September 24, 2026 the Southwest Florida MLS showed two active Hollybrook listings, at $1,050,000 (128 days on market) and $758,000 (184 days on market) (Southwest Florida MLS, active listings, pulled September 24, 2026). Pending sales were not part of that pull; call Marc at (239) 287-5873 for today's inventory on Heather Woods Court.
Hollybrook at TwinEagles is 51 homes on one private cul-de-sac inside TwinEagles, and it trades three to four times a year, so every sale sets the comparable for the next one. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own on Heather Woods Court, start with a free Hollybrook 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 Collier County name McGreevy and Comisar among the best real estate agents in Naples.
Hollybrook home prices have run a full cycle on the county record: Centex's new homes closed at a median of $736,250 from 2006 to 2008, resales fell to a median of $385,000 in 2012, the Minto-era new homes closed from $701,700 to $962,200 in 2013 to 2015, and resales have run from $790,000 to $1,242,500 since late 2021.
Data updated: September 2026. Source: Collier County recorded deeds, DOR-qualified improved sales over $100,000.
Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
2006 | 4 | $715,150 | $625,400 | $809,700 |
2007 | 25 | $780,800 | $545,000 | $897,400 |
2008 | 6 | $638,300 | $586,600 | $696,600 |
2009 | 1 | $455,000 | $455,000 | $455,000 |
2010 | 3 | $409,000 | $345,000 | $500,000 |
2011 | 4 | $421,250 | $300,000 | $475,000 |
2012 | 4 | $385,000 | $343,000 | $430,000 |
2013 | 4 | $502,500 | $394,000 | $701,700 |
2014 | 2 | $453,750 | $437,500 | $470,000 |
2015 | 12 | $735,350 | $500,000 | $962,200 |
2016 | 1 | $712,500 | $712,500 | $712,500 |
2017 | 2 | $680,550 | $625,000 | $736,100 |
2018 | 2 | $473,950 | $450,000 | $497,900 |
2019 | 2 | $557,500 | $460,000 | $655,000 |
2020 | 5 | $565,000 | $485,000 | $835,000 |
2021 | 10 | $621,250 | $547,500 | $800,000 |
2022 | 6 | $1,062,500 | $890,000 | $1,242,500 |
2023 | 3 | $860,000 | $850,000 | $920,000 |
2025 | 2 | $1,105,000 | $975,000 | $1,235,000 |
2026 (to June 30) | 2 | $918,500 | $912,000 | $925,000 |
No qualified Hollybrook sale was recorded in 2024. Years with one to four sales are single houses, not a market; read them as dots on a line, never as a trend.
The first 32 qualified closings on the street, from November 30, 2006 to December 1, 2008, were new homes closing from the builder to their first owners, at $545,000 to $897,400 and a median of $736,250. Most closed in 2007, when 25 qualified Hollybrook sales were recorded, the busiest year the street has ever had. The last few new homes of the Centex era closed into a falling market in 2008 at $586,600 to $696,600.
Resales fell below $500,000 from 2009 and bottomed in 2011 and 2012, when the lowest qualified Hollybrook sale on record, $300,000, was recorded in August 2011 and the four 2012 sales had a median of $385,000. That period also left 12 Hollybrook lots unbuilt; they passed to the new TwinEagles developer in a single multi-parcel deed in September 2010.
The first Minto-era Hollybrook home, which a 2013 elevation certificate lists as owned by Minto Communities, closed on November 22, 2013 at $701,700, and seven more qualified closings of new homes in 2015 ran from $726,900 to $962,200. A 2015 developer release carried by the Naples Daily News put Minto's Hollybrook prices "from the $600s to the low $900s" (Naples Daily News, April 27, 2015), which the deeds bear out.
Resales drifted between about $450,000 and $835,000 for six years, with 2021's ten qualified sales at a median of $621,250, still below the 2007 new-home median.
The 2022 run-up moved Hollybrook into a new band: six 2022 sales at a median of $1,062,500, the first seven-figure Hollybrook resales on record, and every qualified sale since has been $850,000 or more. The two most recent, $925,000 in April 2026 and $912,000 in May 2026, are both Centex-era homes; the October 2025 sale at $1,235,000 was a 2014 Minto-era home.
Hollybrook was born in the 2005 Grand Arbors release that the Bonita Bay Group sold by lottery, built out by Centex Homes as detached villas from 2006 to 2009, finished under Minto's program for the Ronto Group developer from 2013 to 2015, and has been run by its own owners' association on a street it owns since then.
The Bonita Bay Group bought TwinEagles in 2000 and introduced a second section, Grand Arbors, with a second golf course by Gary Player. According to the master association's own history, the first Grand Arbors release in 2005 was sold by lottery and "included the neighborhoods of Bramble Point, Covent Garden, Hedgestone, Hollybrook, and Wicklow" (TwinEagles HOA Community FAQs). The county deed file shows Hollybrook lots changing hands in groups of five to ten in December 2005, May 2006 and June 2006, the pattern of a builder taking down lots before construction.
Centex incorporated the Hollybrook association in August 2006 as declarant and staffed a sales team on site; a Naples Daily News brief that October had a Centex salesperson "representing Centex-built homes in the single-family home neighborhoods of Wicklow and Hollybrook" (Naples Daily News, October 29, 2006). Centex marketed its Palomino and Victoria models as detached villas with pools and raised spas facing the Aerie course.
The Bonita Bay Group closed the club in 2009 and sold the community in 2010 to The Ronto Group, backed by Angelo Gordon. The Hollybrook declarant rights moved from Centex to the new developer that year, and the association's board changed from Centex appointees to the new developer's appointees on October 1, 2010, with KEB Management Services taking over as manager, according to the association's 2010 amendment filing.
The developer's Second Amendment, recorded on the last day of 2012, rewrote the covenants for a new builder: it raised the maximum home size from 2,800 to 4,000 square feet of air-conditioned space and added builder definitions. The developer's website then listed "Hollybrook - 67' LOTS" and "Hollybrook by Minto" (developer page, December 2013, Wayback Machine). The remaining 12 homes were built from 2013 to 2015, the last closing in 2015; the 2015 release described "the sell out of 10 single-family residences on 10 homesites in the community's Hollybrook neighborhood" in six floor plans. Whether all 12 were Minto homes or two came from another builder is not settled by a public record we reached, so this page calls them the Minto-era homes.
The developer turned TwinEagles over to its members at the end of 2018, and the members approved the transfer of the club in January 2019. Hollybrook's association has been managed since by outside firms under an owner board: KEB Management Services into 2023, MAY Management Services from the same Pine Ridge Road office in late 2023 and early 2024, and, on the association's current state filings and its own website, Complete Property Management of SWFL on North Horseshoe Drive since April 2024.
Hollybrook's 51 homes are all detached single-family homes on their own lots: 39 from the Centex era of 2006 to 2009, sold as "detached villas," and 12 built from 2013 to 2015 under Minto's program, sold as single-family residences. The county codes all 51 the same way, so "villa" here describes a floor plan and a marketing label, not an attached home or a condominium.
That distinction matters because buyers searching for "TwinEagles villas" sometimes expect a shared wall or a condominium association. Hollybrook has neither. Each owner holds fee title to the lot and the house, and the association's role is limited to the yard, the street and the covenants.
Centex's two Hollybrook models named in the press were the Palomino and the Victoria, described in 2009 as detached villa homes with pools and raised spas "pushed to the corner of the villas' screened enclosures" to face the course. On the 2026 roll, the 39 Centex-era homes carry a county building area from 2,408 to 3,939 square feet, median 2,762, measured by the county's building-area field (which includes areas an MLS listing does not count as living area). The 2006 covenants capped homes at 2,800 square feet of air-conditioned living area, which helps explain why the Centex homes fall in a narrow size band.
Minto's Hollybrook homes were sold in "six floor plans" of "2,600 to 3,000 square feet" under the builder's own measure, according to the 2015 release. On the roll the 12 homes of 2013 to 2015 run from 2,740 to 3,354 square feet of county building area, median 2,909, and they were built under the 2012 amendment that raised the cap to 4,000 square feet. The one Minto home with an elevation certificate in the county's file was certified in October 2013 with its floor at 19.3 feet above sea level (NAVD 1988), more than three feet above the base flood elevation printed on the certificate.
Across all 51 homes, county building area runs from 2,408 to 3,939 square feet with a median of 2,802. The recorded covenants now require every home to have between 2,100 and 4,000 square feet of enclosed air-conditioned living area, so an addition or rebuild must stay inside that band as well as pass architectural review.
