Lake Estates is 19 homes built 2015 to 2022 on the 34-acre lake at TwinEagles, Naples. No sub-HOA, a $4,895.73 master assessment in 2024, Grand Arbors design rules and a mixed AH and X flood map. Verified records from McGreevy and Comisar.
McGreevy and Comisar are the top-reviewed real estate team for selling and buying lakefront homes in Lake Estates 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 Lake Estates home, or you are weighing one of only 19 Lake Estates houses on the largest lake inside the gate, this page answers the questions that move the price: what every recorded Lake Estates sale since 2021 brought, which membership is deeded to the house, what the Grand Arbors design rules allow on a lake lot, and why the flood map reads differently from one end of the street to the other.
Lake Estates at TwinEagles is a 19-home lakefront estate neighborhood inside the master-planned community of TwinEagles in Naples, Florida. It is one of the newest single-family neighborhoods in TwinEagles, built from 2015 to 2022 on the 34-acre lake, and on Collier County recorded deeds it carries the highest median sale price of any TwinEagles neighborhood over the last five years.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What "Lake Estates" means on the public record. Lake Estates is the recorded plat TwinEagles Grand Arbors replat in Collier County: 19 single-family homesites, all built on, on TwinEagles Boulevard. The developer, The Ronto Group, released it in 2015 as "19 south or west-facing lakefront home sites 110-feet wide and 150-feet deep with long-range views of a 34-acre lake, the largest lake in TwinEagles." There is no separate Lake Estates homeowners' association; every Lake Estates home belongs to the TwinEagles Homeowners Association and carries a deeded membership in The TwinEagles Club.
Not to be confused with: The Estates at TwinEagles, the 63-home custom neighborhood on the original 1999 plat at the front of the community; "Twin Eagle Lake Estates," a resort in Missouri that dominates searches for the name; Golden Gate Estates, the large-lot county subdivision east of TwinEagles; or Twin Eagles grills. TwinEagles Boulevard is also the address of the clubhouse and the association office, which are not in Lake Estates.
Every figure below comes from a primary public record, and each one is dated. Call Jesse direct at (239) 898-6072 for a confidential conversation about your Lake Estates home, or call Marc at (239) 287-5873 if you are buying.
If you're searching for the best realtor for Lake Estates at TwinEagles in TwinEagles, Naples, whether you're ready to sell your Lake Estates 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 Lake Estates track record: The Southwest Florida MLS shows 8 closed Lake Estates sales in the last 60 months (September 25, 2021 to September 24, 2026, pulled September 24, 2026), from $2,021,589 to $3,500,000, with a median sale-to-list ratio of 100.67% and 5 of the 8 closing at or above their final list price. Two of them closed in the last 12 months: $3,300,000 in February 2026 and $2,800,000 in April 2026. The highest, $3,500,000 in January 2025, is also the highest qualified sale anywhere in TwinEagles on the Collier County recorded-deed file for that window, where Lake Estates shows 9 qualified sales, 5 resales of existing homes and 4 first sales of homes finished in 2021 and 2022; we tracked every one of them.
Data updated: September 2026. Sources: Southwest Florida MLS, 60 months, pulled September 24, 2026; Collier County recorded deeds, DOR-qualified sales recorded 09/24/2021 to 06/30/2026.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Lake Estates at TwinEagles realtor, and you can read every review on our Google Business Profile. Three from clients:
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review
For Lake Estates sellers: professional photography, drone and twilight video that shows the lake exposure your lot faces, a qualified-buyer database built over two decades in Southwest Florida, and a listing file that answers the membership, design-review, lake-bank and elevation-certificate questions before a buyer's attorney asks them.
Selling your Lake Estates home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Lake Estates? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Naples.
Selling? Start with a free Lake Estates home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
Lake Estates at TwinEagles is one recorded plat, the TwinEagles Grand Arbors replat, holding 19 single-family homes on TwinEagles Boulevard in unincorporated Collier County, ZIP 34120. It has no association of its own; the TwinEagles master association and the club govern every home.
The name comes from the developer's marketing, and it has stuck: the master association's board has one seat for each of its twelve neighborhoods, and "Lake Estates" is one of them (TwinEagles Homeowners Association). On the deed and the tax roll, though, a Lake Estates home is described by its lot number on the replat.
