Kinross is 86 Lennar pool homes on one street at the north edge of TwinEagles, Naples, built 2015 to 2018. Lowest single-family HOA assessment, mostly FEMA Zone AH, 11 MLS sales in 24 months at a $740,000 median. Verified records from McGreevy and Comisar.
McGreevy and Comisar are the top-reviewed real estate team for selling and buying Lennar pool homes in Kinross 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 Kinross home, or you are weighing one of the 86 Lennar homes on Kinross Lane, this page answers the questions that actually move the price: which Lennar plan the house is, which membership is deeded to it, what every recorded Kinross sale since 2021 brought, and why six of seven points along the street sit in a FEMA shallow-flooding zone.
Kinross at TwinEagles is an 86-home Lennar pool-home neighborhood inside the master-planned community of TwinEagles in Naples, Florida. It is one of the last three neighborhoods the developer released, in 2015, built out by 2018 along one curving street at the community's northern edge, and it carries the lowest master association assessment of any single-family neighborhood in the gate.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What "Kinross" means on the public record. Kinross is the recorded plat TwinEagles Grand Arbors Phase Two C Block 109 (Plat Book 57, pages 78 to 82, Collier County), approved by the Board of County Commissioners on October 14, 2014. Every one of its 86 homes, and two common tracts, sits on Kinross Lane, house numbers 12628 to 12872. Lennar Corporation built all 86 between 2015 and 2018 for developer The Ronto Group. There is no separate Kinross homeowners' association: every Kinross home belongs to the TwinEagles Homeowners Association, pays a Kinross landscaping assessment through it, and carries a deeded membership in The TwinEagles Club.
Not to be confused with: Kinross in Scotland or any other "Kinross" street in Southwest Florida; Fenhurst at TwinEagles, the older 57-home Lennar neighborhood on Fenhurst Way built from 2012 to 2015; or Dundee at TwinEagles, the Minto neighborhood next door. The club and Collier County spell the community TwinEagles as one word; most searchers type Twin Eagles.
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 Kinross home, or call Marc at (239) 287-5873 if you are buying.
If you're searching for the best realtor for Kinross at TwinEagles in TwinEagles, Naples, whether you're ready to sell your Kinross 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 Kinross track record: On the Southwest Florida MLS, Kinross closed 11 sales in the 24 months to September 24, 2026, and we tracked every one of them: the highest was $900,000 (November 2024), the median was $740,000, the median sale-to-list ratio was 95.86%, and the most recent was $820,000 (September 2026). The Collier County recorded-deed file, through June 30, 2026, adds the longer view: 14 qualified resales in 36 months, median $867,500, highest $1,210,000 (April 2024).
Data updated: September 2026. Sources: Southwest Florida MLS, 24 months, pulled September 24, 2026; Collier County recorded deeds, DOR-qualified sales recorded 09/25/2023 to 06/30/2026.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Kinross 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
★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Verified Google review
For Kinross sellers: professional photography, drone and video that shows whether your lanai faces the preserve or the water, a qualified-buyer database built over two decades in Southwest Florida, and a listing file that answers the plan, membership, flood, air-conditioning and roof questions before a buyer's inspector asks them.
Selling your Kinross home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Kinross? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Naples.
Selling? Start with a free Kinross home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
Kinross at TwinEagles is the recorded plat TwinEagles Grand Arbors Phase Two C Block 109: 88 parcels on Kinross Lane in Collier County, of which 86 are single-family homes and 2 are common tracts. Three independent records agree on it: the county tax roll, the FEMA elevation certificates filed with each home's building permit, and the master association's budget, which bills exactly 86 Kinross units.
Most neighborhood pages repeat a marketing name. This one starts from the recorded documents, because the recorded name is what appears on your deed, your title commitment, your tax bill and your flood paperwork, and a buyer's lender will look for it.
The Board of County Commissioners approved the plat of "TwinEagles Grand Arbors Phase Two C Block 109" on October 14, 2014, and it was recorded in Plat Book 57, pages 78 to 82. On the county's 2026 roll every one of the 88 Kinross Lane parcels carries that plat name. Eighty-six are coded single-family with a county year built between 2015 and 2018; the remaining two are non-residential common tracts at the west end and the middle of the street. The roll's own figures give Kinross 16 homes built in 2015, 30 in 2016, 20 in 2017 and 20 in 2018.
The FEMA elevation certificates that Collier County keeps with each building permit say the same thing in a surveyor's words: "Lot 1, TwinEagles Grand Arbors, Phase Two C Block 109," "Lot 44," "Lot 59," "Lot 80" and so on (Collier County Elevation Certificates layer). Lot numbers run to at least 80 on the certificates we read.
The TwinEagles Homeowners Association's approved 2024 budget carries a single line, "Grand Arbors, Kinross," for 86 units at $3,402.96 each, $292,654.85 in all, which the budget's own share column puts at 9.79% (approved 2024 budget). Eighty-six is the largest unit count of any single-family neighborhood in TwinEagles; only the 120 Covent Garden condominiums outnumber it. Kinross is also one of the 12 neighborhoods that each elect a director to the master association's board (TwinEagles HOA newsletter, February 2024).
Florida's Division of Corporations lists no homeowners' association for Kinross. The one entity with Kinross in its name, Twin Eagles Kinross, LLC, is an inactive limited liability company, not an owners' association (Florida Division of Corporations, TwinEagles entity search). The club's estoppel sheet lists Kinross Lane among the streets whose sales need only the club's and the master association's estoppel letters, with no neighborhood letter (club estoppel requirements).
Kinross is not one of the owner-landscaped neighborhoods. The master association explains that each neighborhood association carries its own landscaping assessment and that "the same holds true for Fenhurst and Kinross" (TwinEagles HOA, association and club responsibilities), and its February 2024 newsletter routes a "landscape or irrigation" issue "on Fenhurst or Kinross" to "your representative on TwinEagles HOA." In practice, Kinross and Fenhurst are the two TwinEagles neighborhoods whose shared landscaping is run as a separate assessment inside the master association rather than through their own corporation. The amount is not in any public budget; it appears on the master association's estoppel certificate for a specific home.
Four bodies touch every Kinross home: the TwinEagles Homeowners Association (roads, gate, lakes, preserves, architectural review, the Kinross landscaping assessment), The TwinEagles Club (the deeded membership and its dues), Collier County (zoning, permits, taxes) and the Resource Conservation Systems irrigation utility. The association's manager is FirstService Residential at 11330 TwinEagles Boulevard, (239) 919-3422 (TwinEagles HOA contact).
Kinross sits along the northern edge of TwinEagles, about 3.1 miles and 12 minutes inside the Immokalee Road gate by road and about 1.3 miles from the clubhouse. Homes on the north side of Kinross Lane back onto a wooded preserve along the community's northern boundary; homes on the south side back onto lakes, and part of that row looks across the water to a golf hole.
The developer described Kinross in its 2015 release as "located adjacent to TwinEagles' northernmost border," and the 2023 federal aerial image shows why that matters to daily life. Kinross Lane runs roughly east to west in a long, gentle curve, from a roundabout on the internal road at its west end to a cul-de-sac at its east end.
The homes on the north side of Kinross Lane back onto a continuous band of dense native woodland that separates TwinEagles from the large-lot Golden Gate Estates tracts to the north (USDA NAIP imagery, February 14, 2023, via the USGS National Map). Lennar marketed these as preserve homesites: in 2017 it offered "an unfurnished Maria residence on a preserve home site" (Florida Weekly, March 16, 2017). A preserve view means no rear neighbor and more wildlife, including the deer, bobcats and black bears the master association documents inside the gate.
The south side of Kinross Lane backs onto a chain of lakes. At the east end, the lake behind the homes separates them from a golf hole, so those lanais look across water to a fairway and bunkers. Which view a particular house has is the single biggest difference between two otherwise identical Lennar plans on the street, and buyers should confirm it on the property's survey, not on a listing description.
The east-end cul-de-sac sits close to the canal and road line that mark the community's boundary with Golden Gate Estates. The west end opens onto the roundabout that connects Kinross to the rest of the Grand Arbors side and the route back to the clubhouse. Homes toward the west end are the closest to the clubhouse; homes toward the east end are the most removed from through traffic.
From Kinross Lane (west and middle) to | Distance by road | Off-peak time |
|---|---|---|
The clubhouse, 11725 TwinEagles Boulevard | about 1.3 miles | about 5 minutes |
The Immokalee Road gatehouse | about 3.1 miles | about 12 minutes |
Source: OpenStreetMap routing (OSRM), measured September 24, 2026, from Census-geocoded street points on Kinross Lane. Kinross is at the far end of TwinEagles from the gate, so every trip out starts with about 12 minutes inside the community. The master association's documents set a 25 mph speed limit on community roads.
Selling a Kinross home? Your view is part of your price; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 to walk both sides of the street.
Living in Kinross at TwinEagles means a 2015 to 2018 Lennar home with its own caged pool on a 52-foot homesite, on a single quiet street at the back of a gated, member-owned golf club in North Naples, with a preserve or a lake behind the house. Neighborhood landscaping is handled for you through the master association; the club, the boulevard and the gate do the rest.
Kinross is the part of TwinEagles where the homes are newest and most alike. Lennar built all 86 in about four years from a handful of plans, so the street reads as one neighborhood: tile roofs, two-car garages, paver driveways and screened pools out back. Because the lane dead-ends at a cul-de-sac, the only cars on it belong to residents, guests and service vendors.
Kinross is one of the most seasonal neighborhoods in TwinEagles on the county record. Only 40 of the 86 homes, 47%, carry a Florida homestead exemption on the 2026 preliminary roll, against 54% across the whole community, the lowest share of any TwinEagles single-family plat. Fenhurst, the other Lennar neighborhood, sits at 51%. In plain terms, about half of Kinross owners live here for the season and keep a primary home elsewhere. The census block group that covers TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, but Kinross has no age restriction and nothing in the recorded use restrictions limits who may live here.
The daily rhythm runs through the club. A Kinross 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 Phase One program finished in 2023, is about five minutes away by car or golf cart. 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. At home, the private pool and summer kitchen that Lennar built into every Kinross plan are the everyday amenity.
There is no Kinross pool, no Kinross clubhouse and no neighborhood gate of its own. Mail goes to a community mailbox unit rather than a box at the curb. The drive to the Immokalee Road gate is about 12 minutes before you are even on the public road, beaches are about 22 minutes beyond the gate off-peak, and Immokalee Road in season is slow. The homesites are 52 feet wide, so side yards are narrow and the house next door is close; the privacy is at the back, not the sides.
When Lennar was still selling Kinross in March 2017, the developer's release said the neighborhood presented "a final opportunity to purchase a single-family home in TwinEagles at that price point," with plans then "priced from the high $400's to the low-$600's" (Florida Weekly, March 16, 2017). That is still the Kinross buyer we meet: someone who wants a newer single-family pool home and a TwinEagles membership at the entry point of the community's single-family price range, and who is willing to trade lot width and a long drive to the gate for it.