The county roll gives 2006 to 2009 for 36 homes, 2013 to 2015 for 12, and 2023 or 2025 for three. Those last three are not new houses: all three have builder closings from 2006 to 2008 in the deed record, and one of them pulled a reroof and a window-and-door permit in 2026. A late year on the roll usually marks a major renovation the county re-coded, not a teardown. Read it as "built 2006 to 2008, renovated since," and ask for the permits.
The Centex villas were sold as pool homes, and the permit file shows owners still adding and replacing: a new $184,672 pool was permitted on Heather Woods Court in March 2026, and five screen-enclosure permits were issued in 2025 and 2026. Two full reroofs were permitted in December 2025 and April 2026, and ten window, door and shutter permits since January 2024 show owners hardening openings. Every exterior change, from a new screen cage to a new paint color, needs architectural approval first.
Hollybrook lots run from 0.20 to 0.40 acre on the county roll, a median of about 0.24 acre or roughly 10,450 square feet, and the developer marketed them as 67-foot lots. Homes must stay between 2,100 and 4,000 square feet of air-conditioned space, and every exterior change passes the TwinEagles architectural reviewer.
Most Hollybrook lots cluster between 0.23 and 0.26 acre. The larger ones sit around the far loop and the cul-de-sac, where lots reach 0.29 to 0.31 acre, and the two lots at the very end of the cul-de-sac are the largest on the street at 0.40 acre each. Pie-shaped cul-de-sac lots trade some street frontage for a wider rear yard, which is where the pool and lanai are.
The 2006 articles define each lot as a "Homesite Area" plus, where it applies, a golf course easement, an access and utility easement, a stormwater management easement or a preserve easement. The recorded covenants bar structures, trees or shrubs on drainage or utility easements without the association's written consent, and irrigation time clocks sit inside utility easements on some lots under association control. A survey shows which easements cross a given lot.
The covenants add rules for lots on a lake: no dock, boathouse or mooring, no filling the lake to enlarge a lot, and no changes to the slope of the bank. The master association separately maintains the lakes and their banks and ran a lake-bank remediation program in 2026.
Listing sheets rarely give lot area, and the plats measure lots in feet, not acres. The county roll carries the acreage used on this page; the plat and a survey carry the dimensions. For a buyer comparing two Hollybrook homes, the lot's view and its orientation to the afternoon sun usually matter more than a few hundred square feet of lot.
Every Hollybrook home carries a deeded, mandatory membership in The TwinEagles Club in one of three categories, Golf, Sports or Social, and the buyer pays the club an initiation fee at closing: $150,000 for Golf, $60,000 for Sports or $45,000 for Social as posted in September 2026. Golf is not free with the house; the category runs with the home.
This is the single most misunderstood fact about TwinEagles, and older marketing still repeats the mistake. The club's own words settle it: "Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)," and the initiation fee is paid by the buyer (The TwinEagles Club, membership, read September 24, 2026).
The master association's history explains that the 2018 separation of the club from the developer "clearly defines The TwinEagles Club as a private club as opposed to a bundled community" (TwinEagles HOA Community FAQs). From 2011 to 2018 the Ronto developer advertised a golf membership with the purchase of a new home, and the 2015 Minto release repeated that promotion; that was the developer's new-construction sales program, and it ended with the developer. A Hollybrook resale today conveys the category deeded to that home, and the buyer pays the club's current initiation fee for it.
The category is specific to each home, and it appears on the club's estoppel letter for that address. Golf is capped at 614 memberships across the 717 homes, so a Hollybrook home may be deeded Golf, Sports or Social. Before you write an offer, ask the seller for the category in writing and confirm it on the club estoppel.
The club began charging a resale initiation fee in April 2021, at $30,000 for Golf, and raised it in steps under its Initiation Fee Policy. The September 2026 figures are $150,000 Golf, $60,000 Sports and $45,000 Social. The club's 2024 Membership Agreement adds "a transfer fee to acquire my membership in the amount of $3,500," and the signed agreement must reach the club seven days before closing.
The Initiation Fee Policy exempts several transfers, including transfers to a spouse and certain family and estate-planning transfers, and an existing member who moves within TwinEagles to a home in the same or a lower category and occupies it. Read the current policy for the exact wording before you rely on an exemption; the club decides.
Sports and Social members can play on a limited basis by paying green and cart fees under the club's rules, and a change of category depends on the Golf cap and the club's upgrade policy, which is set in the club's membership plan rather than in a public document. If golf is the reason you are buying, buy a Golf-deeded home.
The club requires its own estoppel for every sale, the signed Membership Agreement and transfer fee seven days before closing, and payment of the initiation fee at closing. The master association and the Hollybrook association each issue their own estoppel as well, so a Hollybrook closing needs three letters, as the club's estoppel sheet lists for Heather Woods Court.
A Hollybrook owner uses The TwinEagles Club's amenities under the membership category deeded to the home, plus the gate, lakes, preserves and walking routes of the TwinEagles master association. Hollybrook itself has no pool, clubhouse or gate of its own; its only common property is the private street and two landscape tracts.
The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened on January 15, 1999 and was renovated by Nicklaus Design in 2021, reopening in January 2022; it plays to 7,420 yards, par 72, rated 75.9 with a 145 slope from the back tees on the club's 2024 scorecard. The Eagle, the course Hollybrook was built around, opened in 2007 as Gary Player's Aerie, was rebuilt by Steve Smyers with Patrick Andrews and reopened in 2012; it plays to 7,607 yards, par 71, rated 77.5 with a 150 slope. Both courses earned Audubon International Gold Signature Sanctuary certification in 2023.
The clubhouse was renovated and expanded in a member-approved project completed in 2023, which its construction manager lists at 71,376 square feet. Dining runs through the Grille Room and Terrace, the Midway Cafe and the Tiki, and the club's resort-style pool and spa cover about 2,500 square feet.
The club has two Har-Tru tennis courts, four tournament-size pickleball courts, four lighted bocce courts and a fitness center with classes and trainers, according to its Club Life page.
The TwinEagles Homeowners Association runs the guarded gatehouse, the roads outside Hollybrook, the lakes and preserves, the boulevard landscaping, street lights and trash contracting, and the architectural review that approves exterior changes. It also coordinates community programs such as the 2025 to 2026 deer relocation effort described on its deer relocation page.
TwinEagles has no marina, no boat access and no beach club; a Gulf beach club was in the 1997 announcement and was never built. There are no non-resident memberships, no full-service spa and no playground inside the gate.
Owning a Hollybrook home means five recurring bills: the TwinEagles master assessment ($3,735.72 per home in the 2024 approved budget), the Hollybrook neighborhood assessment ($3,508.01 per home in the 2023 budget, billed $877 a quarter), club dues for the deeded category, Collier County property tax, and irrigation water where the association no longer pays it.
Together the two association layers ran about $7,244 a year on the latest public budget of each, before club dues and taxes. Club dues, neighborhood assessments and master assessments change each fiscal year and are not all posted publicly; the club, master association and neighborhood estoppel certificates for a specific home state the current figures.
Line | 2023 | 2024 |
|---|---|---|
Operating assessment per Hollybrook home | included in total | $3,075.72 |
Reserve assessment per Hollybrook home | included in total | $660.00 |
Total per Hollybrook home | $3,495.21 | $3,735.72 |
Source: TwinEagles HOA approved 2024 budget, November 8, 2023. The master assessment is billed once a year on January 1 and pays for the gate and security, roads, lakes and preserves, common landscaping, street lights and trash contracting. For comparison, the 2024 figure was $4,392.76 for a Wicklow home and $3,610.23 for a Bramble Point home. The 2025 and 2026 master budgets are posted only to owners.
The Hollybrook association's 2023 operating budget was $178,908.32 for 51 homes: $3,508.01 per home per year, $877.00 per quarter, $292.33 a month, according to the budget mailed to owners for the November 16, 2023 budget meeting and posted on the association's public notices page. Its largest lines were landscape maintenance ($94,704), irrigation water for the lots ($25,320), mulch and pine straw ($15,900), tree trimming ($12,500), management ($8,052) and irrigation repairs ($6,000). The four 2024 options presented at that meeting ran from $3,120.20 to $3,744.08 per home a year ($780.05 to $936.02 a quarter), depending on which landscape company the board chose and whether irrigation water stayed in the budget. The adopted 2024, 2025 and 2026 figures are not public; the Hollybrook estoppel for a specific home states the current quarterly amount.