The Collier County roll carries all 19 parcels under the subdivision name of the TwinEagles Grand Arbors replat, and FEMA elevation certificates filed with the homes' building permits describe them the same way, by lot number on the Grand Arbors replat (Collier County Elevation Certificates layer). The lots are numbered from east to west: Lot 19 is nearest the clubhouse, and Lot 1 is at the far west end of the row. The replat was part of the Grand Arbors water-management permit, modified for "Twineagles Grand Arbors" in 2015 by TwinEagles Developments AGR, LLC, the Ronto Group entity that then owned the community's unsold land (South Florida Water Management District ePermitting).
All 19 homesites are built on. The county roll shows year-built values from 2015 to 2022, and no Lake Estates parcel was coded vacant on the 2026 roll. The other five parcels addressed on TwinEagles Boulevard are not homes: the association office at 11330, the clubhouse at 11725, two association tracts and the irrigation utility's site.
The Florida Division of Corporations has no entity named for Lake Estates at TwinEagles (Sunbiz entity search). The master association's February 2024 newsletter lists Lake Estates with The Estates and Hedgestone as the three neighborhoods where landscaping and irrigation are the homeowner's job (TwinEagles HOA Newsletter, February 2024), and the club's estoppel sheet puts "Twin Eagles Blvd" on its list of streets that need only the club and master association estoppels, "No subdivision" (club estoppel requirements).
Two bodies. The TwinEagles Homeowners Association, Inc., a Chapter 720 association managed by FirstService Residential at 11330 TwinEagles Blvd, (239) 919-3422, owns and maintains the gate, roads, lakes and preserves and runs design review. The TwinEagles Club, Inc. is the member-owned private club that owns the golf courses and clubhouse; each home is deeded a membership category. Lake Estates elects one of the twelve directors on the master board.
Lake Estates sits on the north side of TwinEagles, on the main boulevard beyond the clubhouse, between the Dundee roundabout and Wisteria. Its 19 homes back onto the 34-acre lake, which the developer called "the largest lake in TwinEagles," and the lots were sold as south- or west-facing. From the gate it is about 2.5 to 3 miles by road.
The Ronto Group introduced the neighborhood in August 2015 with the lake as the whole pitch: "Lake Estates will showcase 19 south or west facing lakefront homesites 110 feet wide and 150 feet deep with long range views of a 34-acre lake, the largest lake in TwinEagles" (Naples Daily News, August 23, 2015). The developer repeated the same description in every Lake Estates release from 2015 to 2019.
Position | Lot numbers (plat) | Road distance to the clubhouse | Road distance to the gate |
|---|---|---|---|
East end | Lots 19 to 14 | about 0.7 mi | about 2.5 mi, 10 min |
Middle | Lots 13 to 8 | about 1.0 mi | about 2.8 mi, 11 min |
West end | Lots 7 to 1 | about 1.2 mi | about 3.0 mi, 12 min |
Driving distances routed on OpenStreetMap data (OSRM), off-peak, on September 24, 2026, from address points at the east end, middle and west end of the row to the clubhouse at 11725 TwinEagles Blvd and to the Immokalee Road entrance. Lot numbers are read from county-filed elevation certificates.
The lake is the view. Divco's Montego model on the row was described in 2016 with a pool and lanai "all overlooking the lake and the Eagle Golf Course" (Naples Daily News, June 19, 2016), so at least part of the row looks across the water to Eagle course holes. Exact views differ lot to lot; the direction the lanai faces decides afternoon sun, and on a west-facing lot the sunset.
Lake Estates is farther from the gate than any street in The Estates, which sits 0.5 to 1.5 miles inside the entrance: every errand from Lake Estates starts with 10 to 12 minutes inside the community. In exchange, traffic past a Lake Estates home is the neighbors' and club traffic on the boulevard, not Immokalee Road, and the clubhouse is a three- to five-minute drive or a golf-cart ride away.
Living in Lake Estates at TwinEagles means a 2015-to-2022 house on a lakefront homesite, with the largest lake in the gated, member-owned club community of North Naples behind it, no neighborhood dues, no shared amenities of its own, and the clubhouse a few minutes up the boulevard. It is a small, settled row of nineteen owners.
It is the most lake-focused neighborhood in TwinEagles. Other neighborhoods have lake lots; in Lake Estates every lot is one. The homes were sold as south- or west-facing, so the lanai, the pool and the main living rooms were designed to face the water, and the Grand Arbors guidelines keep the view open: fences are prohibited except small dog runs, and landscaping must be sodded to the water's edge.