Selling a Kinross home? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Kinross? Read how we represent buyers and call Marc at (239) 287-5873 to tour the street.
On the Southwest Florida MLS, Kinross at TwinEagles closed 11 sales in the 24 months to September 24, 2026, at a median of $740,000, from $650,000 to $900,000, with $8,376,000 in total volume. The median home took 107 days on market and sold at 95.86% of its final list price, the median price was $368.71 per square foot of MLS living area, and 1 of the 11 closed at or above list. Twenty-four months is the shortest MLS window with ten or more Kinross closings; over 12 months alone there were 8, at a median of $717,500, the average of $695,000 and $740,000.
The Collier County recorded-deed file, which holds sales recorded through June 30, 2026, shows 14 qualified resales in the 36 months from September 25, 2023, at prices from $650,000 to $1,210,000 and a median of $867,500. Thirty-six months is the shortest deed-file window with ten or more sales, and every recorded sale is listed below. The deed file prices homes on county building area, not MLS living area, so the two per-square-foot figures on this page are never set against each other.
Data updated: September 2026.
Closed | Sold | Final list | MLS living area (sq ft) | Days on market |
|---|---|---|---|---|
Sep 11, 2026 | $820,000 | $799,500 | 2,224 | 54 |
Aug 25, 2026 | $661,000 | $674,900 | 2,224 | 18 |
Aug 14, 2026 | $740,000 | $825,000 | 2,249 | 153 |
Jul 28, 2026 | $695,000 | $725,000 | 1,867 | 22 |
Jul 1, 2026 | $740,000 | $775,000 | 2,249 | 118 |
May 28, 2026 | $840,000 | $849,900 | 2,249 | 209 |
May 7, 2026 | $650,000 | $670,000 | 2,061 | 16 |
May 5, 2026 | $660,000 | $699,000 | 2,224 | 203 |
Jun 30, 2025 | $820,000 | $829,999 | 2,224 | 107 |
Dec 3, 2024 | $850,000 | $888,000 | 1,867 | 44 |
Nov 12, 2024 | $900,000 | $1,025,000 | 2,249 | 139 |
Source: Southwest Florida MLS, 24 months, pulled September 24, 2026; closed sales on Kinross Lane in the TwinEagles development, none of them non-MLS entries. Living area is the MLS living-area field.
Recorded | Price | County building area (sq ft) | County year built | Price per county sq ft |
|---|---|---|---|---|
Nov 16, 2023 | $880,000 | 2,172 | 2015 | $405.16 |
Feb 15, 2024 | $890,000 | 2,560 | 2017 | $347.66 |
Feb 15, 2024 | $1,100,000 | 3,055 | 2017 | $360.07 |
Feb 20, 2024 | $890,000 | 2,240 | 2018 | $397.32 |
Mar 27, 2024 | $855,000 | 2,048 | 2016 | $417.48 |
Apr 26, 2024 | $1,210,000 | 2,755 | 2016 | $439.20 |
Jul 24, 2024 | $1,070,000 | 2,511 | 2017 | $426.13 |
Nov 5, 2024 | $900,000 | 2,249 | 2015 | $400.18 |
Nov 27, 2024 | $850,000 | 1,924 | 2015 | $441.79 |
Jun 26, 2025 | $820,000 | 2,243 | 2016 | $365.58 |
May 1, 2026 | $660,000 | 2,243 | 2016 | $294.25 |
May 7, 2026 | $650,000 | 2,294 | 2016 | $283.35 |
May 22, 2026 | $840,000 | 3,200 | 2016 | $262.50 |
Jun 30, 2026 | $740,000 | 2,249 | 2015 | $329.04 |
Source: Collier County recorded deeds, DOR-qualified arm's-length sales of improved homes 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 and runs larger than Lennar's "under air" figures; never compare these per-square-foot figures to MLS per-square-foot figures.
With 14 sales, the median is the average of the two middle prices, $855,000 and $880,000, which gives $867,500; no Kinross home sold at exactly that price. The median price per county square foot, computed sale by sale, is $381.45. Total recorded volume across the 14 sales is $12,355,000. The story inside the list is a turn: the eight 2024 sales ran from $850,000 to $1,210,000, while the four recorded in May and June 2026 ran from $650,000 to $840,000. Over 12 months only, the deed file holds four sales and a median of $700,000, the average of $660,000 and $740,000; the MLS count for the same 12 months is 8 because it includes four closings from late July to September 2026 that the county file does not yet hold.
Widen the window to 60 months, from September 2021, and Kinross has 20 qualified resales with a median of $885,000 and a median of $373.76 per county square foot. The six sales before the 36-month window were $785,000 (September 2021), $685,000 (January 2022), $1,150,000 (June 2022), $1,040,000 (August 2022), $1,000,000 (June 2023) and $950,000 (August 2023). The two highest sales in the 60-month list are the $1,210,000 in April 2024 and the $1,150,000 in June 2022, both on homes the county measures at 2,755 and 3,055 square feet, the larger Lennar plans.
Twenty qualified resales on 86 homes in about 57 months is roughly 4.9% of the homes a year. Fenhurst, the other Lennar neighborhood, turned over faster in the same period: 24 qualified resales on 57 homes. A Kinross seller is usually competing with one or two other Kinross listings at most, and the comparable a buyer's appraiser reaches for is often a Kinross sale from months earlier, or a Fenhurst sale.
On the Southwest Florida MLS pull of September 24, 2026, two Kinross homes were listed for sale, one at $1,100,000 (8 days on market) and one at $775,000 (43 days on market). Pending sales were not part of that pull, so call Marc at (239) 287-5873 for today's inventory.
Kinross at TwinEagles is 86 Lennar pool homes on one street at the north end of TwinEagles, and it trades a few times a year, so every sale sets the market. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own on Kinross Lane, start with a free Kinross home valuation or call Jesse direct at (239) 898-6072. If you are buying in TwinEagles, read how we represent buyers and call Marc at (239) 287-5873. When you are comparing agents, see why sellers across the county name McGreevy and Comisar among the best real estate agents in Naples.
Kinross homes first closed from Lennar in 2015 to 2018 at yearly medians of about $529,000 to $575,000 on the county deed file. Resales held near that level through 2020 (median $525,000), jumped in 2021 and 2022, peaked with a $1,210,000 sale in April 2024, and recorded at $650,000 to $840,000 in the four sales of May and June 2026.
Data updated: September 2026. Source: Collier County recorded deeds.
Year | Lennar new-home closings (qualified) | Median | Resales (qualified) | Median |
|---|---|---|---|---|
2015 | 12 | $529,350 | none | |
2016 | 29 | $568,100 | none | |
2017 | 18 | $574,500 | 1 | $475,000 |
2018 | 20 | $537,500 | 1 | $572,000 |
2019 | 3 | $475,000 | ||
2020 | 7 | $525,000 | ||
2021 | 7 | $658,000 | ||
2022 | 3 | $1,040,000 | ||
2023 | 3 | $950,000 | ||
2024 | 8 | $895,000 | ||
2025 | 1 | $820,000 | ||
2026 (to June 30) | 4 | $700,000 |
Source: Collier County recorded deeds, qualified improved sales over $100,000. "New-home closings" are the first qualified sale recorded on each home from 2015 to 2018, when Lennar was the seller; a handful of homes whose first sale was not qualified by the county are not in that column. The lot transfers from the developer to Lennar in 2015 to 2018 were not qualified sales and are left out. Single-sale years are one house, not a trend.
Three things stand out. First, the original Lennar prices, roughly $460,000 to $720,000 per home on the deed file, bracket the developer's March 2017 description of plans "priced from the high $400's to the low-$600's" once options and premium homesites are added. Second, the early resales from 2017 to 2020 sold at or below the new-home prices, which is normal for a neighborhood where the builder is still selling next door. Third, the 2021 to 2024 run took the median resale from about $525,000 in 2020 to about $895,000 in 2024, roughly 70% in four years, before the 2025 and 2026 sales came in lower.
The deed file shows the price of each sale, not the reason. What we can say from public records is that three of the four 2026 sales were homes the county measures at 2,243 to 2,294 square feet, the middle of the Lennar range, and the fourth, at 3,200 square feet, the largest county figure on the street, sold for $840,000, well under the $1,100,000 to $1,210,000 that 2,755-square-foot and 3,055-square-foot homes brought in 2022 and 2024. Size alone does not explain the move. Condition, view, membership category and the broader Naples market all play a part, and the MLS record adds days on market and price reductions at the next update. Sellers should price from the most similar recent sale, not from the 2024 peak.
Kinross began as the last big block of the Grand Arbors side of TwinEagles. The Bonita Bay Group conceived Grand Arbors in 2003 and 2004; The Ronto Group bought TwinEagles in 2010, platted Block 109 in 2014 and released Kinross in 2015 with Lennar as its only builder. Lennar closed the last homes in 2018, the year Ronto handed the community to its owners.
TwinEagles began in 1997 as an estate-lot golf community; its Talon course opened on January 15, 1999. After the original developer's bankruptcy, the Bonita Bay Group bought TwinEagles in 2000 and, in the master association's own history, introduced "the community concept for 'Grand Arbors'" in 2003 and 2004, "including plans to build a second golf course" (TwinEagles Community FAQs, history). Grand Arbors turned the land north of the clubhouse into smaller-lot neighborhoods around the new Eagle course, and the recorded Grand Arbors plats followed one after another.
The Ronto Group, backed by Angelo Gordon, bought the remaining TwinEagles land in 2010 for a reported $11 million (Business Observer, January 2011). Ronto brought in a "Preferred Builders" roster that included Lennar, and Lennar built Fenhurst first, on the base Grand Arbors plat, from 2012. The Board of County Commissioners approved the Block 109 plat on October 14, 2014, and Kinross opened in 2015, one of the last three TwinEagles neighborhoods released, alongside Lake Estates and Dundee.
Lennar's Kinross sales were brisk. By March 2017, with 24 of the 86 homesites still available, the developer reported that Kinross "continues to drive strong sales," with six plans, two furnished models (the Maria and the Angelina) and eight move-in-ready homes on offer (Florida Weekly, March 16, 2017). A year later, in March 2018, TwinEagles announced "a selection of five new unfurnished, move-in ready residences by Lennar Corp." in Kinross "at special pricing" (Naples Daily News, March 10, 2018). The county roll dates the last 20 Kinross homes to 2018.
Ronto signed a turnover agreement with the club on November 16, 2018, and members approved the transfer in January 2019. The club is now private and member-owned, and the master association is owner-controlled, with one elected director for each of its 12 neighborhoods, Kinross among them. Every Kinross home has since changed hands at most a few times: 20 qualified resales in the last five years across 86 homes.