Club dues depend on the category deeded to the home. The last dues schedule the club posted publicly, for fiscal 2022, put Full Golf operating dues at $13,870 a year plus capital dues of $1,207 and capital improvements of $323 before 7% sales tax, with Sports and Social far lower, plus a Phase One capital assessment of $244 a month for Golf that runs 12 years from September 2020 and passes to a buyer (FY2022 Dues and Fees). Current dues are set each fiscal year and appear on the club estoppel for a specific home.
On the county's preliminary 2026 roll, estimated total tax on the 51 Hollybrook homes runs from about $4,701 to $13,039, with a median of about $9,778. The low end is a long-held homestead protected by Florida's Save Our Homes cap; a buyer's first bill resets toward the purchase price. TwinEagles falls in millage area 285, and the county's 2025 tax bills for TwinEagles homes carry one non-ad-valorem line, the $261.91 county garbage assessment. Use the Collier County Tax Collector's site for a specific bill.
TwinEagles irrigation water comes from Resource Conservation Systems, a non-potable irrigation utility whose 2026 tariff sets a base charge by lot size plus a usage rate. In Hollybrook the association historically paid the lots' irrigation water as one bill; in November 2023 the board asked owners to approve an amendment so each owner pays their own water bill, noting that "66% of the residents pay more for irrigation water than they are using each month." The association keeps maintaining the irrigation system either way. Whether the amendment passed is not in a public record we could reach; the Hollybrook estoppel will show whether water is still in the assessment.
Homeowners and flood insurance are the owner's cost and vary by roof age, openings protection and the flood zone and letters for the specific lot; the flood and insurance sections below explain what to ask for.
A Hollybrook sale carries three estoppel letters (club, master association and Hollybrook association), the club's $3,500 transfer fee and its initiation fee paid by the buyer, the master association's buyer screening, and Florida documentary stamp tax on the deed, usually paid by the seller in Collier County.
No. TwinEagles has no community development district: the 2025 county tax bills for TwinEagles homes carry one non-ad-valorem line, the county garbage assessment, and the state's Official List of Special Districts names no TwinEagles district. No Hollybrook special assessment appears in the association's public notices.
The master association funded its lake-bank restoration and its entry landscape project without a special assessment, according to its 2025 and 2026 notices, including the June 2026 lake-bank update.
The club's live capital charge is the Phase One capital assessment for the $22.5 million Talon and clubhouse program, which runs to 2032. The club's FY2024 federal return shows about $23.3 million outstanding on the loan that financed that program (IRS Form 990 via ProPublica).
The Hollybrook association's 2023 budget carries no reserve line for the street; any future repaving, lighting or signage replacement on Heather Woods Court would be funded by the neighborhood association under its covenants. Ask for the current budget and any board minutes on road repair before you buy.
Hollybrook homes are governed by two layers of recorded covenants: the TwinEagles master declaration with its use restrictions and design review guidelines, and the Declaration of Neighborhood Covenants and Restrictions for Hollybrook at TwinEagles, as amended in 2012 and 2015. The neighborhood layer adds the association's landscaping duties, a 30-day, three-leases-a-year rental rule, the private road and a 2,100 to 4,000 square-foot home-size band.
Document | Who issues it | What it controls |
|---|---|---|
Amended and Restated Declaration of CC&Rs for TwinEagles, with amendments | TwinEagles Homeowners Association (recorded) | Master assessments, common areas, architectural review |
Use Restrictions (Exhibit C, recorded 2024) | TwinEagles Homeowners Association | Leasing, pets, vehicles, signs, holiday decor community-wide |
TwinEagles Rules and Regulations (2021) | TwinEagles Homeowners Association | Shutter timing, lakes, golf carts, day-to-day rules |
Declaration of Neighborhood Covenants and Restrictions for Hollybrook at TwinEagles (2006), Second Amendment (2012), Third Amendment (2015) | Hollybrook at TwinEagles Homeowners Association (recorded) | Lot maintenance, irrigation, the private road, leasing, home size, alterations |
Articles of Incorporation (2006) and Bylaws | Hollybrook association | Board, voting, meetings, litigation approvals |
Recreational covenants (2005, 2010) and club documents | The TwinEagles Club | Deeded membership, initiation, transfer |
The master Use Restrictions and Rules and Regulations are public on the master association's site. The Hollybrook covenants are recorded with the Collier County Clerk; the association's own copies of its governing documents and financials are on the members-only pages of its website.
Under section 7.5.2 of the neighborhood covenants as amended, the association maintains the landscaping on every lot, "including mowing, fertilizing, edging, trimming," and all portions of each lot's irrigation system, and it controls the irrigation clocks; owners may ask for watering times, but "the Association shall have full control of such timing." The owner maintains the house, the roof, the pool and screen enclosure, the driveway, and any landscaping the owner adds with approval. A 2023 amendment proposal would also have ended the association's duty for "painting, upkeep of any sidewalks, parking areas and driveways, the Roadway and the Storm Water Management System"; ask the association whether it was adopted.
Every home must contain "a minimum of two thousand one hundred (2,100) square feet and a maximum of four thousand (4,000) square feet of enclosed air conditioned living area" (Second Amendment, section 2.3.1). No addition or exterior alteration, "including, without limitation, the painting, staining, or varnishing of the exterior," may be made without the reviewer's prior written approval, "which approval may be withheld for purely aesthetic reasons." Painting a home "in a color other than the color originally placed" by the builder also needs approval.
The covenants list the improvements that need prior written approval: "any building, shed, play structure, basketball hoops, soccer goals, swing sets, athletic/play equipment, wall, topographical feature, mailbox, landscaping, lawn sculpture, fence, swimming pool, tennis court or screened enclosure." In practice that means every pool, screen cage, fence or planting change goes through architectural review before a permit is pulled.
Shutters need the reviewer's consent, which "may not be unreasonably withheld," and the reviewer adopts hurricane shutter standards "in accordance with Florida Statutes" and must provide them within five business days of a written request. The master rules add timing: rear and side shutters may stay up during hurricane season, front shutters go up only when a storm threatens Naples, and all come down within 14 days.
Satellite dishes of one meter or less are allowed as federal law requires, subject to reasonable placement rules. Vehicles park only in driveways or garages; no one may repair a vehicle outside a closed garage, and an inoperable or unregistered vehicle may not stay outside a garage for more than two days. The master restrictions keep pickups, commercial vehicles, boats and trailers in enclosed garages. Horns, loud equipment and "noxious odors" are barred as nuisances.
If a home is damaged, the owner must within a reasonable time either rebuild or repair it after any required approval, or clear the lot and grass it over "in a sightly manner." A rebuilt home must match the size and type of the original "without substantial alteration" unless the reviewer approves a change.
The 2006 articles require the association to obtain "the approval of three-fourths (3/4) of all Members" before suing anyone, except to collect assessments, enforce use restrictions, act in an emergency or file a compulsory counterclaim. It is an unusual protection for owners against surprise litigation costs.
A Hollybrook renovation that touches the exterior, the landscape or the lot needs written approval from the TwinEagles architectural reviewer under the master design review guidelines before a Collier County permit is pulled, and landscape changes also need the Hollybrook association because it maintains the yard.
The recorded covenants require an owner to "submit two (2) complete sets of plans and specifications prepared by an architect, landscape architect, engineer or other person determined by the Reviewer to be qualified, showing the nature, dimensions, materials and location," together with any security deposit the reviewer sets. The master association's architectural review page posts the current forms and submission route. Approval comes first, then the county permit, then the work.
Because the Hollybrook association maintains the lot landscaping, any change to the design or plant material installed by the builder "requires approval by the Reviewer," and "the Owners will be required to pay for such increased landscaped costs." If you add beds or specimen plants, expect the landscaper to bill you for the extra maintenance.
If an owner fails to maintain a lot or home as the covenants require, the association may, on 30 days' written notice, enter the lot, do the work and assess the cost, including legal fees, against that owner. Unapproved exterior work can be ordered removed at the owner's cost.
Architectural approval is not a building permit, and a county permit is not architectural approval. A buyer should ask for both, for every exterior change since the home was built, and a seller should gather both before listing.
No. Hollybrook at TwinEagles has no age restriction: neither the recorded neighborhood covenants nor the TwinEagles use restrictions contain 55-and-over or housing-for-older-persons language, and the Housing for Older Persons Act does not apply. Anyone may buy and live in a Hollybrook home.
Hollybrook's buyers skew toward retirees and second-home owners, the villa floor plans read as an empty-nester product, and the census block group around TwinEagles has a median age of 66.2. None of that is a legal restriction.