Lake Estates is the most year-round neighborhood in TwinEagles on the county record: 15 of its 19 homes, 79%, carry a homestead exemption, against 54% across the community and 68% in The Estates. The census block group that covers TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, but Lake Estates has no age restriction, and nothing in the recorded use restrictions limits who may live here.
The day runs through the club. A Lake Estates owner is a member in whichever category is deeded to the home, Golf, Sports or Social, and the clubhouse, rebuilt and expanded in the member-approved $22.5 million Phase One program finished in 2023, is 0.7 to 1.2 miles away by road. The club describes a 2,500-square-foot resort-style pool and spa, two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a fitness center and three dining outlets (The TwinEagles Club, Club Life). The lake itself is a stormwater lake maintained by the master association, part of a system that rises and falls "nearly four feet" between wet and dry seasons.
There is no Lake Estates pool, no Lake Estates clubhouse and no neighborhood maintenance crew: the lawn, the irrigation and the slope down to the lake are yours. The homesites are about three-eighths of an acre as marketed, far smaller than the Estates homesites the developer described as nearly an acre to nearly two acres, and the side setback is 6 feet, so neighbors are close on the sides and open at the back. Every trip out of the gate starts with a 10- to 12-minute drive down the boulevard, and Immokalee Road in season is slow.
When Arthur Rutenberg Homes built the first model in 2015, its interior designer, Kelley Vitorino, described the house the way Lake Estates buyers still talk about it: "This house is very livable. It offers a lot of entertaining space as well as quiet retreats ... And, of course, the outdoor living area will be a wonderful space to enjoy the incredible lake views" (Naples Daily News, August 23, 2015). The outdoor room facing the water is the product.
Selling a Lake Estates home? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Lake Estates? Read how we represent buyers and call Marc at (239) 287-5873 to walk the row.
Lake Estates at TwinEagles recorded 9 qualified sales in the 60 months from September 24, 2021 to June 30, 2026 on the Collier County deed file, at prices from $2,021,600 to $3,500,000 and a median of $2,800,000. Fewer than ten sales in five years is too few for a meaningful median, so every sale is listed below.
Data updated: September 2026.
On the Southwest Florida MLS (60 months, September 25, 2021 to September 24, 2026, pulled September 24, 2026), Lake Estates has 8 closed sales, too few for a median at that window, so each is listed below. Widening to all MLS history, 13 closings since the first on July 15, 2016, including developer new-construction closings from the build-out years, gives a median of $2,153,345 (an observed sale, because thirteen is odd), a range of $1,625,000 to $3,500,000, a median of 72 days on market, a median sale-to-list ratio of 95.89% and a median of $599.65 per MLS living square foot (Southwest Florida MLS, all history to September 24, 2026). The 12-month window holds 2 MLS closings and the 24-month and 36-month windows 4 each, none of them non-MLS sales entered in the MLS.
MLS closing | Sold | Final list | Sale-to-list | MLS living area (sq ft) | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|---|
Nov 8, 2021 | $2,021,589 | $1,995,000 | 101.33% | 3,410 | $592.84 | 90 |
Feb 23, 2022 | $2,950,000 | $2,950,000 | 100.00% | 4,105 | $718.64 | 37 |
Apr 26, 2022 | $2,153,345 | $2,095,000 | 102.78% | 3,591 | $599.65 | 91 |
Jun 1, 2022 | $2,189,967 | $2,145,000 | 102.10% | 3,410 | $642.22 | 32 |
Oct 21, 2024 | $3,250,000 | $3,200,000 | 101.56% | 4,554 | $713.66 | 18 |
Jan 31, 2025 | $3,500,000 | $3,650,000 | 95.89% | 3,982 | $878.96 | 3 |
Feb 10, 2026 | $3,300,000 | $3,400,000 | 97.06% | 4,363 | $756.36 | 0 |
Apr 30, 2026 | $2,800,000 | $2,995,000 | 93.49% | 4,416 | $634.06 | 72 |
Source: Southwest Florida MLS, closed residential sales in the TwinEagles development on the Lake Estates stretch of TwinEagles Boulevard, 60 months, pulled September 24, 2026. Across the eight, total volume is $22,164,901, the middle two days-on-market figures are 32 and 37, and the middle two sale-to-list ratios are 100.00% and 101.33%. MLS living area is not the county's building area, so the per-square-foot column is never compared with the county column in the next table. On the pull date the MLS showed no active Lake Estates listings.