Kinross, like Dundee, Glasgow and Inverness elsewhere in TwinEagles, is a Scottish place name the developer used for a neighborhood, and the name carries no legal meaning. On your deed, title commitment and flood paperwork the neighborhood is "TwinEagles Grand Arbors Phase Two C Block 109."
Every Kinross home is a Lennar single-family pool home built between 2015 and 2018. Lennar sold six plans in 2017, from the 1,850-square-foot Victoria to the 2,828-square-foot Catalina, and the developer's own releases also mention a seventh plan starting at 1,649 square feet. Base pricing on every plan included a caged heated pool and spa and an outdoor summer kitchen (Florida Weekly, March 16, 2017).
Because one builder built the whole street in four years, a Kinross buyer is really choosing among a small set of repeated plans, and a Kinross seller is competing against the same plan down the street. Knowing which plan a house is, and what options it carries, is the start of any Kinross price conversation.
Plan | Square feet under air | Layout (as described in 2017) | 2017 base price |
|---|---|---|---|
Victoria | 1,850 | Great room, island kitchen, two bedrooms and a den, two baths, covered lanai, two-car courtyard garage | $514,094 |
Sophia | 2,032 | Great room, owner's suite and three guest bedrooms, three baths, island kitchen, covered lanai, two-car garage | $524,094 |
Angelina | 2,061 | Great room, island kitchen, formal dining room, two bedrooms and a den or third bedroom, two baths, coffered ceilings, two-car garage | $545,094 |
Isabella | 2,246 | Three bedrooms and a den or fourth bedroom, two baths, formal dining, island kitchen with raised bar, lanai with outdoor kitchen | $534,094 |
Maria | 2,247 | Great room, island kitchen, dining area, three bedrooms and a den or fourth bedroom, three baths, lanai off the great room and owner's bedroom, two-car garage | $560,094 |
Catalina | 2,828 | Great room, bonus room, owner's suite and three guest bedrooms, four baths, island kitchen, covered lanai, two-car garage | $645,094 |
Source: Florida Weekly, "Kinross generating strong sales at TwinEagles," March 16, 2017. The developer's own news page gave the Maria's base price as $558,094 and the Angelina's as $543,094 for its February 2017 model tour (archived TwinEagles news page); base prices moved during the sellout, so treat them as dated.
Florida Weekly's March 2017 report lists what the base price bought on every Kinross plan: "a caged heated pool and spa, a summer kitchen with a refrigerator, a pavered pool deck, lanai and driveway, wood ceilings on the lanai, crown moldings in the living areas and owner's bedroom, and additional features." That is why nearly every Kinross resale is a pool home, and why a buyer comparing Kinross with an older TwinEagles neighborhood should not pay extra for a pool as if it were an upgrade.
Lennar ran two furnished models in Kinross. The Maria model was designed by Baer's Furniture and the Angelina model by Robb and Stucky, and both were open for the 2017 Chubb Classic model tour. Former model homes often resell with custom built-ins and upgraded finishes; ask the seller for the original option sheet.
The Collier County roll measures Kinross homes from 1,924 to 3,200 square feet of building area, with a median of 2,560. The roll's figure counts more than Lennar's "under air" number, so a plan's county figure runs larger than its marketed size. The county figures cluster in repeating sizes, 2,243, 2,249, 2,560, 2,755 and 3,055 square feet among them, which is the plan mix showing through. Never compare the county number to an MLS living-area figure.
Every Kinross home was built from 2015 to 2018, so in 2026 the oldest are 11 years old and the newest 8. That age brings two predictable costs: air-conditioning systems reaching the end of their typical life, which is exactly what the county permit file shows (see the permits section), and pool equipment and screen enclosures of the same age. The roofs have not yet reached a replacement cycle on the public record: no Kinross reroof permit appears in the county's January 2024 to July 2026 files.
No. There are no vacant homesites left: all 86 residential lots on the roll hold a home. A buyer who wants new construction in TwinEagles is choosing between the occasional custom rebuild elsewhere in the community and a resale.
Kinross homesites are narrow and deep: the developer marketed them as "52-feet wide and 145-feet deep or deeper," and its later site plan labeled Kinross "53' lots." That is about 7,500 square feet or more per lot, roughly a sixth of an acre, with the pool and lanai at the back facing a preserve or a lake.
In March 2017 the developer described "Twenty-four home sites measuring 52-feet wide and 145-feet deep or deeper" still available out of 86 (Florida Weekly, March 16, 2017), and its 2019 neighborhood page headed Kinross "Kinross - 53' LOTS" with a living-area range of "1,800 to 2,500" square feet (archived developer page, Kinross, December 2019). The phrase "or deeper" matters: lots on curves and at the cul-de-sac are pie-shaped and larger than the typical rectangle.
The Collier roll does not carry a lot area on its public fields, and the recorded plat's lot dimensions are on the plat sheets rather than in any searchable table. The reliable figure for a specific home is the survey in the seller's closing file or a new one ordered by the buyer.
On the 2023 federal aerial, the north row of Kinross backs onto preserve and the south row onto lakes, with part of the south row looking past the water to a golf hole. In our experience buyers pay more for water, golf and preserve views, but the deed file does not record the view, and with 14 sales in three years no view premium can be measured honestly from public data. Ask for the comparable sales on your side of the street.
A 52 or 53-foot lot with a house of this size leaves narrow side yards, and the Grand Arbors design guidelines' swale rule says new landscaping along property lines must not block "drainage flow within side yard swales." Generators, pool equipment and air-conditioning pads all live in those side yards, which is why the architectural review committee asks for a site survey with any equipment request.
A Kinross home comes with a mandatory club membership deeded to the house, but not necessarily a golf membership, and never a free one on resale. The club says each residence is deeded a Golf, Sports or Social membership, and the buyer pays the club an initiation fee at closing: $150,000 for Golf, $60,000 for Sports or $45,000 for Social in September 2026.
The club's membership page states: "Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)," "Membership is mandatory for all 717 Homeowners," and Golf memberships are "capped at 614" (The TwinEagles Club, Membership). The master association's history adds that the 2018 separation of club and association "clearly defines The TwinEagles Club as a private club as opposed to a bundled community" (TwinEagles Community FAQs). Any listing that calls a Kinross home "bundled golf" or says golf is "included in the price" of a resale is wrong on the club's own words.
When Lennar was selling Kinross, the developer's releases said: "A golf membership is included with the purchase of every newly constructed home at TwinEagles" (Florida Weekly, March 16, 2017). That was a developer offer on new-construction sales before the 2018 turnover, not a rule that travels with the house. Today a Kinross buyer pays the club's initiation fee at closing, whatever the seller paid in 2016.
Kinross is part of Grand Arbors, and Grand Arbors lots are bound by the 2005 recorded Social covenant (Declaration of Recreational Covenant, Official Records Book 3810, Page 4172); the 2010 Golf and Sports covenant attaches a higher category to a lot by a recorded joinder (Official Records Book 4605, Page 2967). Because Lennar's new-home buyers were offered a golf membership, many Kinross homes are likely Golf-deeded, but we have found no public list of the category for each address. The only reliable answer for a specific house is the club's estoppel letter. Ask for it before you write an offer, not after.
The club's Initiation Fee Policy says the fee "must be paid to the Club at the closing of the home sale," that it applies to "any person or entity who purchases a home in TwinEagles," and that the Sports and Social fees are 40% and 30% of the Golf fee under the club's 10:4:3 ratio. The club must give at least 120 days' notice of an increase. The Golf fee has climbed from $30,000 when it began on April 1, 2021, to $65,000 from February 1, 2022, to $100,000, to $130,000 from March 1, 2024, and to the $150,000 shown on the club's page today. The policy says the fee "is to be used for Club Capital expenditures"; no public club document describes a refund when you sell.
On a Kinross home, that fee is a large share of the purchase. A $150,000 Golf initiation on a home bought at the 36-month median of $867,500 adds about 17% to the buyer's cash at closing. Kinross is one of the three lowest-priced single-family neighborhoods in TwinEagles, with Bramble Point and Fenhurst, so the fee weighs more here in proportion than it does on a $2 million Estates home. That arithmetic shapes who buys in Kinross and which category they want.
The policy exempts gratuitous transfers to a spouse or surviving spouse, a former spouse taking title by divorce decree, family members taking title through "a bona fide family planning device," transfers to estate-planning trusts for the member or spouse, and a member who moves to another TwinEagles home in the same or a lower category within a year. Moving up a category costs the difference between the two fees. A Kinross owner who is moving up to a larger TwinEagles home, or a TwinEagles owner downsizing into Kinross, should read that clause before listing.
Under the 2010 covenant, a Sports membership can move up to Golf only "subject to availability," and the club confirms that "Resident Golf Memberships are immediately available with homes deeded Golf." The last public dues schedule (fiscal 2022) gave Sports members four in-season rounds and unlimited off-season golf with green and cart fees, and Social members four in-season rounds as a Golf member's guest (FY22 Dues and Fees). The golf category on the estoppel is one of the largest price variables on any Kinross listing.
The buyer signs the club's Membership Agreement, which the club must receive "SEVEN (7) DAYS PRIOR to the closing"; membership "is contingent upon approval by the Club," the applicant authorizes credit and background checks, and the agreement sets a transfer fee of $3,500 that is returned if the club rejects the applicant (Membership Agreement 2024). The 2010 covenant makes seller and buyer "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale."
A Kinross owner uses the amenities of The TwinEagles Club in the membership category deeded to the home, plus the master association's gate, roads, lakes and preserves. Kinross itself has no shared pool, clubhouse or courts; each home's own caged pool, spa and summer kitchen, built into every Lennar plan, is the private amenity.
The Talon, by Jack Nicklaus with Jack Nicklaus II, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; from the back tees it plays par 72 and 7,420 yards with a 75.9 rating and 145 slope. The Eagle opened in 2007 as Gary Player's Aerie and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012; it plays par 71 and 7,607 yards, rated 77.5 with a 150 slope (The TwinEagles Club, Golf; Talon scorecard; Eagle scorecard). The Talon hosted the PGA TOUR Champions event now known as the Chubb Classic in 2002 to 2006 and 2012 to 2018 (Nicklaus Design, TwinEagles), which is why Lennar's Kinross models were on the 2017 Chubb Classic model tour. Both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club Audubon certification).
The clubhouse was rebuilt and expanded in the member-approved Phase One program, completed in 2023; its contractor lists the project at 71,376 square feet (Curran Young Construction project page). Dining runs through the Grille Room and Terrace, the poolside Tiki and the Midway Cafe (club dining). The club describes "a 2,500-square-foot resort-style pool and spa" (Club Life).
Two Har-Tru tennis courts, four pickleball courts and four lit bocce courts, a fitness center with a spa suite and group classes, and the Himalayan, an 18-hole putting course next to the Midway Cafe (Club Life). From Kinross, all of it is about five minutes away.