An unrestricted neighborhood can sell to any buyer, including families who want TwinEagles' assigned schools, Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26. The one rule that looks like an occupancy limit is the covenant defining a family as persons related by blood, marriage or adoption "or not more than two (2) unrelated persons living as a single housekeeping unit."
Yes, with limits. The Hollybrook covenants and the TwinEagles use restrictions both require leases of at least 30 consecutive days, no more than three leases in any calendar year, the whole house only, and no time-sharing; the lease goes to the association before the tenant moves in, and the master association screens tenants.
The Second Amendment reads: "No Dwelling Unit shall be leased for a term of less than thirty (30) consecutive days and no Dwelling Unit may be leased more than ... three (3) times in any calendar year." It raised the limit from two leases a year. It also bars renting "any portion of a Dwelling Unit (other than an entire Dwelling Unit)" and leasing on a time-share basis.
Every lease must let the association terminate it if the tenant breaks the covenants. The owner is jointly liable with the tenant for damage the tenant causes, and if an owner falls behind on assessments the association may require the tenant to pay rent directly to the association.
The master association screens buyers and tenants through its TenantEV process, and the 2024 master use restrictions added renter screening criteria. Club privileges for tenants follow the club's rules for the membership category.
A seasonal rental of one to three months works under the rules; a vacation rental by the week does not. Many Hollybrook owners use the home seasonally themselves, and the association's lawn care makes an absentee owner's home look occupied, which helps both rentals and resale.
Hollybrook owners may keep a reasonable number of dogs, cats or other usual household pets under the TwinEagles use restrictions; pets must be leashed or confined outside, licensed and inoculated, and no breeding or livestock is allowed. The Hollybrook board also asks owners to use the neighborhood's doggie stations.
The Hollybrook board wrote to residents in 2018: "please utilize the doggie stations to dispose of dog waste," and asked owners whose dog "happens to go in someone else's yard" to clean up after it, ending "Keep it clean and keep it green." With the association maintaining every lawn, pet waste is a shared cost, and neighbors notice.
TwinEagles backs onto preserve, and residents see deer, turkeys, alligators, bobcats and occasionally black bears. Keep small pets leashed near the lakes, and use wildlife-proof garbage cans as the covenants require.
A pet that becomes a nuisance can be ordered removed at the master association board's request under the use restrictions. Barking and waste complaints are the usual cause.
Hollybrook sits mostly in FEMA Zone X, the area of minimal flood hazard, with pockets of Zone AH, a shallow-ponding high-risk zone, running through the lots: six of eight Heather Woods Court address points read Zone X and two read Zone AH on the effective maps, and the preliminary 2025 maps keep the same zone at every point. FEMA letters of map change cover at least 14 Hollybrook lots.
Flood risk in TwinEagles is a lot-by-lot question, not a street-by-street one. The honest answer for any single Hollybrook home comes from two documents the seller should have: the FEMA letter for that lot, if one exists, and an elevation certificate.
Point along the street | Effective zone | High-risk area | Preliminary zone | Ground elevation (ft, NAVD 1988) |
|---|---|---|---|---|
1, entrance end, north side | X | No | X | 17.6 |
2, entrance end | X | No | X | 17.7 |
3, middle, south side | X | No | X | 17.4 |
4, middle, north side | AH | Yes | AH | 17.3 |
5, far loop, south side | X | No | X | 18.1 |
6, far loop, north side | AH | Yes | AH | 17.8 |
7, cul-de-sac | X | No | X | 17.2 |
8, cul-de-sac end | X | No | X | 17.1 |
Source: FEMA National Flood Hazard Layer, panel 12021C0217H effective May 16, 2012; FEMA preliminary flood hazard layer; ground elevation from the USGS 3D Elevation Program. Points are eight Collier County Public Schools address coordinates spread along the street, listed by position rather than house number, and they are not house pads; a zone at an address point is not the zone of any house. Zone AH lies within 30 meters of every point checked.
FEMA's letters of map change name at least 14 Hollybrook lots: a 2012 Letter of Map Amendment that removed the house on one lot, a July 2013 Letter of Map Revision based on Fill covering 12 Block 104 lots (the Minto-era lots), whose recorded outcome FEMA lists as multiple determinations, and a 2019 Letter of Map Amendment that removed the house on a cul-de-sac lot. The one certificate in the county file for a 2013 home confirms that house was removed. "Structure removed" means the house is out of the high-risk zone even where part of the lot is still in it. FEMA records these letters as not incorporated into a later map, so when the new map takes effect in 2027 an owner should confirm the letter is revalidated.
The only Hollybrook elevation certificate in the county's public file is for a Minto home certified in October 2013 (Collier County elevation certificate). It lists the flood zones as "X and AH," a base flood elevation of 16 feet, and the top of the bottom floor at 19.3 feet, 3.3 feet above that base flood elevation, and the surveyor noted the property "has been removed from the Special Flood Hazard Area by LOMR-F Dated July 9, 2013 ... and is now in Zone Shaded X." Centex-era homes have no certificate in the county file, so a seller of a 2006 to 2008 home should order one.
FEMA issued preliminary replacement panels on March 20, 2025, and Collier County opened the 90-day appeal period on August 19, 2026, with the new map expected to take effect in summer 2027 (Collier County, August 2026). On the preliminary panels every Hollybrook point keeps the zone it has today.
Hollybrook lies in Florida's Category 5 storm-surge zone at every point tested, meaning the state's SLOSH model shows no surge reaching the street short of the most extreme hurricane, and in Collier County evacuation Zone E (Florida Division of Emergency Management surge zones; evacuation zones). Confirm your zone on the Collier County evacuation lookup each season.
Hollybrook's public record shows tree and landscape damage, not structural damage, from the storms of the last decade: after Hurricane Irma in 2017 the association removed dangerous trees, staked or replaced damaged ones and cleaned debris, and no storm-repair permits appear on Heather Woods Court after Hurricanes Ian (2022) or Milton (2024) in the county files reviewed.
Irma made landfall on Marco Island as a major hurricane on September 10, 2017 (National Weather Service Miami). The Hollybrook board's letters afterward describe "sporadic power, internet and phone services," a gas shortage, a first phase removing "dangerous" trees and limbs, a second phase staking or removing damaged trees and shrubs, and county warnings about sewer overflows. The manager's November 2017 note reported cleanup "almost completed," mulch scheduled and the association paying to power-wash the sidewalks. A neighbor's report from Covent Garden the night after landfall recorded "Couple of Roof Tile missing" and "No flooding of units" there.
Hurricane Ian in 2022 and Hurricane Milton in 2024 were coastal-surge disasters for much of Southwest Florida (NWS Ian summary; NWS Milton impacts). We found no Hollybrook-specific damage record for either storm.
Collier County's monthly issued-permit files from January 2024 through July 2026 show 38 permits on Heather Woods Court, none of them a roof repair or storm-damage permit. The two reroofs, in December 2025 and April 2026, are full replacements with no cause stated, and 10 window, door and shutter permits show owners upgrading openings.
No hurricane made landfall in Florida in 2025. The 2026 season runs through November 30; this section is updated after it closes.
Hollybrook insurance turns on three things a buyer can document: the flood zone and FEMA letter for the lot, the home's roof and openings protection, and the building-code era, which for every Hollybrook home is the Florida Building Code, first effective statewide in 2002.
A home removed from the high-risk zone by a FEMA letter, or sitting in Zone X, is generally not required by a lender to carry flood insurance, but Collier County's rating as a Class 5 community in FEMA's Community Rating System earns a 25% discount on National Flood Insurance Program premiums (FEMA CRS list, April 1, 2026). NFIP premiums now follow FEMA's Risk Rating 2.0 method, with annual increases capped at 18%.
Citizens Property Insurance requires flood coverage on wind-covered primary residential policies from January 1, 2027 (Citizens flood requirement). A Hollybrook owner insured through Citizens should budget for a flood policy even in Zone X.
Every Hollybrook home was permitted in 2006 or later, under the Florida Building Code, in the wind-borne debris region with a design wind speed of about 160 miles per hour. Impact windows and doors, a newer roof and a current wind-mitigation inspection are what move a premium, and the permit file shows Hollybrook owners buying exactly those.
Hollybrook is served by North Collier Fire Control and Rescue District; its Station 10 on Immokalee Road "serves Twin Eagles" according to the district's station list.
Every Hollybrook address is zoned to Bear Creek Elementary School, Oakridge Middle School and Gulf Coast High School, according to live Collier County Public Schools address lookups for eight Heather Woods Court addresses on September 24, 2026 for the 2027 school year. All three schools earned an A for 2025-26.