Recorded | Price | Position on the row | County building area (sq ft) | County year built | Price per county sq ft | Sale type |
|---|---|---|---|---|---|---|
Nov 8, 2021 | $2,021,600 | West end | 3,694 | 2021 | $547.27 | First sale of a new home |
Feb 15, 2022 | $2,950,000 | East end | 4,110 | 2016 | $717.76 | Resale |
Mar 16, 2022 | $2,827,200 | East end | 4,187 | 2022 | $675.23 | First sale of a new home |
Apr 26, 2022 | $2,153,400 | West end | 3,784 | 2022 | $569.08 | First sale of a new home |
May 31, 2022 | $2,190,000 | West end | 4,993 | 2022 | $438.61 | First sale of a new home |
Nov 14, 2023 | $2,400,000 | Middle | 3,632 | 2017 | $660.79 | Resale |
Oct 17, 2024 | $3,250,000 | West end | 5,019 | 2020 | $647.54 | Resale |
Jan 30, 2025 | $3,500,000 | Middle | 3,964 | 2019 | $882.95 | Resale |
Apr 17, 2026 | $2,800,000 | East end | 4,416 | 2016 | $634.06 | Resale |
Source: Collier County recorded deeds, DOR-qualified arm's-length sales over $100,000, as held in the county's sales file (newest recorded sale in the file: June 30, 2026). "County building area" is the roll's building-area field, which is not MLS living area; never compare these per-square-foot figures to MLS per-square-foot figures. "First sale of a new home" means the first recorded sale of a home finished that year on a lot the developer had sold in 2019; "resale" means an existing home changing owners. Sale types are read from each parcel's recorded history.
Across all nine, the median price is $2,800,000 (an observed sale, because nine is odd) and the median price per county square foot is $647.54. The five resales alone run from $2,400,000 to $3,500,000 with a median of $2,950,000; the four first sales of new homes in 2021 and 2022 ran $2,021,600 to $2,827,200. On the county file the 12-month window holds one sale, $2,800,000, and the 24-month window three, median $3,250,000; on the MLS the 12-month window holds two. Either way, any "12-month median" quoted for Lake Estates rests on one or two houses. One further transfer, recorded in February 2026 at $3,300,000, was not qualified by the county and is left out of the county figures; the MLS records it as a closed sale on February 10, 2026, so it is in the MLS table above.
Divco's furnished Montego model, one of the three original Lake Estates models, was recorded at $1,625,000 in July 2016 and at $2,950,000 in February 2022, an 81.5% increase in five and a half years on the county file. It is the clearest repeat-sale measure the neighborhood has, and it tracks the move of the whole TwinEagles market after 2020.
Five resales of existing homes on 19 homes in about 57 months is roughly 5.5% of the homes a year, about twice the Estates rate. Each year from 2022 through June 2026 recorded exactly one resale. A buyer who wants the lake usually waits for it, and a seller who lists sets the next comparable.
On September 24, 2026 the Southwest Florida MLS showed no active Lake Estates listings, against 15 active listings across TwinEagles; call Marc at (239) 287-5873 for what is coming to market.
Lake Estates homesites sold for roughly $435,000 to $846,700 each from 2015 to 2019, when the developer sold the last five in a single deed at about $410,000 apiece, and finished homes have moved from $1,625,000 and $1,774,000 for the first two recorded sales in July 2016 to $3,250,000 and $3,500,000 in 2024 and 2025.
Data updated: September 2026. Source: Collier County recorded deeds.
Year | Recorded homesite sales | Range | Note |
|---|---|---|---|
2015 | 5 | $459,000 to $846,700 | first releases; none qualified by the county |
2016 | 3 lots in 2 deeds | $600,750 to $618,500 per lot | one qualified sale at $618,500 |
2017 | 1 | $661,500 | |
2018 | 2 | $580,000 each | one qualified |
2019 | 8 lots in 4 deeds | $410,000 to $558,000 per lot | the last five in one deed at $2,050,000; one qualified at $558,000 |
2020 | 1 | $525,000 | qualified resale of a 2019 lot |
Source: Collier County recorded deeds; a homesite sale is a recorded transfer before the county's year built for that parcel. Many lot deeds are not qualified by the county (builder and bulk transfers are often excluded), so only the qualified ones are market evidence.
The developer's releases bracket those numbers. In 2015 Lake Estates homes were "priced starting at $1.5 million," lot and house together; by the fall of 2017, releases quoted $1.8 million (Naples Daily News, October 14, 2017). In October 2017, "10 custom home sites, a completed furnished model, and a model under construction" were left; by January 2019, "eight custom home sites and two completed furnished models" (Naples Daily News, January 5, 2019). The county file shows all eight of those sites changing hands during 2019.