The master association runs the single gated entrance on Immokalee Road, the roads, sidewalks, lakes and preserves, street lights, the boulevard landscaping, the trash contract, the architectural review committee and, in Kinross, the neighborhood landscaping paid for through the Kinross assessment. Its 2024 budget carried $513,955 for security services and $453,228 for common lawn maintenance (approved 2024 budget).
No beach club, no marina and no boat access. The 1997 plan's Gulf beach club was never built. Residents use Collier County beach parking permits like any other county resident; Vanderbilt Beach is about 22 minutes from the gate off-peak, plus the 12 minutes from Kinross to the gate.
Owning a Kinross home at TwinEagles means five recurring bills: the TwinEagles master association assessment ($3,402.96 in the 2024 budget, the lowest of any single-family neighborhood), the Kinross landscaping assessment billed through the master association, club dues in the deeded membership category, the Collier County tax bill (about $9,780 on one Kinross home for 2025), and metered irrigation water. There is no CDD.
The current club dues, the Kinross landscaping amount and the 2025 and 2026 master association budgets are not published on the public pages of either organization; they sit behind member logins. Where a number below is older than 2026, it is dated, and a buyer should confirm it on the estoppel letters before closing.
TwinEagles neighborhood (2024 budget line) | Units | 2024 operating share | 2024 reserve share | 2024 total per unit |
|---|---|---|---|---|
Grand Arbors, Kinross | 86 | $2,742.96 | $660.00 | $3,402.96 |
Grand Arbors, Fenhurst | 57 | $2,747.73 | $660.00 | $3,407.73 |
Grand Arbors, Covent Garden (condominiums) | 120 | $2,640.46 | $660.00 | $3,300.46 |
Grand Arbors, Bramble Pointe | 41 | $2,950.23 | $660.00 | $3,610.23 |
Grand Arbors, Dundee | 61 | $2,986.26 | $660.00 | $3,646.26 |
Grand Arbors, Hedgestone (incl. Maidstone) | 70 | $4,357.84 | $660.00 | $5,017.84 |
Source: TwinEagles HOA approved 2024 budget, adopted November 8, 2023. The Kinross line rose from $3,173.90 in the prior year's column to $3,402.96 in 2024, largely because the reserve share per home went from $510.05 to $660.00 as the association rebuilt its reserves. The assessment is billed once a year and is due January 1. Every Estates homesite paid $5,559.42 to $5,586.19 in the same budget, so a Kinross home carries a little more than 60% of the Estates share of the same gate, roads and lakes.
Seven TwinEagles neighborhoods have their own associations that bill a quarterly assessment, mainly for landscaping. Kinross and Fenhurst are different: they have no association of their own, but they are not owner-landscaped either. The master association says each neighborhood association has a separate assessment and "the same holds true for Fenhurst and Kinross" (TwinEagles HOA, association and club responsibilities). The amount is not in the public 2024 budget, and no public document states it; it appears on the master association's estoppel certificate for a specific home. Budget it as a real line item when you compare Kinross with an owner-landscaped neighborhood.
The last public dues schedule is fiscal 2022 (November 2021 to October 2022): Full Golf $13,870 in operating dues plus 7% sales tax, $1,207 capital dues, $323 capital improvements and a Phase One capital assessment of $244 a month, about $18,328 a year before tax; Sports about $7,336; Social about $5,496 (FY22 Dues and Fees). Those numbers are four seasons old, and the initiation fee has more than doubled since, so treat them as a floor and ask the club's membership office for the current sheet. The Phase One capital assessment runs 12 years from September 2020 and "the buyer will be responsible for all remaining monthly payments."
For a Kinross owner, club dues are the biggest recurring bill by far: at the fiscal 2022 Golf rate, dues alone were more than five times the 2024 master assessment.
A 2025 Collier County tax bill on a single-family home on Kinross Lane, legally described as TwinEagles Grand Arbors Phase Two C Block 109, showed $9,520.55 in ad valorem tax plus a $261.91 "District 1 Garbage" assessment, $9,782.46 in all, at a total millage of 12.2558 (Collier County Tax Collector). The millage includes 3.75 mills for the North Collier Fire Control and Rescue District. A buyer's tax will reset to the purchase price the year after closing, less any homestead exemption the buyer qualifies for, so a seasonal buyer who does not homestead should budget on the full purchase price.
Irrigation in TwinEagles is non-potable water from Resource Conservation Systems, LLC, billed monthly by the utility, not by the association. Its 2026 tariff sets base charges by lot class, from $10.37 to $47.57 a month, plus $1.56 per 1,000 gallons (RCS 2026 tariff). The class that applies to a Kinross lot is not stated in any public document we found; ask the seller for a recent bill.
Homeowners, wind and flood insurance are the owner's cost and vary by home; see the flood and insurance sections below. Because most of Kinross is mapped in Zone AH, flood insurance is a line to plan for, not an option to consider.
Selling? We put the full fee stack in your listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 before you write an offer.
The one-time costs on a Kinross sale are the club initiation fee paid by the buyer at closing ($150,000 Golf, $60,000 Sports or $45,000 Social in September 2026), the club's $3,500 transfer fee, the club and master association estoppel letters, the association's screening application, and the usual Florida closing costs. Kinross adds no neighborhood transfer fee because it has no neighborhood association.
On a Golf-deeded Kinross home at the 36-month median of $867,500, a cash buyer's check at closing is the price plus the $150,000 initiation fee and the $3,500 transfer fee, before title, prorations and the first year of flood and homeowners insurance: more than $1,020,000. Sellers who understand that number price more realistically, because the buyer is comparing the total, not the list price.
No. Kinross at TwinEagles is not in a community development district: the only non-ad valorem charge on a 2025 Kinross tax bill is the county's $261.91 garbage assessment, and the state's official list of special districts contains no TwinEagles district. The master association funded its recent lake-bank and entry-landscape projects without a special assessment.
The Florida Commerce "Official List of Special Districts" (report of September 23, 2026) lists no district named TwinEagles (Florida Commerce special district list), and three sampled 2025 TwinEagles tax bills, including the Kinross Lane bill above, show the garbage charge as the only non-ad valorem line.
The master association's July 2025 newsletter reported an "approved funding option for Lake Bank Restoration Project without special assessment to Residents," with further phases slated for 2027 and 2028, and the association said its entry landscape project "is already fully funded" (lake bank update, June 2026; landscape project notice). The Kinross south row backs onto lakes, so lake-bank work is directly relevant to those homes; ask the association where Kinross banks sit in the prioritization list.
On the club side, the Phase One capital assessment is the live one. The club's IRS filing states that its bylaws require a membership vote for "special capital assessments greater than $500,000," and its fiscal 2024 return shows about $23.3 million outstanding on the loan that financed the Phase One program (IRS Form 990 via ProPublica).
A Kinross home is governed by the recorded TwinEagles declaration of covenants and its 2024 use restrictions, the master association's bylaws and rules, the club's recorded recreational covenants, and the Grand Arbors at TwinEagles Design Review Guidelines, which the master association's architectural review committee applies to every exterior change. There is no separate Kinross declaration or neighborhood rulebook.
Document | What it controls | Where to read it |
|---|---|---|
Amended and Restated Declaration of Covenants, Conditions and Restrictions for TwinEagles (Official Records Book 2789, Page 2639, 2001) and later amendments | Membership in the master association, assessments, architectural control, enforcement | |
Use Restrictions, Exhibit C to the Second Amended and Restated Declaration (Official Records Book 6349, Page 3623, 2024) | Leasing, pets, vehicles, nuisances, signs | |
TwinEagles HOA Rules and Regulations | Vehicles, golf carts, hurricane shutters, trash | |
Declaration of Recreational Covenant (Social), Official Records Book 3810, Page 4172 (2005) | Mandatory club membership on Grand Arbors lots | |
Golf and Sports Declaration of Recreational Covenant, Official Records Book 4605, Page 2967 (2010) | Golf and Sports categories, upgrades, dues liability | |
Grand Arbors at TwinEagles Design Review Guidelines | Paint colors, landscaping, lighting, shutters, equipment | Posted on the master association's owner website; excerpts in the ARC request form |
The master association's February 2024 newsletter puts it plainly: for "Grand Arbors, exterior home modifications, such as roof, lanai, paint color, landscape changes, generators, flags," the approving body is the "TE HOA for all residences in Grand Arbors" (February 2024 newsletter). Only Covent Garden adds a second, neighborhood-level approval; Kinross does not.
Repainting requires "a selection from the Approved Color List," with one useful exception: "A request to repaint with the original color used by the builder which is not on the ACL will be considered if the current homeowner can verify (through the builder's documents, closing documents or other source) the original color." For a Kinross owner, Lennar's original color selection sheet from the closing file is worth keeping.
The guidelines apply Collier County's canopy rule: "one (1) canopy tree per 3,000 square feet of pervious lot area for a single-family home lot in TwinEagles," with "75% of the required trees" native to Florida; royal palms and date palms count as one canopy tree, and "root barriers will be installed for shade trees within 10' of the edge of pavement or sidewalk." Landscaping along property lines must not block "drainage flow within side yard swales," which on a 52-foot Kinross lot is a real constraint. Because Kinross landscaping is run through the master association's Kinross assessment, check with your neighborhood's director before changing beds that the contractor maintains.
Shutters "must be of a material similar to and of a color and design generally accepted as complementary to the exterior of the house," and the master association keeps separate hurricane shutter rules in its rules and regulations. A July 2026 county permit for a storm-protection system on Kinross Lane shows owners adding shutters or screens now; each needs architectural approval before installation.
"ARC approval is required for exterior spotlights and light fixtures. Spillover of light on neighboring properties and natural areas must be avoided and lighting must be shielded to prevent glare. Post-mounted lights are not permitted." On the preserve side of Kinross, the "natural areas" clause applies directly.
The architectural review form lists the documents for the upgrades Kinross owners are making now: for a "Propane Generator / Buried Propane Tank," an annotated site survey, the generator and tank specifications, permitted construction drawings and the landscape plants that will screen it; for a garage air-conditioning unit, the location and screening; for solar panels, a drawing of panel and piping locations. Florida law limits how far an association can restrict solar energy devices (Florida Statutes 163.04).
Every exterior change to a Kinross home, from paint to a generator to a new pool cage, needs written approval from the TwinEagles master association's Architectural Review Committee before work starts. The committee meets twice a month, requests are due two business days before a meeting, and it has up to 30 days to approve.
The owner signs an acknowledgment that they "could be forced to have the item removed if it is installed without approval." Unapproved exterior work is also a problem at resale: a buyer's attorney will ask for the approval letters for every visible change.
Architectural approval is not a building permit. Generators, gas lines, shutters, windows, pool equipment and air-conditioning replacements on Kinross Lane appear in Collier County's permit files, and a buyer's inspector will check that the permits were closed.
The master association's office, managed by FirstService Residential, handles architectural requests; for landscaping on Kinross, the master association's newsletter directs owners to their neighborhood's elected representative on the board.