School | Grades | Assigned to Hollybrook | 2025-26 grade |
|---|---|---|---|
Bear Creek Elementary School, 2400 Cub Court | K to 5 | all eight addresses checked | A (first graded year) |
Oakridge Middle School | 6 to 8 | all eight addresses checked | A |
Gulf Coast High School | 9 to 12 | all eight addresses checked | A |
Sources: Collier County Public Schools zone locator; Florida Department of Education school grades. Boundaries change; confirm a specific address with the district before you buy.
Bear Creek Elementary opened in August 2025 on Cub Court, a short drive from the TwinEagles gate, and earned an A in its first graded year (Bear Creek Elementary; WINK News, August 2025).
Both schools have been graded A for five straight years, and the district as a whole has been graded A for nine. The TwinEagles hub page covers drive times to each campus.
Private options within about 25 minutes of the gate include the Community School of Naples, Seacrest Country Day School, St. John Neumann Catholic High School and Naples Christian Academy. Florida Gulf Coast University, Florida SouthWestern State College's Collier campus and Ave Maria University are each about half an hour away.
Collier County's issued-permit files from January 2024 through July 2026 show 38 permits on 23 of Hollybrook's 51 homes and no new-home permit: 13 air-conditioning replacements, 10 window, door, shutter and storm-protection permits, five screen enclosures, two full reroofs, one new pool, one solar installation and a handful of alterations and revisions.
Permit type | Count | Declared value range |
|---|---|---|
Mechanical (air conditioning) | 13 | $7,450 to $15,914 |
Windows, doors, shutters and storm protection | 10 | $11,500 to $60,000 |
Aluminum structures (screen enclosures) | 5 | $15,000 to $28,500 |
Reroof | 2 | $57,250 and $64,155 |
New pool | 1 | $184,672 |
Solar | 1 | $55,268 |
Building alterations and permit revisions | 4 | $0 to $44,000 |
Electrical and garage door | 2 | $4,982 and $5,800 |
Source: Collier County issued building permits, monthly files January 2024 to July 2026 (the July 2026 file shown; the county posts one per month). Two rows repeated between the March and April 2024 files were counted once.
The pattern is a neighborhood of 2006 to 2008 homes reaching their first round of big replacements: air-conditioning systems, roofs and openings. Ask for the permit history of the home you are buying, look for a closed permit on any roof, window or A/C work the seller describes, and note that impact openings and a newer roof also lower the insurance quote.
Gather every closed permit and the matching architectural approval before listing. A 2007 roof with no replacement permit is the first question a Hollybrook buyer's inspector and insurer will ask, so price it in or replace it.
Hollybrook, like all of TwinEagles, is zoned A-MHO (rural agricultural with a mobile-home overlay) inside the county's Rural Fringe Mixed Use receiving-lands overlay on Collier County's current zoning map, and the land around it inside TwinEagles is golf course, lake and preserve owned by the club and the master association.
Collier County's zoning layer returns A-MHO, "Agricultural," with an RFMUO-Receiving overlay at both ends of Heather Woods Court (Collier County GIS services). Collier County approved a TwinEagles planned unit development in 1997, but the current zoning map shows the community as rural agricultural and it is not on the county's current PUD master list. The homes were built under the community's approved plan; the zoning label does not mean anyone can put a farm or a mobile home on a Hollybrook lot, because the recorded covenants limit every lot to one single-family home.
Inside the gate, Hollybrook is bordered by the Eagle course, lakes and preserve, all of which are common or club property in permanent use. Wicklow, whose street curves along the lakes just to the north, is the nearest neighborhood. There is no vacant developable land inside TwinEagles next to Heather Woods Court.
The larger changes are more than two miles south, across Immokalee Road: NC Square, approved by Collier County in July 2025 for up to 129 homes and 50,000 square feet of commercial space (Ordinance 2025-30), and Valencia Trails, the roughly 550-acre former TwinEagles tract that GL Homes bought in 2014 (Business Observer).
The county's 2025 Annual Update and Inventory Report rates the Collier Boulevard to Wilson Boulevard stretch of Immokalee Road over capacity and shows no funded widening. Hollybrook's position deep inside the gate keeps that traffic away from the street, but not from the drive out.
Daily life in Hollybrook runs on the TwinEagles master systems: one guarded gatehouse on Immokalee Road with barcode entry and dwellingLIVE guest passes, county trash collection with wildlife-proof cans, Collier County water and sewer, FPL electricity and Resource Conservation Systems irrigation water, with the Hollybrook association maintaining the private street and every yard.
Residents enter with a vehicle barcode; guests, contractors and deliveries are cleared through dwellingLIVE. Open houses are allowed only on Saturday and Sunday from 9 a.m. to 5 p.m., and the gate admits visitors from a list drawn from the MLS, as the Quick Guide for Realtors explains.
Collier County's contractor collects trash and recycling on the community schedule, and the Hollybrook covenants require "wildlife proof" garbage cans under the master association's rules. The county's garbage assessment appears as a non-ad-valorem line on each property tax bill.
The master association maintains the community's mailboxes except in Covent Garden, Dundee and Kinross, which use community mailbox stations; Hollybrook is not one of those three. A mailbox change is an exterior change and needs architectural approval.
Potable water and sewer come from Collier County, electricity from FPL, and irrigation water from Resource Conservation Systems through the association-controlled system on each lot.
Park in the garage or driveway only; the master rules bar street parking between 1 and 6 a.m. and keep pickups, commercial vehicles, boats, trailers and RVs inside enclosed garages. Personal golf carts may use community streets but not the golf courses, and must be garaged, according to the master association's Community FAQs.
From the Heather Woods Court entrance to | Miles | Minutes (off-peak) |
|---|---|---|
TwinEagles clubhouse | 0.51 | about 3 |
TwinEagles gate at Immokalee Road | 2.28 | about 9 |
Cul-de-sac end of Heather Woods Court | 0.3 | about 1 |
Source: OpenStreetMap routing (OSRM), September 24, 2026.
From the TwinEagles gate, I-75 is about 10 minutes, Mercato about 21, Vanderbilt Beach about 22, Waterside Shops about 24, Fifth Avenue South about 30 and Southwest Florida International Airport about 39, off-peak; add about nine minutes from Hollybrook to the gate, and more in season. The nearest emergency room, NCH's Northeast freestanding ER on Collier Boulevard, is about six minutes from the gate.
Hollybrook and Wicklow are the two Centex neighborhoods of the 2005 Grand Arbors release, next to each other in the middle of TwinEagles, and both have their own homeowners' association that maintains the yards. Hollybrook is 51 smaller villa-style homes on 67-foot lots at a lower price point; Wicklow is 59 larger traditional single-family homes on 75-by-160-foot lots that trade higher.
Buyers who want a lower entry price, a smaller house and yard to keep, and a short cart ride to the clubhouse usually land in Hollybrook. Buyers who want more house, a wider lot and a later Stock Signature Homes plan usually land in Wicklow at TwinEagles. Both pay the same club initiation fee for the same deeded category.
Decision factor | Hollybrook | Wicklow |
|---|---|---|
Homes | 51 | 59 |
Recorded plats | TwinEagles Phase 2 and Phase 2B, Block 104 | TwinEagles Phase 2 and Phase 2B, Block 103 |
Street setting | one private cul-de-sac, Heather Woods Court | Wicklow Lane |
Marketed lot | 67 feet (developer) | 75 by 160 feet (developer) |
Median lot on the county roll | 0.24 acre | 0.29 acre |
Median county building area | 2,802 sq ft | 3,240 sq ft |
Builders | Centex (detached villas, 2006 to 2009), Minto (2013 to 2015) | Centex (traditional single-family), then Stock Signature Homes |
Roll year built (median) | 2006 to 2015 era (2007) | 2006 to 2015 era (2009) |
Neighborhood association | Hollybrook at TwinEagles HOA; maintains lot landscaping and irrigation | Wicklow at TwinEagles HOA (Cardinal Management Group) |
2024 master assessment | $3,735.72 | $4,392.76 |
Homestead share (2026 roll) | 53% | 59% |
Qualified resales, 60 months | 14 | 9 |
Middle resale, 60 months | $942,500 (median of 14) | $1,260,000 (middle of 9) |
Price range, 60 months | $790,000 to $1,242,500 | $999,000 to $1,580,000 |
Median price per county sq ft, 60 months | $332.34 | $393.96 |
Choose it if | you want a villa-sized pool home near the clubhouse with the yard done for you | you want more house on a wider lot and can spend more |
Sources: Collier County recorded deeds (qualified sales, September 2021 to June 2026; county building area, not MLS living area) and the 2026 preliminary roll; TwinEagles HOA approved 2024 budget; developer pages (Hollybrook, 2013; Wicklow, 2019); the club's neighborhood HOA contact list.