Every qualified sale of a finished Lake Estates home on the county file, by year: 2016, $1,625,000 and $1,774,000; 2017, $1,925,800 and $1,998,400; 2019, $1,750,000 and $2,150,000; 2021, $2,384,600 and $2,021,600; 2022, $2,950,000, $2,827,200, $2,153,400 and $2,190,000; 2023, $2,400,000; 2024, $3,250,000; 2025, $3,500,000; 2026 through June, $2,800,000. Sixteen sales in ten years, and the 2024 and 2025 sales are the two highest.
Three things, in order. First, TwinEagles itself: the club's initiation fee for Golf rose from nothing before April 2021 to $150,000 today, and the $22.5 million clubhouse and Talon program finished in 2023, which reset what buyers pay to be inside the gate. Second, scarcity: after 2019 there were no more lots, and after 2022 no more new homes. Third, the lake: Lake Estates' per-square-foot figures run above every other TwinEagles neighborhood's on the same county yardstick.
Lake Estates at TwinEagles is 19 lakefront homes on the TwinEagles Grand Arbors replat, and it trades only a handful of 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 the lake side of TwinEagles Boulevard, start with a free Lake Estates home valuation or call Jesse direct at (239) 898-6072. If you are buying in TwinEagles, read how we represent buyers and call Marc at (239) 287-5873. When you are comparing agents, see why sellers across the county name McGreevy and Comisar among the best real estate agents in Naples.
Our guide to selling a home in Lake Estates at TwinEagles covers pricing, marketing and the costs of a sale.
Lake Estates at TwinEagles was one of the last three single-family neighborhoods The Ronto Group released at TwinEagles, in 2015, carved from Grand Arbors, the northern half of the community that the Bonita Bay Group had planned. Ronto sold its 19 lakefront homesites through three custom builders from 2015 to 2019 and turned the community over to its owners at the end of 2018.
TwinEagles opened in 1999 with the Talon course and the estate homes of Phase One. The Bonita Bay Group bought it in 2000 and planned Grand Arbors, the roughly 650-acre northern phase, around the Eagle course that opened in 2007. After the 2008 crash, The Ronto Group, backed by Angelo Gordon, bought the remaining land in 2010, reported at about $11 million (Business Observer, January 14, 2011), and built out Grand Arbors neighborhood by neighborhood.
"The Ronto Group has released Lake Estates to meet the demand for opportunities to enjoy TwinEagles' classic country club lifestyle," the August 2015 release said, with "builder and end-user sales contracts for five of the Lake Estates sites" already processed and 14 of 19 left (Naples Daily News, August 23, 2015). Arthur Rutenberg, Divco and Stock Signature Homes each built a furnished model on the row.
By July 2016, six of the 19 sites were under contract, Divco's Montego was open, Stock's Windsor had sold and was leased back as a model, and Rutenberg's Amalfi was weeks from completion (Naples Daily News, July 3, 2016). The developer's Lake Estates page in 2019 still listed three models "available for viewing": the Amalfi, the Windsor and Stock's larger Wyndam (archived TwinEagles Lake Estates page, December 2019). The final five homesites went in one recorded deed in November 2019, and those five homes were finished in 2021 and 2022.
Ronto signed a turnover agreement with the club on November 16, 2018, and members approved the transfer in January 2019. Lake Estates today is fully built, governed by the master association and served by a member-owned club.
Lake Estates homes are single-family custom and semi-custom houses of about 3,600 to 5,000 square feet on the county roll, built from 2015 to 2022 by Arthur Rutenberg Homes, Stock Signature Homes and Divco Custom Homes, designed with the pool and lanai on the lake side. The developer marketed a 3,500-square-foot minimum under air.
The county roll gives Lake Estates homes a building area of 3,632 to 5,019 square feet, median 4,187 and mean 4,168: eight under 4,000, seven from 4,000 to 4,499 and four from 4,500 to 5,019. The developer's page listed a living-area range of 3,500 to more than 10,000 square feet, and its releases said "All Lake Estates residences offer at least 3,500 square feet under air" (Naples Daily News, June 19, 2016). We have not found the minimum in a recorded Lake Estates document; the Estates' 3,500-foot minimum comes from a recorded supplemental declaration for Phase One, and Lake Estates' rests on the developer's marketing, which every home on the roll clears.