No. Kinross at TwinEagles has no age restriction: neither the master association's recorded 2024 use restrictions nor its rules contain 55-and-over language, and the club's membership forms count children under 23 as family. It is an all-ages neighborhood whose owners skew older and seasonal.
The nearest age-restricted community is Valencia Trails, a GL Homes 55-and-over community across Immokalee Road on land that was once part of the TwinEagles holding before it was sold in 2014 (Business Observer, January 2014). Kinross is not part of that community and follows no age rule.
Because there is no Housing for Older Persons Act exemption, a Kinross home can be sold to any buyer, including families drawn by Bear Creek Elementary, which opened in 2025 less than a mile from the TwinEagles gate. Kinross's three- and four-bedroom Lennar plans, with private pools, suit that buyer.
Yes, with limits. The recorded 2024 use restrictions for TwinEagles allow no more than three leases per calendar year, each for at least 30 consecutive days, on the association's approved lease form, with notice to the board before occupancy and tenant screening. Kinross adds no neighborhood rule because it has no neighborhood association.
"All leases shall be in writing. No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days. The Board requires the tenant to utilize an approved form lease." (Use Restrictions, Official Records Book 6349, Page 3623). Timesharing and fractional use are prohibited, and "the leasing of a Lot shall not be considered a business."
Renters apply through the same screening vendor as buyers. On the club side, the fiscal 2022 schedule charged renter golf fees and a renter transfer fee for access tied to a Full Golf home; confirm the current renter-privilege rules with the club before you market a seasonal lease.
Kinross is the TwinEagles neighborhood where a seasonal lease makes the most sense on paper: with 47% of homes homesteaded, about half the owners are already part-time, and a newer three-bedroom pool home is what winter renters look for. The three-lease cap and 30-day minimum rule out short-term stays, so the model is one family for a season, not a vacation rental.
Pets are allowed in Kinross. The master association's recorded use restrictions permit "a reasonable number of dogs, cats, or other usual and common household pets," leashed or confined outdoors, licensed and inoculated, with no breeding and no nuisance animals. Kinross has no neighborhood pet rule of its own.
The preserve behind the north row of Kinross is real habitat. The master association documents deer, wild turkey, alligators, bobcats and Florida black bears inside the gate, and it ran a state-permitted relocation of 42 deer from November 2025 to January 2026 (TwinEagles deer relocation). Keep dogs leashed on walks and supervised on the lanai at dusk.
The Kinross lots are narrow and the neighborhood's look is open lawns; any fence, dog run or underground pet containment needs architectural approval first. Ask the committee what it has approved on Kinross Lane before you plan one.
The board may require removal of a pet that is a nuisance, and livestock and breeding are prohibited.
Yes, for the most part. Six of seven street points we tested along Kinross Lane fall in FEMA Zone AH, a shallow-ponding area inside the Special Flood Hazard Area, on both the effective 2012 maps and the preliminary 2025 maps; one reads shaded Zone X. Every Kinross elevation certificate we read lists Zone AH, each legible one with a base flood elevation of 16.1 feet, and FEMA's database holds no letter removing any Kinross lot from the high-risk area.
That is the single most important difference between Kinross and much of the rest of TwinEagles. The Estates' street points all read Zone X, and dozens of homes in Dundee and on the Phase Two and Phase Two B blocks have FEMA letters taking their structures out of the high-risk area. Kinross has neither.
Point on Kinross Lane | Effective zone | In the high-risk area? | Base flood elevation lines within 300 m (ft NAVD88) | Preliminary zone (2025 maps) | Ground at the street (ft NAVD88) |
|---|---|---|---|---|---|
West end (12628 block) | AH | Yes | none mapped | AH | 15.9 |
12672 block | X, 0.2% annual chance (shaded) | No | none mapped | X, shaded | 16.7 |
12703 block | AH | Yes | 15.0 to 16.0 | AH | 16.0 |
12740 block | AH | Yes | 15.0 to 16.0 | AH | 16.3 |
12792 block | AH | Yes | 14.5 to 16.0 | AH | 16.4 |
12836 block | AH | Yes | 14.5 to 16.0 | AH | 15.7 |
East end (12872 block) | AH | Yes | 13.5 to 16.0 | AH | 15.8 |
Sources: FEMA National Flood Hazard Layer (effective panel 12021C0217H, effective May 16, 2012), FEMA preliminary flood hazard layer (panel 12021C0217J, preliminary March 20, 2025), U.S. Census geocoder and the USGS 3D Elevation Program point query service. Each point is on the street centerline in front of the address, not on the house pad. Never read one home's zone from this table.
Collier County keeps a FEMA elevation certificate with the building permit for 79 of the 86 Kinross homes (Collier County Elevation Certificates layer). We read eight, spread along the street from Lot 1 to Lot 80, all signed at finished construction between 2015 and 2017.
Certificate (Block 109 lot) | Flood zone on the certificate | Base flood elevation (ft NAVD88) | Top of bottom floor (ft NAVD88) | Floor above base flood elevation |
|---|---|---|---|---|
Lot 80 | AH | 16.1 | 17.5 | 1.4 ft |
Lot 69 | AH | 16.1 | 17.1 | 1.0 ft |
Lot 64 | AH | 16.1 | 17.6 | 1.5 ft |
Lot 59 | AH | 16.1 | 18.0 | 1.9 ft |
Lot 44 | AH | 16.1 | 17.8 | 1.7 ft |
Lot 1, Lot 10, Lot 34 | AH | 16.1 where legible | not legible in the scan |
Every certificate names Zone AH on panel 12021C0217H. The five legible first-floor elevations run from 17.1 to 18.0 feet, one to two feet above the 16.1-foot base flood elevation. That is what a flood insurer prices, and it is why the certificate belongs in every Kinross listing file.
FEMA's database of Letters of Map Amendment and Letters of Map Revision based on Fill holds at least 21 letters inside TwinEagles, including one covering all 61 lots of Dundee's Block 111 in 2015 and two single-home letters on Fenhurst Way. Searching the area around Kinross Lane returns one letter, for a Fenhurst Way home; none names Block 109 (FEMA National Flood Hazard Layer, letters of map change). A Kinross owner whose first floor sits above the base flood elevation may be able to apply for a Letter of Map Amendment for the structure; the elevation certificate is the starting document. Until a letter exists, a lender making a federally backed loan will treat a Kinross home in Zone AH as inside the high-risk area.
Collier County opened the 90-day appeal period on its proposed new flood maps on August 19, 2026 and targets summer 2027 for them to take effect (Collier County, August 2026). Every Kinross street point keeps the same zone on the preliminary panel, so the new maps are not expected to move Kinross in or out of the high-risk area.
The state's storm-surge model puts the west end of Kinross Lane in the Category 5 surge zone and the rest of the street in the Category 4 zone: no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones). All of Kinross is in Collier County evacuation Zone E (Florida Division of Emergency Management evacuation zones). Zone AH here is about rainfall ponding, not the Gulf.
Selling? Your elevation certificate belongs in the listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 to pull the certificate for any Kinross home you like.
No public record we found names storm damage specific to Kinross at TwinEagles in Hurricanes Irma (2017), Ian (2022), Helene or Milton (2024): not the county permit files for 2024 to 2026, not the master association's documents, and not regional news. Kinross homes were all finished in 2015 to 2018, so Irma in September 2017 arrived while the last of them were being built.
Irma made landfall on Marco Island as a major hurricane on September 10, 2017; the National Weather Service measured a 112 mph gust in North Naples and 9 to 15 inches of rain in inland Collier (National Weather Service, Hurricane Irma; National Hurricane Center, Irma report). Inland rain, not surge, is the Kinross flood risk, which is exactly what a Zone AH designation describes.
Ian in September 2022 brought 6.18 feet of water above high tide to the Naples Pier and $2.2 billion of damage countywide, overwhelmingly coastal (National Weather Service, Hurricane Ian summary). Milton in October 2024 cut power to about 85% of Collier customers (National Weather Service, Milton impacts).
Collier's monthly issued-permit files from January 2024 to July 2026 show no structural, roof or storm-repair permit on Kinross Lane after Milton. Repairs that need no permit never appear, so ask the seller in writing.
The 2025 Atlantic season produced no Florida hurricane landfall (CBS Miami), and no 2026 storm had affected Collier County as of mid-September 2026 (WGCU, September 20, 2026). The season runs to November 30.
Insurance on a Kinross home is priced house by house, but Kinross homes share three facts that help: they were built from 2015 to 2018 under the modern Florida Building Code, they sit in Collier County's Community Rating System Class 5 with a 25% flood discount, and each has an elevation certificate on file. The fact that hurts is Zone AH, which makes flood insurance a lender requirement on most financed purchases.
Unincorporated Collier County is a Class 5 community in the Community Rating System, a 25% discount on National Flood Insurance Program premiums (FEMA CRS eligible communities, April 2026; Collier County 2026 Flood Protection newsletter). Under FEMA's Risk Rating 2.0 the premium reflects the individual building, including its first-floor height, and the discount applies "regardless of whether the structure is inside or outside of the Special Flood Hazard Area" (FEMA, NFIP pricing). A Kinross buyer should get a flood quote using the home's elevation certificate before the inspection period ends.
TwinEagles sits in the wind-borne debris region of the Florida Building Code, with a design wind speed of about 160 mph for a house (UF GeoPlan Center, Florida Building Code wind speed data), so openings must be impact-rated or protected. Kinross homes were permitted from 2015 to 2018, more than a decade after the first statewide code of March 1, 2002 (Florida Building Commission, code edition dates). A wind-mitigation inspection documents the roof-to-wall connections and opening protection that insurers credit; a seller should have one ready.
Citizens Property Insurance has shrunk sharply as private carriers returned, and its approved 2026 multiperil homeowners rates fall on average statewide (Citizens, 2026 rates). Citizens requires flood insurance on primary residential policies that carry Citizens wind coverage from January 1, 2027 (Citizens, flood requirement).
Kinross is served by the North Collier Fire Control and Rescue District; Station 10 at 13240 Immokalee Road is the station the district says "serves Twin Eagles" (North Collier Fire, stations). Collier County as a whole rates "very high" for wildfire risk to homes in the U.S. Forest Service's national assessment (Wildfire Risk to Communities, Collier County), and Golden Gate Estates, directly north of Kinross, burned in April 2017 (WGCU, April 22, 2017). No wildfire inside TwinEagles appears in any source we found, but a preserve-side Kinross owner should keep the rear of the lot clear of dead vegetation.
Every Kinross address is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High, according to Collier County Public Schools' live address lookup for the 2026-27 and 2027-28 school years. All three schools earned an A for 2025-26. Families should confirm their exact address with the district before relying on any zone.