Wicklow homes are bigger on the county roll, by about 440 square feet at the median, and sit on lots about a fifth larger; the Centex Wicklow models were sold as traditional single-family homes rather than villas, and Stock Signature Homes added later plans. Per county square foot Wicklow also runs higher, so the gap is not only size.
Both neighborhoods were Centex projects of the same years, both have an association that bills quarterly on top of the master assessment, both need three estoppel letters at a sale, both use the same gate, club and schools, and both sit a short drive from the clubhouse. A buyer who is priced out of Wicklow will find a similar setting, and the same membership, in Hollybrook.
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.
Hollybrook is the middle of the TwinEagles single-family price ladder on the county's own records: above Bramble Point, Fenhurst, Kinross and the Covent Garden condominiums, and below Wicklow, Wisteria, Lockford, Dundee, Hedgestone and the two estate neighborhoods. The yardstick below is the same for every row: Collier County recorded deeds over the 60 months to June 30, 2026.
Neighborhood | Homes | Qualified sales (60 mo) | Median or middle sale | Low | High | Median price per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|---|---|
Bramble Point | 41 | 12 | $772,500 | $635,000 | $975,000 | $365.83 | $3,610.23 |
Fenhurst | 57 | 24 | $840,000 | $685,000 | $959,900 | $369.06 | $3,407.73 |
Kinross | 86 | 20 | $885,000 | $650,000 | $1,210,000 | $373.76 | $3,402.96 |
Hollybrook | 51 | 14 | $942,500 | $790,000 | $1,242,500 | $332.34 | $3,735.72 |
Wicklow | 59 | 9 | $1,260,000 | $999,000 | $1,580,000 | $393.96 | $4,392.76 |
Lockford | 41 | 6 | $1,390,000 | $1,070,000 | $1,590,000 | $468.24 | $3,645.49 |
Wisteria | 46 | 10 | $1,495,000 | $1,012,500 | $1,860,000 | $519.82 | $3,734.79 |
Dundee | 61 | 20 | $1,537,000 | $1,150,000 | $2,051,000 | $516.19 | $3,646.26 |
Sources: Collier County recorded deeds, DOR-qualified improved sales over $100,000 recorded September 24, 2021 to June 30, 2026 (county building area, not MLS living area); TwinEagles HOA approved 2024 budget. Wicklow's nine and Lockford's six sales are fewer than ten, so their figure is the middle sale (or middle pair), not a reliable median.
Bramble Point at TwinEagles is the closest match in age and price: 41 Pulte homes built in 2006 and 2007, with its own residents' association. Bramble Point homes are smaller on the county roll (a median of 2,124 square feet against Hollybrook's 2,802) on smaller lots (a median of 0.19 acre against 0.24), and its five-year median of $772,500 sits $170,000 below Hollybrook's. A buyer who wants a Hollybrook-type pool home for less should tour both streets.
Hollybrook's median price per county square foot, $332.34, is the lowest of the eight neighborhoods above. The county's building-area figure is not air-conditioned living area, and one likely reason for the low ratio is that it counts roofed areas that a pool-oriented villa plan has in quantity, so the Centex villas may carry a large county number relative to their living space. The other is simply price: Hollybrook sells below most of its neighbors. Read the figure as a reason to compare Hollybrook homes against each other, not against a neighborhood of different plans.
TwinEagles has 12 neighborhoods for governance and 17 names on the club's site plan because The Estates is split into six enclaves. Hollybrook is one of seven with its own neighborhood association, and its association owns and lights its own street under the recorded covenants. The TwinEagles community page describes all 12.
Hollybrook's strengths are price, maintenance and location inside TwinEagles: a pool home with a deeded membership for less than most single-family streets in the gate, with the lawn and sprinklers handled by the association and the clubhouse half a mile away. Its weaknesses are smaller lots, older homes reaching their replacement years, and three layers of fees.
In our experience selling and showing homes in TwinEagles, Hollybrook buyers decide on three things in this order: the view behind the lanai, the membership category deeded to the house, and the age of the roof and air-conditioning system. Floor plan comes fourth, because the plans on the street are similar.
Homes of the same county size have sold far apart on the county record: two 2,802-square-foot Centex homes recorded at $1,165,000 in April 2022 and $860,000 in September 2023. Market timing explains some of that; in our experience the rest is usually what the pool looks at: fairway, lake or preserve. We photograph the rear view first and price against the closest match in view, not in square footage.
A Golf-deeded Hollybrook home competes with every golfer shopping TwinEagles under $1.3 million. A Sports or Social home competes for a different buyer. We order the club estoppel before listing so the category and the current dues are in the listing file on day one.
Hollybrook buyers' inspectors focus on 2006 to 2008 roofs, original air-conditioning systems and non-impact openings. A seller with closed permits for those items removes the largest credit request from the negotiation.
The only two 2013-to-2015 Minto-era homes to resell in five years, in 2022 and 2025, recorded the two highest Hollybrook prices. Newer construction under the 2012 covenants, and the FEMA letter that covers those lots, are likely part of why.
Most of what is written about Hollybrook at TwinEagles online comes from listing sites, and several statements repeat that the public record contradicts: on the golf membership, the word villa, the neighborhood fees, the street address and the flood zone. Here are the corrections, each tied to a record.
It is not. Every TwinEagles home is deeded a membership category, and the buyer pays the club's initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social as posted on the club's membership page in September 2026. The phrase dates from the 2011 to 2018 developer program for new homes, which the master association's own history now distinguishes from a "bundled community."
They are not. Centex used the word "villa" for its Palomino and Victoria plans, but the county codes all 51 Hollybrook homes as detached single-family homes on their own lots, and the association's articles state it is "NOT a condominium association."
It does. Hollybrook is one of seven TwinEagles neighborhoods with its own association and its own assessment, $3,508.01 per home in the 2023 budget, billed quarterly, and a Hollybrook sale needs its own estoppel.
The association's state filing gives its principal address as "Hollybrook Court, Naples," but no such street exists inside TwinEagles. Every Hollybrook home is on Heather Woods Court, which the county roll and the covenants both confirm.
Both are too simple. Most address points on the street read Zone X, two read Zone AH, and FEMA letters of map change cover at least 14 lots. The answer for one home is its letter and its elevation certificate.
If you're searching for a Hollybrook at TwinEagles listing agent, or thinking, 'I need someone to sell my Hollybrook at TwinEagles home...', you want a team that can read your club estoppel, your master and neighborhood estoppels, your lot's FEMA letter and your permit history before a buyer's attorney does, and price a home on a street that trades three to four times a year.
McGreevy and Comisar bring the credentials to that file:
On the Southwest Florida MLS, Hollybrook at TwinEagles closed 18 home sales in the 60 months to September 24, 2026, and we tracked every one of them: $18,266,500 in total volume, from $790,000 to $1,242,500, a median of $960,000 (both middle sales were $960,000), a median of 52 days on market and a median sale-to-list ratio of 95.71%, with 4 of the 18 at or above list. The latest 12 months hold six MLS closings from $912,000 to $1,235,000, three of them since July 2026 at $1,195,000, $1,150,000 and $1,148,000 (Southwest Florida MLS, 60 months, pulled September 24, 2026). The Collier County recorded-deed file, through June 30, 2026, holds 14 qualified resales in the same period at a median of $942,500. Data updated: September 2026.
Start with a free Hollybrook at TwinEagles home valuation, priced against Hollybrook sales by plan, era 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 the median Hollybrook closing over the 60 months to September 24, 2026 took 52 days on market, but the latest 12 months ran slower: the six closings took from 30 to 259 days. Three to four Hollybrook homes sell a year, so a correctly priced one meets every buyer who has been waiting for the street.
Usually not a full renovation. Replace what an inspector will flag, a roof near the end of its life or an original air-conditioning system, and document it with closed permits. Kitchens and baths are a buyer's choice, and any exterior change needs architectural approval that can outlast your listing window.
Yes. The Hollybrook association maintains every lawn and bed on the street, so curb appeal is consistent from house to house, and a buyer knows the yard will be kept up while they are away. Point it out in the listing; it is one of the neighborhood's real advantages.