County year built: 2015, one home; 2016, three; 2017, four; 2018, one; 2019, two; 2020, two; 2021, two; 2022, four. Median 2019. Every Lake Estates home was built in 2015 or later under the modern Florida Building Code, so none carries the older-home discount that shows up on 1999 to 2001 houses elsewhere in TwinEagles.
Model | Builder | Size under air (as marketed) | Features named in the release | Price then |
|---|---|---|---|---|
Amalfi | A.R.B.C. Arthur Rutenberg Homes | 3,903 sq ft | four bedrooms, four baths, study, club room with an octagonal retreat, three-car garage | $2.061 million furnished (2016) |
Montego | Divco Custom Homes | 4,105 sq ft (5,780 total) | four bedrooms, four and a half baths, retreat room, side-loaded three-car garage | $1,990,900 furnished (2016) |
Windsor | Stock Signature Homes | 4,155 sq ft (developer page) | four bedrooms, four and a half baths, his-and-her studies, two two-car garages | from $869,990 plus homesite (2016) |
Wyndam | Stock Signature Homes | 4,298 sq ft (developer page) | furnished model shown in 2017 to 2019 | not published |
Sources: Naples Daily News, July 3, 2016; Naples Daily News, June 19, 2016; archived developer page, 2019. The 2019 developer page lists the Amalfi at 3,879 square feet. Prices are the developer's asking prices at the time, not sale prices.
The Grand Arbors guidelines describe the architectural theme as "a subdued Mediterranean style as well as a more coastal feel, contemporary style (no flat roofs), West Indies and Old Florida style (no metal roofs)." The models followed it: Rutenberg's Amalfi was decorated as "a traditional Amalfi coast farmhouse," and Stock's Windsor in a "soft modern coastal" palette. Tile roofs, stucco and earth tones are required, so the row reads as one neighborhood even with three builders.
Three of the original homes were furnished builder models, and the last five were built as a group after the 2019 lot sale. A buyer of a 2021 or 2022 home should ask for the builder's warranty documents, the certificate of occupancy date and whether any remaining coverage transfers to a new owner.
Lake Estates homesites were marketed at 110 feet wide by 150 feet deep, about 16,500 square feet or three-eighths of an acre, each backing onto the 34-acre lake. The Grand Arbors Design Review Guidelines give Lake Estates its own setback column: 50 feet in front, 6 feet on each side and 15 feet at the rear for the house.
Setback | Lake Estates | Wisteria | Wicklow and Hedgestone |
|---|---|---|---|
Front (side-entry garage) | 50 ft | 20 ft | 20 ft |
Front (front-entry garage) | not listed | not listed | 25 ft |
Side | 6 ft | 6 ft | 7.5 ft |
Rear, principal structure | 15 ft | 20 ft | 20 ft |
Rear, principal, abutting preserve | 25 ft | 25 ft | not listed |
Rear accessory (golf) | 10 ft | 10 ft | 15 ft |
Rear accessory (lake) | 10 ft | 10 ft | 10 ft |
Rear accessory (preserve) | 10 ft | not listed | not listed |
Source: Design Review Guidelines, Grand Arbors at TwinEagles, June 8, 2018, Appendix E. The guidelines add that setbacks also come from the Declaration and "the approved Rural Fringe Mixed-Use District (RFMU)," and are subject to easements.
A 50-foot front setback on a 150-foot-deep lot pushes the house toward the lake and leaves a deep front lawn, which is why the Lake Estates row reads as big houses set back from the boulevard. The 6-foot side setback keeps neighbors close on the sides, 12 feet apart at the minimum, so privacy comes from the house plan and the landscaping, not the lot width. A pool and screen cage are accessory structures and may sit 10 feet from the rear lot line.
The Collier County roll we used carries no lot area, and the developer's 110-by-150-foot figure is a marketing dimension for the typical lot. Curved lake edges make the real lot lines vary. Ask the seller for the boundary survey, which shows the lot area, the lake easement and the platted top of bank.
The lake bank is not yours to reshape. The guidelines require owners to "sod to the edge of the water," forbid removing littoral plants, and say that "Lake bank grades must remain as constructed in order to comply with water management permits. No alteration of the lake bank grade is allowed." The lake section below covers what that means for pools, docks, irrigation and erosion.
A Lake Estates home at TwinEagles comes with a mandatory club membership deeded to the house, but not necessarily a golf membership, and never a free one. 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).