School | Grades | Address | Distance from the TwinEagles gate | 2025-26 grade |
|---|---|---|---|---|
Bear Creek Elementary | K to 5 | 2400 Cub Court, Naples | about 0.9 miles | A (first year, opened August 2025) |
Oakridge Middle | 6 to 8 | North Naples | about 3.9 miles | A |
Gulf Coast High | 9 to 12 | North Naples | about 4.7 miles | A |
Sources: Collier County Public Schools zone locator (address lookups for 12632, 12739 and 12872 Kinross Lane, September 24, 2026, year 2027); Florida Department of Education, school grades; CCPS school directory. Distances are from the TwinEagles gate; add about 3 miles from Kinross.
Bear Creek opened in August 2025 at 2400 Cub Court, just outside the TwinEagles gate (Naples Daily News, August 2025; Bear Creek Elementary). It earned an A in its first graded year. For a Kinross family it is the shortest school run on the list.
Both schools have held an A from the state for five straight years, according to the district's 2026 accountability summary (CCPS, district grades).
The district's database holds 89 address records on Kinross Lane, and each returns the same three schools for both 2026 and 2027. There is no split zone inside Kinross.
Collier County issued 29 permits for Kinross Lane addresses from January 2024 to July 2026, and 21 of them were air-conditioning replacements. There was no reroof, no new pool, no screen-cage and no storm-repair permit in that period. The rest were a generator and gas line, two electrical permits, a solar permit, a window and door permit, a storm-protection permit and one small building permit.
Permit type | Count, Jan 2024 to Jul 2026 | Declared values |
|---|---|---|
Mechanical (air-conditioning replacement) | 21 | $4,000 to $15,842 |
Electrical | 3 | $1,000 to $7,000 |
Gas (generator) | 1 | $14,000 |
Solar | 1 | $2,495 |
Doors and windows | 1 | $7,851 |
Shutters, storm protection and screening | 1 | $10,560 |
Building | 1 | $12,000 |
Source: Collier County monthly issued-permit files, January 2024 to July 2026 (July 2026 file; November 2025 file). The files state declared value and type, not scope.
Twenty-one air-conditioning permits at 20 addresses across 86 homes in 31 months means roughly one Kinross home in four replaced a system in that window. That is exactly what a 2015 to 2018 neighborhood looks like as its original equipment reaches ten years. A Kinross buyer should ask for the age of the system on the data plate; a seller with a new system should put the permit in the listing.
Check the age of the air-conditioning system, the pool heater and pump, and the water heater; ask whether the roof has had any repair; and confirm every permit on the property is closed. On a 2015 to 2018 home, the first ten-year replacements are either done or coming.
List the replacements you have made with their permit numbers and dates. A buyer comparing two Maria plans on the same street will pay more for the one whose air-conditioning, pool equipment and water heater were replaced recently, and less for the one that is original.
Kinross is zoned A-MHO (rural agricultural, mobile home overlay) with the Rural Fringe Mixed Use receiving-lands overlay, like the rest of TwinEagles. Directly north, beyond the preserve, the land is zoned E (Estates): the large-lot homes and vacant tracts of Golden Gate Estates Unit 52 on 41st Avenue NW and Shady Hollow Boulevard West.
Collier County's zoning map shows the Kinross street point as A-MHO with the RFMUO receiving overlay (Collier County GIS services). Collier County approved a TwinEagles planned unit development in 1997, but the county's current zoning map shows the community as rural agricultural inside the Rural Fringe receiving area, and TwinEagles is not on the county's current PUD list (Collier County PUD master list, June 2026).
North of the Kinross preserve, the county map switches to E (Estates) zoning. The county roll places the parcels on 41st Avenue NW in Golden Gate Estates Unit 52: of 40 parcels, 24 hold single-family homes built from 2000 to 2025 and 14 are vacant tracts. Shady Hollow Boulevard West, a little farther north, is a mix of Unit 52 lots and larger private holdings. Golden Gate Estates is the county's large-lot residential subdivision, so what is likely to appear north of Kinross over time is more single-family homes on big lots, not commercial development. The dense preserve strip on the TwinEagles side stays between them and the Kinross lanais.
The east end of Kinross Lane ends near the canal and road line that marks the community's eastern boundary with Golden Gate Estates tracts, visible on the 2023 federal aerial.
Farther north are two public preserves: Conservation Collier's Red Maple Swamp Preserve, about 2.3 miles north, and the South Florida Water Management District's Bird Rookery Swamp trailhead in the Corkscrew Regional Ecosystem Watershed, about 4 miles north on Shady Hollow Boulevard (South Florida Water Management District, CREW).
The gate side of TwinEagles is on Immokalee Road. The county's 2025 capacity report rates the Collier Boulevard to Wilson Boulevard stretch over capacity and shows no funded widening (Collier County 2025 Annual Update and Inventory Report), and the NC Square mixed-use project across Immokalee Road was approved in July 2025 for up to 129 homes and 50,000 square feet of commercial space (Collier County Ordinance 2025-30). Kinross, at the far north end of TwinEagles, is about as far from that road as a TwinEagles home can be.
Daily life in Kinross runs through one guarded gatehouse on Immokalee Road, a community mailbox unit instead of a curbside box, trash pickup on Tuesdays and Fridays, Collier County water and sewer, FPL electric and separately metered irrigation water. Neighborhood landscaping is done for you through the Kinross assessment.
TwinEagles has one gatehouse on Immokalee Road, staffed under a master association contract. Residents register vehicles for barcode access; guests and service vendors are registered through the association's visitor system, and the gatehouse number is 239-304-0022 (TwinEagles Community FAQs). From the gate, Kinross is about 12 minutes farther in.
"Individual mailboxes are in all neighborhoods with the exception of Covent Gardens, Dundee and Kinross. These three neighborhoods have community mailbox units for all incoming and outgoing mail and smaller packages," say the master association's Community FAQs. The association's February 2024 newsletter lists mailboxes among its responsibilities "except for Covent Garden, Dundee and Kinross." Plan for larger deliveries accordingly.
Trash and recycling are collected on Tuesdays, with a second trash pickup on Fridays (Community FAQs). The county's garbage assessment, $261.91 on a 2025 bill, is on the tax bill, not a separate invoice.
Unlike Hedgestone, Lake Estates and The Estates, where owners handle their own landscaping, Kinross landscaping runs through the master association's Kinross assessment, and the association's newsletter tells Kinross owners to take a landscaping or irrigation problem to their neighborhood's elected representative on the board. Irrigation water is non-potable, supplied and billed monthly by Resource Conservation Systems.
Electricity is Florida Power and Light; drinking water and sewer are Collier County Utilities; irrigation is Resource Conservation Systems (Community FAQs).
The master association's rules keep pickups, commercial vehicles, boats and recreational vehicles in enclosed garages and prohibit overnight street parking; the Kinross Lennar plans have two-car garages, so a household with a truck and two cars needs to plan. Personal golf carts are allowed on community streets, garaged, and not on the golf courses. The speed limit on community roads is 25 mph.
Destination | Distance from the TwinEagles gate | Off-peak time |
|---|---|---|
I-75, Exit 111 (Immokalee Road) | about 6.5 miles | about 10 minutes |
NCH Northeast emergency room | 3.3 miles | about 6 minutes |
Publix, Orangetree | about 12 minutes | |
Mercato shopping | about 21 minutes | |
Vanderbilt Beach | about 22 minutes | |
Fifth Avenue South | about 30 minutes | |
Southwest Florida International Airport | about 39 minutes |
Source: OpenStreetMap routing (OSRM) from the TwinEagles gate, off-peak, measured for the TwinEagles hub page in September 2026. Add about 12 minutes from Kinross to the gate, and more in season.
Kinross and Fenhurst are the two Lennar neighborhoods of TwinEagles, and on paper they look alike: 52 to 53-foot lots, similar plan names, the same master assessment to within $5, and no neighborhood association of their own. The differences are age, size, flood mapping and turnover. Kinross is 86 homes built 2015 to 2018 with larger plans; Fenhurst at TwinEagles is 57 homes built 2012 to 2015 with smaller ones.
Yardstick | Kinross at TwinEagles | Fenhurst at TwinEagles |
|---|---|---|
Recorded plat | Grand Arbors Phase Two C Block 109 (2014) | TwinEagles Grand Arbors (base plat) |
Homes | 86, one street (Kinross Lane) | 57, one street (Fenhurst Way) |
Builder and years | Lennar, 2015 to 2018 | Lennar, 2012 to 2015 |
Plans marketed | Six in 2017, 1,850 to 2,828 sq ft under air (a seventh from 1,649) | Four (Nina, Victoria, Sophia, Isabella), 1,650 to 2,250 sq ft |
Lot width marketed | 52 to 53 ft, 145 ft deep or deeper | 53 ft |
County building area, median | 2,560 sq ft | 2,304 sq ft |
2024 master assessment | $3,402.96 | $3,407.73 |
Neighborhood landscaping | Kinross assessment through the master association | Fenhurst assessment through the master association |
Recorded resales, 36 months | 14, median $867,500 | 11, median $875,000 |
Median price per county sq ft, 36 months | $381.45 | $386.84 |
Recorded resales, 60 months | 20, median $885,000 | 24, median $840,000 |
Homestead share (2026 roll) | 47% | 51% |
Street-point flood zone | AH at six of seven points; no FEMA letter on any lot | AH at the tested point; two single-home FEMA letters on file |
Community mailbox units | Individual mailboxes | |
Location | Northern edge, preserve behind the north row | South of Kinross, closer to the clubhouse and the gate |
Sources: Collier County recorded deeds and 2026 preliminary roll; TwinEagles HOA approved 2024 budget; Florida Weekly, March 2017; archived developer page, Fenhurst; FEMA National Flood Hazard Layer; TwinEagles Community FAQs. County building area is not MLS living area.
Over 36 months, the median price per county square foot is $381.45 in Kinross and $386.84 in Fenhurst, within 2% of each other, even though Kinross homes are newer and larger. Buyers are pricing the two Lennar neighborhoods as one product at the entry point of TwinEagles single-family living, with Kinross's size and age offset by its longer drive and flood mapping. Over 60 months, Kinross's median is higher ($885,000 against $840,000), which matches its larger plans.
Both neighborhoods are Grand Arbors lots under the same master association, the same architectural review committee, the same Grand Arbors design guidelines, the same club covenants and the same schools. A buyer looking at one should always see the other.
Kinross is the newest of the three lowest-priced single-family neighborhoods in TwinEagles on the county deed record, alongside Bramble Point and Fenhurst, and it carries the lowest single-family master assessment. Only the Covent Garden condominiums sell for less per home.