They can if they start late. Florida law gives an association ten business days to deliver an estoppel certificate after a request, and the club needs the signed Membership Agreement seven days before closing. Order all three letters at listing and start the buyer's club and master association applications the day the contract is signed.
On the county record, yes: the only two 2013-to-2015 Minto-era homes to resell in five years brought $1,242,500 and $1,235,000, the two highest Hollybrook prices, against a $922,500 median for the twelve Centex-era resales. Newer construction and a larger median size are part of the difference.
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 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 Hollybrook 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 on Heather Woods Court.
Read Jesse McGreevy's profile and Marc Comisar's profile, learn more about McGreevy and Comisar, and follow us on Facebook and LinkedIn.
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Jesse McGreevy and Marc Comisar have sold homes across Southwest Florida's private golf communities for more than two decades, and the questions on this page, the deeded membership, the stacked associations, the FEMA letter and the thin comparable set, are the ones we work through on every villa and single-family listing inside a club gate. For a wider view of the market, start with our Naples community guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
The Hollybrook at TwinEagles buyer questions below come from what buyers type into search engines and ask AI assistants about Hollybrook and TwinEagles, answered from the recorded covenants, the county roll and deed file, FEMA, the school district and the club's own documents.
Hollybrook at TwinEagles is a neighborhood of 51 detached single-family homes on Heather Woods Court, a private cul-de-sac inside the gated TwinEagles golf club community in North Naples, Florida. Centex Homes built most of the homes as detached villas from 2006 to 2009, and the last 12 went up from 2013 to 2015 under Minto's program. It has its own homeowners' association under the TwinEagles master association.
Fifty-one. The 2006 articles of incorporation planned 51 homes, the TwinEagles master budget bills 51 Hollybrook units, and the 2026 county roll lists 51 single-family parcels on Heather Woods Court, 26 on the Phase 2 plat and 25 on Phase 2B.
Hollybrook is in the middle of TwinEagles on Heather Woods Court, off TwinEagles Boulevard about half a mile north of the clubhouse and about 2.3 miles inside the Immokalee Road gate, next to Wicklow and backing onto the Eagle course, lakes and preserve.
Both labels describe the same thing: detached homes on their own lots. Centex marketed its Palomino and Victoria plans as "detached villas," and the county codes all 51 homes as single-family. There are no attached homes and no condominium in Hollybrook.
Centex Homes, the declarant from 2006 to 2010, built most of the first 39 homes from 2006 to 2009. The remaining 12 went up from 2013 to 2015 under Minto's program, which a 2015 developer release described as six floor plans of 2,600 to 3,000 square feet.
County building area runs from 2,408 to 3,939 square feet with a median of 2,802, a figure that is not the same as MLS living area. The recorded covenants require between 2,100 and 4,000 square feet of air-conditioned living space for any home, addition or rebuild.
About 0.20 to 0.40 acre on the county roll, a median of 0.24 acre or roughly 10,450 square feet. The developer marketed them as 67-foot lots, and the two largest lots sit at the end of the cul-de-sac.
The Southwest Florida MLS shows 18 Hollybrook closings in the 60 months to September 24, 2026, from $790,000 to $1,242,500; both middle sales were $960,000, so the median is $960,000. The latest 12 months hold six closings, from $912,000 to $1,235,000. Collier County recorded deeds, through June 30, 2026, show 14 qualified resales in five years at a median of $942,500.
Two association layers: the TwinEagles master assessment, $3,735.72 per Hollybrook home in 2024, billed once a year, and the Hollybrook neighborhood assessment, $3,508.01 per home in the 2023 budget, billed $877 a quarter. Current amounts appear on each association's estoppel.
Lawn and landscape maintenance on every lot is an association service paid for through the Hollybrook assessment, under section 7.5.2 of the recorded neighborhood covenants: mowing, fertilizing, edging, trimming and irrigation-system repair. Owners pay for any landscaping they add and for its extra upkeep.
Historically the association paid the lots' irrigation water as one bill inside the assessment. In November 2023 the board proposed an amendment to have each owner pay their own water bill; the Hollybrook estoppel will show which arrangement applies to a specific home today.
Every Hollybrook home is deeded a Golf, Sports or Social membership in The TwinEagles Club, and the buyer pays the initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social as posted in September 2026, plus a $3,500 transfer fee. Confirm the category on the club estoppel.
The last schedule the club posted publicly, for fiscal 2022, put Full Golf operating dues at $13,870 a year plus capital charges and sales tax, with Sports and Social lower. Current dues are set each fiscal year and appear on the club estoppel for a specific home.
Yes, through TwinEagles. The single guarded gatehouse on Immokalee Road controls entry to the whole community; Hollybrook has no second gate of its own.
About 0.5 miles and three minutes by car from the Heather Woods Court entrance to the clubhouse at 11725 TwinEagles Boulevard, and about 0.8 miles from the cul-de-sac end, on OpenStreetMap routing.
Mostly not. Six of eight address points on Heather Woods Court read FEMA Zone X and two read Zone AH on the effective and preliminary maps, and FEMA letters of map change cover at least 14 Hollybrook lots. The answer for one home is its FEMA letter and elevation certificate.
A lender usually requires it only for a home in the high-risk zone without a FEMA letter removing it. Citizens requires flood coverage on primary residential policies that insure wind from January 1, 2027, and Collier County's Class 5 rating earns a 25% NFIP discount.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High for every Hollybrook address checked on the district's live lookup for the 2027 school year, all graded A for 2025-26.
No. Neither the Hollybrook covenants nor the TwinEagles use restrictions impose an age restriction.
Yes, for at least 30 consecutive days at a time and no more than three leases a calendar year, the whole house only, with the lease delivered to the association before the tenant moves in and tenant screening by the master association.
Yes, a reasonable number of household pets, leashed or confined outside, licensed and inoculated, under the TwinEagles use restrictions. The Hollybrook board asks owners to use the neighborhood's doggie stations.
Yes, with architectural approval first and a county permit second. The covenants list swimming pools and screened enclosures among the improvements that need prior written approval, and a new pool was permitted on Heather Woods Court in March 2026.
Yes, with approval. A solar installation was permitted on the street in 2025, and ten window, door, shutter and storm-protection permits were issued from 2024 to 2026. Hurricane shutters need the reviewer's consent, which may not be unreasonably withheld.
Only with approval. The covenants require written approval for painting a home "in a color other than the color originally placed" by the builder.
Only inside the garage. The master rules keep pickups, commercial vehicles, boats, trailers and RVs in enclosed garages, and the Hollybrook covenants limit parking to driveways and garages.
No. The recorded covenants designate it as Tract R-104, a private road owned, maintained and lit by the Hollybrook association, with easements for the master association's stormwater and irrigation lines.
No. TwinEagles has no community development district; the 2025 county tax bills carry one non-ad-valorem line, the $261.91 county garbage assessment.
On the county's preliminary 2026 roll, estimated total taxes on Hollybrook homes run from about $4,701 to $13,039, median about $9,778. A buyer's first bill resets toward the purchase price because Save Our Homes protection does not transfer with the house.
The association's own website and its state filings since April 2024 point to Complete Property Management of SWFL on North Horseshoe Drive, Naples. Earlier managers were KEB Management Services and MAY Management Services. Confirm the current manager when you order the estoppel.
Wicklow is the larger Centex neighborhood next door: 59 homes on 75-by-160-foot lots, larger homes on the county roll and higher recorded prices, with a middle sale of $1,260,000 on nine qualified resales in five years against Hollybrook's $942,500 median on fourteen.
Bramble Point is 41 Pulte homes from 2006 and 2007 on smaller lots with smaller homes, and its five-year median of $772,500 sits about $170,000 below Hollybrook's.
The public record shows tree and landscape damage after Irma in 2017, handled by the association, and no storm-repair permits after Ian or Milton in the county's 2024 to 2026 permit files. No structural damage record was found.
The Hollybrook at TwinEagles seller questions below are the ones owners on Heather Woods Court ask before they list, answered from the county deed file, the recorded covenants, the club's policies and Florida law, with what we do on every Hollybrook listing.
It depends on the plan, the era (Centex or Minto), the view behind the lanai, the condition of the roof and air conditioning, and the membership category deeded to the home. The 18 Hollybrook closings on the Southwest Florida MLS in the 60 months to September 24, 2026 ran from $790,000 to $1,242,500, and both middle sales were $960,000; the six in the latest 12 months ran from $912,000 to $1,235,000. For a number on your home, start with a free valuation or call Jesse direct at (239) 898-6072.