Because it was, once, for new homes bought from the developer. The 2015 release priced Lake Estates homes "starting at $1.5 million, including a golf membership," and 2016 releases said "A golf membership is included with every purchase of a new build residence at TwinEagles" (Naples Daily News, July 3, 2016). That offer described what the developer conveyed on a new-construction sale, and it ended when the developer sold its last homes and turned the club over to its members. On a resale today, the buyer pays the initiation fee for the category deeded to the home, per the club's Initiation Fee Policy.
The recorded 2010 Golf and Sports covenant attaches a category to a lot by a recorded joinder (Collier County official records), and the 2005 Social covenant bound the Grand Arbors lots, with only the Phase One Estates lots exempted (Collier County official records). No public document lists the category for each Lake Estates home. The only reliable answer for a given address is the club's estoppel letter. Ask for it before you write an offer.
The club's policy says the fee "must be paid to the Club at the closing of the home sale," applies to "any person or entity who purchases a home in TwinEagles," and sets the Sports and Social fees at 40% and 30% of the Golf fee. 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"; none of the club's public documents describes a refund when you sell.
The policy exempts gratuitous transfers to a spouse or surviving spouse, a former spouse taking title by divorce decree, family members taking title through "a bona fide family planning device," transfers to estate-planning trusts, and a member who moves to another TwinEagles home in the same or a lower category within a year. Moving up a category costs the difference between the two fees.
The buyer signs the club's Membership Agreement, which the club must receive "SEVEN (7) DAYS PRIOR to the closing," with a transfer fee of $3,500; membership "is contingent upon approval by the Club," and a rejected applicant gets the transfer fee back (Membership Agreement 2024). The 2010 covenant makes seller and buyer "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale."
A Lake Estates 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. Lake Estates itself has no shared pool, clubhouse or courts; the lakefront homesite, with its pool and lanai facing the 34-acre lake, 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; it plays par 72 and 7,420 yards from the back tees, rated 75.9 with a 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 Eagle is the course across the water from part of the Lake Estates row. The Talon hosted the PGA TOUR Champions event now known as the Chubb Classic in 2002 to 2006 and 2012 to 2018 (Nicklaus Design, TwinEagles).
The clubhouse was renovated and expanded in the member-approved program completed in 2023; its construction manager lists the project at 71,376 square feet (Curran Young Construction). Dining runs through the Grille Room and Terrace, the poolside Tiki and the Midway Cafe (club dining). From Lake Estates the clubhouse is about three to five minutes by road.
Two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a fitness center with a spa suite and group classes, and the Himalayan, an 18-hole putting course next to the Midway Cafe (Club Life).
The master association runs the single gated entrance on Immokalee Road, the roads, sidewalks and bridges, the lakes and their banks, the preserves, street lights, the boulevard landscaping and design review. Its 2024 budget carried $513,955 for security services (approved 2024 budget).
No beach club, no marina and no boat access to the Gulf. A Gulf beach club was in the 1997 announcement and never built. Vanderbilt Beach is about 12.9 miles and 22 minutes from the gate off-peak, plus the drive from Lake Estates to the gate.
Owning a Lake Estates home at TwinEagles means four recurring bills: the TwinEagles master association assessment ($4,895.73 per home in the 2024 approved budget), club dues in the deeded membership category, the Collier County tax bill at 12.2558 mills for 2025, and metered irrigation water. There is no neighborhood association fee and no community development district.
The current club dues and the 2025 and 2026 master association budgets are not published on the public pages of either organization; both sit behind member logins. Where a number below is older than 2026, it is dated, and a buyer should confirm it on the estoppel letters before closing.
Budget year | Operating share | Reserve share | Total per Lake Estates home | Lake Estates share of the master budget |
|---|---|---|---|---|
2023 | $4,114.82 | $510.05 | $4,624.87 | 3.34% |
2024 | $4,235.73 | $660.00 | $4,895.73 | 3.34% |
Source: TwinEagles HOA approved 2024 budget, adopted November 8, 2023, Lake Estates line in the Grand Arbors group, 19 units, $93,018.94 in all for 2024. For comparison, the same budget billed Estates homes $5,559.42 to $5,586.19, Hedgestone $5,017.84, Wicklow $4,392.76 and Covent Garden condominiums $3,300.46. The assessment is billed once a year and is due January 1. The 2025 and 2026 figures are on each home's estoppel certificate.
Seven TwinEagles neighborhoods add a quarterly neighborhood assessment, mainly for landscaping. Lake Estates does not: the master association lists Lake Estates with The Estates and Hedgestone as neighborhoods where owners handle their own landscaping and irrigation, and the club's estoppel sheet lists TwinEagles Boulevard among the streets that need only the club and master association estoppels (club estoppel requirements). The trade-off is your own landscape contract, including the slope to the water.