Neighborhood | Homes | County year built | Median recorded price (window, sales) | Median price per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|
Covent Garden (condominiums) | 120 | 2006 to 2017 | $457,000 (12 months, 11) | $272.09 | $3,300.46 |
Bramble Point | 41 | 2006 to 2007 | $772,500 (60 months, 12) | $365.83 | $3,610.23 |
Kinross | 86 | 2015 to 2018 | $867,500 (36 months, 14) | $381.45 | $3,402.96 |
Fenhurst | 57 | 2012 to 2015 | $875,000 (36 months, 11) | $386.84 | $3,407.73 |
Hollybrook | 51 | mostly 2006 on | $942,500 (60 months, 14) | $332.34 | $3,735.72 |
Dundee | 61 | 2016 to 2019 | $1,630,000 (36 months, 11) | $543.60 | $3,646.26 |
Source: Collier County recorded deeds (DOR-qualified resales, recorded through June 30, 2026), each neighborhood in the shortest window with ten or more sales; TwinEagles HOA approved 2024 budget. County building area is not MLS living area. The yardstick is the median recorded price per home in the first window with ten or more sales.
Covent Garden at TwinEagles shares Kinross's community mailbox arrangement, as Dundee does, and is the only condominium regime in the gate: 120 carriage homes in 30 buildings, with a private neighborhood pool and three condominium associations plus a recreation association. It is the lowest-priced way into TwinEagles, about $457,000 at the 12-month median. Kinross is the next step up: a detached single-family home with its own pool, no condominium association and a master assessment only about $100 a year higher. A Covent Garden owner who wants a yard and a private pool without leaving the club often looks at Kinross first, and the club's initiation-fee exemption for a member moving within TwinEagles in the same or a lower category can make that move cheaper than a buyer from outside would pay.
Dundee, the Minto neighborhood of 61 homes built 2016 to 2019, is the closest match in age, but it sells at nearly twice the Kinross median on wider 62-foot lots, carries its own neighborhood association, and all 61 Dundee lots are named in a 2015 FEMA letter of map revision. Dundee shares Kinross's community mailbox arrangement.
On a simple price ladder, TwinEagles runs from the Covent Garden condominiums, through Bramble Point, Kinross and Fenhurst, to Hollybrook, Lockford, Wisteria, Wicklow and Dundee, then Hedgestone, and finally The Estates and Lake Estates at the top. Kinross is the newest home a buyer can own at the entry end of that ladder.
Kinross offers a newer Lennar pool home, a preserve or lake behind it and the lowest single-family master assessment in TwinEagles, at the entry end of the community's single-family prices. Its drawbacks are narrow lots, a long drive to the gate, community mailboxes and Zone AH flood mapping with no FEMA letter on any lot.
Kinross buyers compare plans, views and systems more than neighborhoods. Because Lennar built the whole street from a few plans in four years, the buyer's question is rarely "Kinross or not" but "which Maria, on which side of the street, with which air-conditioner."
Two homes of the same plan can sit a few doors apart. The one that shows better, on the better side of the street, with newer systems and the membership category the buyer wants, sets the price the other has to meet. Sellers who know the last sale of their own plan price better than sellers who know the neighborhood median.
A Golf-deeded Kinross home and a Sports-deeded one are different products to a buyer who plays. Ordering the club estoppel before listing, and leading with the category, is the fastest way to reach the right buyer.
Kinross buyers ask about flood insurance first, because the lender's flood determination will say Zone AH. A seller who hands over the elevation certificate and a flood quote at the first showing removes a week of uncertainty from the contract.
With more than half of Kinross owners not homesteaded, many sellers are out of state when their home sells. A listing plan built for a remote seller, with a vendor list for pre-listing repairs, a staged or professionally furnished presentation and remote closing, matters here more than in most TwinEagles neighborhoods.
The most common errors about Kinross online are that golf comes "included" with the home, that Kinross has its own HOA, that it is the same neighborhood as Fenhurst, and that flood maps treat it like the rest of TwinEagles. Each is wrong on the public record.
It was, for Lennar's new-home buyers from 2015 to 2018, as a developer offer (Florida Weekly, March 2017). Today every buyer pays the club's initiation fee at closing, $150,000 for Golf in September 2026, and the master association's history says TwinEagles is "a private club as opposed to a bundled community" (TwinEagles Community FAQs).
It does not. Kinross has no neighborhood corporation; its landscaping is billed through the TwinEagles master association as a separate Kinross assessment.
They are two recorded plats, two streets and two budget lines, built three years apart with different plan sets. They share a builder and a price range.
Parts of it are, by map or by FEMA letter. Kinross is not: six of seven street points read Zone AH and no Kinross lot has a letter.
Kinross is inside the TwinEagles gate. Golden Gate Estates begins on the other side of the preserve to the north and of the canal to the east.
If you're searching for a Kinross at TwinEagles listing agent, or thinking, 'I need someone to sell my Kinross at TwinEagles home...', you want a team that can name your Lennar plan, read your club estoppel and your elevation certificate before a buyer's attorney does, and price your home against the last sale of the same plan on Kinross Lane rather than a neighborhood average.
McGreevy and Comisar bring the credentials to that file:
In the 24 months to September 24, 2026, Kinross at TwinEagles closed 11 sales on the Southwest Florida MLS (pulled September 24, 2026), and we tracked every one of them: $8,376,000 in total volume, from $650,000 to $900,000, median $740,000, a median of 107 days on market (average 98.5) and a median of 95.86% of final list price. On the Collier County recorded-deed file the 36-month view is 14 qualified resales, $12,355,000 in recorded volume, median $867,500. Data updated: September 2026.
Start with a free Kinross at TwinEagles home valuation, priced against Kinross sales plan by plan, 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 11 Kinross closings in the 24 months to September 24, 2026 took a median of 107 days on market, from 16 to 209 days, and 1 of the 11 closed at or above its final list price. The three fastest, at 16 to 22 days, closed at 95.9% to 97.9% of list. The wider record does show is that Kinross trades a few times a year, so a correctly priced home competes with one or two others at most, and the four sales recorded in May and June 2026 show buyers are active at the right price.
If it is original and failing, usually yes, because a buyer's inspector will flag it and the buyer will ask for more than the replacement costs. Kinross air-conditioning permits from 2024 to 2026 show declared values from $4,000 to $15,842, most between $8,000 and $13,000. If it is working, disclose its age and price accordingly.
Usually not a full renovation. Paint, lighting and fixtures that make a Lennar plan feel current help; structural changes need architectural approval and permits that can outlast your listing window.
It shapes the buyer's budget, not the buyer's interest. Buyers who see the certificate, the 1 to 2 feet of first-floor height above the base flood elevation and a real flood quote early are far less likely to walk away during inspection.
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 Covent Garden owner moving up or an Estates owner downsizing the strongest buyer for your Kinross home.
It can if it starts late. The club must receive the signed Membership Agreement seven days before closing, and membership is contingent on the club's approval. Start the buyer's club and association applications the day the contract is signed.
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 Kinross client.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
When you are ready to look at what is for sale in TwinEagles today, our Domain Realty Group team keeps the full listing search at DomainRealtyGroup.com, and Marc will set up a private showing inside the gate.
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Jesse McGreevy and Marc Comisar have sold homes across Southwest Florida's private golf communities and builder neighborhoods for more than two decades, and the questions on this page, the plan, the deeded membership, the flood certificate and the thin comparable set, are the ones we work through on every Kinross listing. For the wider picture, start with our TwinEagles community guide and 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 Kinross at TwinEagles buyer questions below come from what buyers search and ask us, answered from the recorded plat, the master association's budget and rules, the club's documents, FEMA and county records. Each answer is dated where the number can change.
Kinross is an 86-home Lennar neighborhood inside TwinEagles, a gated, member-owned golf community on Immokalee Road in North Naples. Its recorded plat is TwinEagles Grand Arbors Phase Two C Block 109, and every home is on Kinross Lane.
Eighty-six single-family homes, plus two common tracts, on the 2026 Collier County roll. The master association's 2024 budget bills the same 86 units.
Lennar built every Kinross home between 2015 and 2018, for developer The Ronto Group. There are no custom homes or other builders on the street.
In 2017 Lennar sold six plans: the Victoria (1,850 square feet under air), Sophia (2,032), Angelina (2,061), Isabella (2,246), Maria (2,247) and Catalina (2,828). The developer also mentioned a seventh plan starting at 1,649 square feet.
Lennar's plans run 1,850 to 2,828 square feet under air. The county roll, which counts more area, measures Kinross homes at 1,924 to 3,200 square feet, median 2,560.
The developer marketed homesites "52-feet wide and 145-feet deep or deeper" and later called them "53' lots," about 7,500 square feet or more. Corner and cul-de-sac lots are larger; the survey gives the exact size.
Nearly all, because Lennar's base price on every plan in 2017 included "a caged heated pool and spa" and a summer kitchen (Florida Weekly, March 2017). Confirm the pool on the individual home's listing and survey.
On the Southwest Florida MLS, 11 Kinross homes closed in the 24 months to September 24, 2026, from $650,000 to $900,000, median $740,000. On Collier County recorded deeds, fourteen qualified resales recorded from September 2023 to June 2026 ranged from $650,000 to $1,210,000, median $867,500. The 2026 sales ran $650,000 to $840,000.
The TwinEagles master association billed each Kinross home $3,402.96 for 2024, including a $660 reserve share, due January 1. Kinross also pays a separate landscaping assessment through the master association; that amount is on the estoppel certificate.
No. Kinross has no neighborhood association. Its landscaping is a separate Kinross assessment administered by the TwinEagles master association, the same arrangement as Fenhurst.
Every TwinEagles home is deeded a Golf, Sports or Social membership, and a resale buyer pays the club's initiation fee at closing: $150,000 Golf, $60,000 Sports or $45,000 Social (September 2026). Lennar's "golf membership included" offer applied to new homes in 2015 to 2018 only (club membership page; Florida Weekly, March 2017).
The last public schedule, fiscal 2022, put Full Golf at about $18,328 a year before sales tax, Sports about $7,336 and Social about $5,496. Current dues are on the club's estoppel for a specific home.
Only "subject to availability" under the 2010 covenant, and Golf is capped at 614 memberships across 717 homes. If golf matters, buy a home already deeded Golf.
Yes. Kinross is inside the single guarded gatehouse on Immokalee Road that serves all of TwinEagles. Kinross itself has no second gate.
The north row backs onto a wooded preserve along the northern edge of TwinEagles. The south row backs onto lakes, and part of it looks across the water to a golf hole (2023 federal aerial).
Mostly yes. Six of seven street points on Kinross Lane read FEMA Zone AH on the effective and preliminary maps, and the elevation certificates we read list Zone AH, with a base flood elevation of 16.1 feet on each legible one.
If you finance with a federally backed loan, expect your lender to require it, because no Kinross lot has a FEMA letter removing it from the high-risk area. Collier's Class 5 rating cuts National Flood Insurance Program premiums by 25%.
On the five elevation certificates with a legible first-floor reading, floors sit at 17.1 to 18.0 feet, 1.0 to 1.9 feet above the 16.1-foot base flood elevation.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, for every Kinross address (Collier County Public Schools lookup, 2027 school year). All three were graded A for 2025-26.
No. There is no age restriction anywhere in the recorded TwinEagles documents, and Kinross is open to buyers of any age.