Three to four. The Southwest Florida MLS shows 18 Hollybrook closings in the 60 months to September 24, 2026, about 3.6 a year or 7% of the 51 homes, and six in the latest 12 months. The county deed file, through June 30, 2026, holds 14 qualified resales in five years.
The three most recent qualified sales on the county file were $1,235,000 in October 2025, $925,000 in April 2026 and $912,000 in May 2026.
On the county record, yes. The only two 2013-to-2015 Minto-era homes to resell in five years brought $1,242,500 and $1,235,000, the two highest Hollybrook prices, against a $922,500 median for the twelve Centex-era resales.
A Golf-deeded home reaches every golfer shopping TwinEagles, while a Sports or Social home reaches a narrower pool, and Golf is capped at 614 memberships across 717 homes. The county file does not record the category, so the premium cannot be measured from deeds; state the category in the listing.
The buyer, at closing: $150,000 Golf, $60,000 Sports or $45,000 Social as posted in September 2026, unless an exemption in the club's Initiation Fee Policy applies.
None of the club's public documents describes a refund of the initiation fee when a member sells. Ask the club for its membership plan and bylaws if you paid an equity contribution under an earlier program.
Three: one from The TwinEagles Club, one from the TwinEagles Homeowners Association (ordered through FirstService Residential) and one from the Hollybrook at TwinEagles Homeowners Association. The club's estoppel sheet lists Heather Woods Court among the streets that need a neighborhood estoppel.
Florida law requires a homeowners' association to deliver an estoppel certificate within ten business days of a request and caps the fee, under section 720.30851 of the Florida Statutes. The club sets its own estoppel fee. Order all three at listing.
The club requires its Membership Agreement, signed by the buyer, with the $3,500 transfer fee at least seven days before closing, and the master association screens buyers through its TenantEV process. Start both the day the contract is signed.
Yes. Club dues, the annual master assessment and the quarterly Hollybrook assessment are the owner's until closing and are prorated on the settlement statement.
The buyer takes over the remaining payments of the club's Phase One capital assessment, which runs 12 years from September 2020, under the club's fee schedule.
Signs follow the master association's rules and the Quick Guide for Realtors, and the Hollybrook association maintains the lawn around it. We handle placement so the sign meets both.
Yes, on Saturday or Sunday between 9 a.m. and 5 p.m., with visitors admitted at the gate from a list drawn from the MLS, under the master association's rules for realtors.
Any exterior change, including paint color, a new screen cage, shutters, windows or landscaping, needs architectural approval before a county permit. Interior repairs that do not change the exterior generally do not.
If it is the original 2006 to 2008 roof, a buyer's inspector and insurer will focus on it. Replacing it with a closed permit, or pricing the home to reflect it, removes the largest credit request; two Hollybrook reroofs were permitted in December 2025 and April 2026.
Thirteen air-conditioning replacements were permitted on Heather Woods Court from 2024 to mid-2026, which tells buyers the original systems are aging out. A recent system with a closed permit is a selling point; an original one is a negotiation item.
Yes, in the insurance quote the buyer receives. Ten Hollybrook opening and shutter permits since 2024 show neighbors upgrading; include the permit and a wind-mitigation report in the listing file.
Your lot's FEMA letter of map change, if one exists (at least 14 Hollybrook lots are named in one), and an elevation certificate. Most Centex-era homes have no certificate in the county file, so ordering one before listing can save a buyer's lender a week.
Florida sellers must disclose known facts that materially affect value and are not readily observable. For a Hollybrook home that usually includes known roof, water-intrusion or pool issues, open or unpermitted work, and the association assessments and any pending special assessment.
Customarily the seller pays documentary stamp tax on the deed at $0.70 per $100 of price under section 201.02 of the Florida Statutes, the estoppel fees, the seller's title and settlement charges and the listing commission, with assessments prorated.
Most TwinEagles buyers shop in season, roughly January through April, when seasonal owners are in Naples and the club is busiest. A home listed in the fall is ready when they arrive.
Many Hollybrook buyers are seasonal owners who welcome a furnished, move-in-ready villa. We decide case by case, list furniture separately from the real estate, and keep it off the appraisal.
Yes. Closings can be handled remotely, and the association's lawn care keeps the home presentable while you are away. We coordinate showings, the three estoppels and the club paperwork.
The club's Initiation Fee Policy exempts certain transfers to family members and estate-planning trusts. Read the current policy or ask the club before the estate lists, because a family member keeping the home may be treated differently from an outside buyer.
Yes. A member who moves within TwinEagles to a home in the same or a lower category and occupies it pays no new initiation fee under the club's policy; moving up a category is subject to the club's rules.
Yes, within the leasing rules: at least 30 consecutive days per lease and no more than three leases a calendar year. A tenant in place complicates showings, so time a lease to end before season.
We found no right of first refusal or sale-approval right in the Hollybrook documents we read. The Hollybrook association issues its estoppel, the master association screens the buyer, and the club approves the membership transfer. Any licensed agent can list a Hollybrook home.
Legally yes, but an owner still needs the three estoppels, the club's approval process and the gate's open-house list, which is drawn from the MLS. Unlisted homes do not reach that list.
Price against the closest match in era, plan and view within the last two to three years, adjust for roof, air-conditioning and opening upgrades, and check the result against the five-year Southwest Florida MLS median of $960,000. We walk sellers through every comparable.
The price is the same deed price; what differs is the square footage. The county's building area is not MLS living area, so a price per square foot from the county never compares with an MLS figure. The two records also cover different dates: this page's county file ends June 30, 2026, while the MLS figures run to September 24, 2026, which is why the MLS counts 18 Hollybrook closings in five years against the county's 14.
Professional photography and drone video that show the rear view, a listing file with all three estoppels, the FEMA letter and the permit history, placement in front of our buyer database and cooperating agents, and weekend open houses on the gate list.
Buyers treat it as a feature: the same crew keeps every yard on the street, which makes the neighborhood look consistent and the home easy to own from a distance. It also means the assessment pays for it, which we explain alongside the price.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and built this page from the same records we use to list a Hollybrook home. Call Jesse direct at (239) 898-6072 or start with a free Hollybrook home valuation.
The Hollybrook at TwinEagles page is built from the primary records below: the association's state filings and recorded covenants, its own public notices and 2023 budget, the master association's budget and rules, the club's membership documents, Florida and Collier County government data, FEMA and the National Weather Service, Collier County Public Schools, and dated news coverage. Every public figure on this page traces to one of them.
The Downloadable Documents for Hollybrook at TwinEagles below are the primary records a Hollybrook buyer or seller should read, each linked at the issuing authority: the association's articles and its 2023 budget and amendment proposals, the master budget and use restrictions, the club's fee policy, membership agreement and estoppel sheet, and FEMA and county flood references.
Document | Issued by | Date | Link |
|---|---|---|---|
Articles of Incorporation, Hollybrook at TwinEagles HOA (51 homes, Centex declarant, three-fourths vote for lawsuits) | Florida Division of Corporations filing | Aug 22, 2006 | |
Hollybrook 2024 budget meeting packet: 2023 budget, 2024 options, irrigation and maintenance amendments | Hollybrook at TwinEagles HOA | Nov 2023 | |
Approved 2024 HOA Budget (Hollybrook $3,735.72 per home) | TwinEagles Homeowners Association | Nov 8, 2023 | |
Use Restrictions (leasing, pets, vehicles) | TwinEagles Homeowners Association (recorded) | 2024 | |
Initiation Fee Policy | The TwinEagles Club | Oct 20, 2023 | |
Membership Agreement ($3,500 transfer fee) | The TwinEagles Club | 2024 | |
Estoppel requirements by street (Heather Woods Court needs three) | The TwinEagles Club | Jul 29, 2021 | |
Estoppel requests by neighborhood | TwinEagles Homeowners Association | 2024 | |
Quick Guide for Realtors (open houses, signs) | TwinEagles Homeowners Association | 2024 | |
Elevation certificate, Minto home on Heather Woods Court (LOMR-F noted) | Collier County (filed certificate) | Oct 29, 2013 | |
Community FAQs and TwinEagles history | TwinEagles Homeowners Association | 2026 | |
CRS eligible communities (Collier Class 5) | FEMA | Apr 1, 2026 |
The Hollybrook association's adopted 2024 to 2026 budgets, current club dues and the 2025 and 2026 master budgets are member-only and are not published; the estoppel letters for a specific home are the route to those figures.
Market data from Southwest Florida MLS, pulled September 2026. Figures labelled as county records are Collier County recorded deeds through June 30, 2026. McGreevy and Comisar, Best Realtor for Hollybrook 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.