Yes, up to three leases a calendar year, each at least 30 consecutive days, on the association's approved lease form with tenant screening. Short-term rentals are not allowed.
Yes, "a reasonable number" of household pets, leashed outdoors. Wildlife, including bears and bobcats, lives in the preserve behind the north row.
Kinross uses community mailbox units rather than individual curbside boxes, one of three TwinEagles neighborhoods (with Covent Garden and Dundee) set up that way.
About 3.1 miles and 12 minutes to the Immokalee Road gate, and about 1.3 miles and 5 minutes to the clubhouse, by road off-peak.
No. The only non-ad valorem charge on a 2025 Kinross tax bill was the county's $261.91 garbage assessment, and the state's special district list has no TwinEagles district.
One 2025 Kinross Lane bill was $9,782.46, including $9,520.55 in ad valorem tax at 12.2558 mills. A buyer's tax resets to the purchase price the following year.
Yes, with architectural approval first and a county permit. The review form asks for a site survey, equipment specifications and screening plants for generators and buried propane tanks, and panel and piping drawings for solar.
Only inside the garage. The master association's rules keep pickups, commercial vehicles, boats and recreational vehicles in enclosed garages.
The committee meets twice a month, requests are due two business days before a meeting, and it has up to 30 days to approve a complete request.
Both are Lennar neighborhoods with 52 to 53-foot lots and the same master assessment to within $5. Kinross is newer (2015 to 2018 versus 2012 to 2015), larger (86 versus 57 homes) and has bigger plans, community mailboxes and no FEMA letter on any lot; the two trade within 2% per county square foot.
Covent Garden is 120 condominium carriage homes with a neighborhood pool and three condominium associations, at a 12-month median of about $457,000. Kinross is detached single-family with a private pool, no condominium association and a master assessment about $100 a year higher.
We found no public record of Kinross-specific damage from Irma, Ian, Helene or Milton, and no roof or storm-repair permit on Kinross Lane in the county's 2024 to 2026 files.
Every Kinross home was built from 2015 to 2018 under the modern Florida Building Code with Collier County building permits, and an elevation certificate filed for 79 of the 86. As with any home, order a full inspection and a wind-mitigation report.
The Kinross at TwinEagles seller questions below are the ones Kinross owners ask us before they list, answered from the Southwest Florida MLS, the county deed file, the club's and the master association's documents, FEMA and county records.
It depends first on your plan, your view, your membership category and the age of your systems. On the Southwest Florida MLS, the 11 Kinross closings in the 24 months to September 24, 2026 had a median of $740,000, from $650,000 to $900,000; the 36-month range on recorded county deeds is $650,000 to $1,210,000, median $867,500. For a number on your home, start with a free home valuation or call Jesse at (239) 898-6072.
About four a year on average: 20 qualified resales in the 60 months to June 2026 on 86 homes, with eight in 2024, one in 2025 and four in the first half of 2026 (Collier County recorded deeds).
The four 2026 recorded sales were $660,000 (May 1), $650,000 (May 7), $840,000 (May 22) and $740,000 (June 30). The county file runs about three months behind, so newer closings exist.
The deed file records prices, not reasons. The 2024 sales were led by $1,100,000 and $1,210,000 sales of 3,055 and 2,755-square-foot homes; the 2026 sales were mostly mid-size plans, and the one large home sold at $840,000. Price from the latest sale of your plan, not from the 2024 peak.
Yes. On the deed file, the largest county-measured homes, 2,755 and 3,055 square feet, account for the highest Kinross sales ($1,100,000 to $1,210,000). Know your plan name and the options Lennar installed; your closing file from Lennar usually lists both.
Buyers pay for it, but with 14 sales in three years the county file cannot measure the premium honestly. We price a view from the most comparable recent sale on the same side of Kinross Lane.
A Golf-deeded home reaches every buyer who plays, and a Sports or Social home loses some of them, because Golf is capped at 614 and upgrades are "subject to availability." Order the club estoppel before listing and lead with the category.
The buyer, at closing: $150,000 Golf, $60,000 Sports or $45,000 Social in September 2026, under the club's Initiation Fee Policy.
No public club document, including the Initiation Fee Policy, describes a refund of the initiation fee on resale. If you paid one, ask the club for the Membership Plan and bylaws; if you bought new from Lennar with a membership included, there was no fee to refund.
Two: one from The TwinEagles Club and one from the TwinEagles master association through FirstService Residential. Kinross has no neighborhood association, so there is no third letter; the master association's letter covers the Kinross landscaping assessment.
The club's fiscal 2022 schedule listed $250 for its estoppel; the master association's fee is set within the cap in Florida Statutes 720.30851. Order both as soon as you have a contract.
Yes. Membership "is contingent upon approval by the Club," which receives the signed Membership Agreement seven days before closing and runs credit and background checks. The buyer's $3,500 transfer fee is returned if the club declines.
Yes. The 2010 covenant makes seller and buyer "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale," so dues are prorated to the closing date.
The buyer. The club's fiscal 2022 schedule says the 12-year Phase One capital assessment runs from September 2020 and "the buyer will be responsible for all remaining monthly payments."
Check the master association's current sign rules before you place one; its Realtor Quick Guide sets the rules for signs, showings and open houses in TwinEagles.
Yes, on Saturday and Sunday from 9 a.m. to 5 p.m.; the gate admits visitors from an open-house list pulled from the MLS each week, according to the master association's Realtor Quick Guide.
For anything exterior, yes: paint, lighting, shutters, landscaping changes, generators and screens all need approval first, and the committee can take up to 30 days. Interior repairs need only the county permits the work requires.
If it is failing, usually yes; if it works, disclose its age. Twenty-one of the 29 county permits on Kinross Lane from 2024 to July 2026 were air-conditioning replacements, so buyers will ask.
Rarely a full renovation. Fresh paint from the Approved Color List, updated lighting and repairs an inspector would flag pay back; major changes need approvals and permits that can outlast a listing window.
It shapes the buyer's monthly budget, not their interest in Kinross. Put your elevation certificate and a current flood premium in the listing file so the buyer's lender and insurer have them on day one.
Possibly. An owner can ask FEMA for a Letter of Map Amendment for the structure using the elevation certificate; no Kinross lot has one on file today. It takes time, so start well before you list, and a surveyor or engineer can tell you whether your elevations support it.
The FEMA elevation certificate filed with your permit (Collier County posts it online), your current flood policy declarations page, and any wind-mitigation report. Buyers price flood insurance from those.
Florida law requires disclosure of known facts that materially affect value and are not readily observable, and under Florida Statutes 689.302 a seller of a home must provide a flood disclosure "at or before the time the sales contract is executed." Disclose known flood claims, repairs and unpermitted work in writing; your attorney or title agent confirms the current forms.
The seller customarily pays documentary stamp tax on the deed ($0.70 per $100, about $6,073 on an $867,500 sale), the owner's title policy, the estoppel fees and prorations, plus brokerage fees. Each is negotiable in the contract.
Kinross buyers are largely seasonal. Listing in time for the winter season, when buyers are in Naples and the club is full, reaches the most of them; the May 2026 cluster shows spring sales close too.
Many Kinross buyers are seasonal and want to move in for the season, so a well-furnished home can sell faster. List the furniture on a separate inventory and price it separately in the contract.
Yes. More than half of Kinross owners do not claim a homestead here, and most out-of-state sales close with remote signing. Plan a vendor list for repairs and a local contact for the gate and the showings.
Not always. The club's policy exempts family members taking title through "a bona fide family planning device" and transfers to estate-planning trusts, and it exempts a surviving spouse. An heir who then sells passes the fee to the buyer.
Yes, and the club's policy exempts a member who moves to another TwinEagles home in the same or a lower category within a year from a new initiation fee. Moving up a category costs the difference between the two fees.
Yes, within the three-leases-a-year, 30-day-minimum rule. A tenant in place narrows your buyer pool and complicates showings, so time a lease to end before your main selling season.
You can, but the gate, the club's approval, two estoppels and a thin comparable set make a TwinEagles sale more document-heavy than most, and buyer agents bring most TwinEagles buyers.
Start from the latest sale of your plan, adjust for view, membership category and system ages, then check against Fenhurst, the other Lennar neighborhood, which trades within 2% per county square foot of Kinross over 36 months.
Usually by little on price, but the county's building area is not MLS living area, so per-square-foot figures differ. This page leads with the Southwest Florida MLS for price, days on market and sale-to-list, and carries county deeds for the longer recorded history.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, and this page is the file we build for every Kinross seller. Call Jesse direct at (239) 898-6072.
The Kinross at TwinEagles page is built from the primary records below: the recorded plat and covenants, the master association's budget, rules and design-review materials, 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 of Lennar's Kinross sellout. Every public figure on this page traces to one of them.
The Downloadable Documents for Kinross at TwinEagles below are the primary records a Kinross buyer or seller should read, each linked at the issuing authority: the master budget with the Kinross line, the recorded use restrictions and club covenants, the architectural request form with the Grand Arbors design excerpts, the club's fee policy and membership agreement, and the flood references.
Document | Issued by | Date | Link |
|---|---|---|---|
Approved 2024 HOA Budget (Kinross assessment line) | TwinEagles Homeowners Association | Nov 8, 2023 | |
Use Restrictions (leasing, pets, vehicles), OR 6349 PG 3623 | TwinEagles Homeowners Association (recorded) | 2024 | |
Architectural Review request form with Grand Arbors guideline excerpts | TwinEagles Homeowners Association | Feb 16, 2024 form | |
Initiation Fee Policy | The TwinEagles Club | Oct 20, 2023 | |
Membership Agreement | The TwinEagles Club | 2024 | |
Estoppel requirements by street (Kinross Lane) | The TwinEagles Club | Jul 29, 2021 | |
Quick Guide for Realtors (open houses, signs) | TwinEagles Homeowners Association | 2024 | |
Declaration of Recreational Covenant (Social), OR 3810 PG 4172 | Recorded, Collier County | 2005 | |
Golf and Sports Recreational Covenant, OR 4605 PG 2967 | Recorded, Collier County | Sep 17, 2010 | |
Community FAQs and TwinEagles history (community mailboxes) | TwinEagles Homeowners Association | 2026 | |
HOA Newsletter, February 2024 (Fenhurst and Kinross landscaping) | TwinEagles Homeowners Association | Feb 2024 | |
2026 Flood Protection newsletter | Collier County | 2026 | |
CRS eligible communities (Collier Class 5) | FEMA | Apr 1, 2026 |
Current club dues, the Kinross landscaping assessment, the 2025 and 2026 master budgets, the full Grand Arbors design guidelines and the club bylaws are member-only and are not published; the estoppel letters for a specific home, and the master association's office, are the route to those.
Market data from Southwest Florida MLS, pulled September 2026. Recorded-sale history from Collier County recorded deeds through June 30, 2026. McGreevy and Comisar, Best Realtor for Kinross 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.