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, so treat them as a floor and ask the club for the current sheet. The Phase One capital assessment runs 12 years from September 2020, and "the buyer will be responsible for all remaining monthly payments."
TwinEagles homes pay Collier County millage code 285, which totaled 12.2558 mills in 2025, including 3.75 mills for the North Collier Fire Control and Rescue District, plus a $261.91 "District 1 Garbage" non-ad valorem assessment (Collier County Tax Collector). As arithmetic only: at that rate every $1 million of taxable value costs about $12,256 a year before exemptions. A buyer's taxable value resets after the purchase, and with 79% of Lake Estates homes homesteaded, a seller's own bill is rarely a guide to the buyer's.
Irrigation in TwinEagles is non-potable water from Resource Conservation Systems, LLC, billed monthly by the utility, with base charges by lot size plus $1.56 per 1,000 gallons under its 2026 tariff (RCS 2026 tariff). The Grand Arbors guidelines require "separately metered irrigation water ... to each lot," prohibit private wells and prohibit "lake water withdrawals for irrigation purposes," so a Lake Estates owner cannot pump from the lake behind the house.
Homeowners, wind and flood insurance are the owner's cost and vary by home; see the flood and insurance sections below. On Lake Estates the elevation certificate matters more than usual because part of the frontage maps in Zone AH.
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 Lake Estates 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 certificates, the association's screening application and the usual Florida closing costs. Lake Estates adds no neighborhood transfer fee because it has no neighborhood association.
A new home or major addition in Grand Arbors carries a $1,000 new-construction review fee, $250 for each extra resubmittal or change, and a $250 fee for a modification review under the public 2018 guidelines, plus a construction deposit set by the reviewer and Collier County permit fees (Grand Arbors Design Review Guidelines). The association may have updated the schedule since; confirm with the office before you budget.
No. Lake Estates at TwinEagles is not in a community development district: the only non-ad valorem charge on the 2025 TwinEagles tax bills we checked is the county's $261.91 garbage assessment, and the state's official list of special districts contains no TwinEagles district. The master association is funding its lake-bank restoration program without a special assessment to residents.
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, in Phase One, Grand Arbors and Covent Garden, show the garbage charge as the only non-ad valorem line.
For a lakefront neighborhood this is the project to watch. The master association's July 2025 newsletter reported an "approved funding option for Lake Bank Restoration Project without special assessment to Residents." Its June 2026 update says the majority of 2026 work "is either in process or completed," that "two additional phases of this project are slated to be completed in 2027 and 2028," and that "Homeowners who have erosion repairs being made behind their home will receive a proposal from CrossCreek Environmental for the cost of connecting the downspouts to the drainage system that will be installed under the lake bank" (Lake Bank Remediation update, June 2026). The bank repair is the association's; the downspout connection behind a repaired bank is an owner cost.
On the club side, the Phase One capital assessment is the live one. The club's IRS filing states that its bylaws require a membership vote for "special capital assessments greater than $500,000" (IRS Form 990 via ProPublica).
Lake Estates at TwinEagles is governed by the TwinEagles master Declaration, its bylaws and recorded use restrictions, and the Design Review Guidelines for Grand Arbors at TwinEagles, whose public edition is dated June 8, 2018. Those guidelines set the Lake Estates setbacks and require tile roofs, earth-tone stucco, side-entry garages where the lot allows, paver driveways and no fences except dog runs.
Lake Estates is not governed by the separate Estates guidelines that apply to Phase One. Its plat is a Grand Arbors replat, and the Grand Arbors guidelines name "Lake Estates" in their setback chart. The master association's media library also holds a thumbnail of a Grand Arbors edition approved around January 2023 whose full text is not posted publicly, so confirm the current edition with the association office before you design anything.
Document | What it controls | Where it is |
|---|---|---|
Amended and Restated Declaration of CC&Rs for TwinEagles (2001, as amended) | association powers, assessments, architectural control | |
Use Restrictions, Exhibit C to the Second Amended and Restated Declaration (2024) | leasing, pets, vehicles, nuisances | |
Design Review Guidelines, Grand Arbors at TwinEagles (June 8, 2018) | setbacks, materials, roofs, pools, landscaping, signs | |
Rules and Regulations (consolidated November 2021) | day-to-day conduct | |
ARC Solar Guidelines | solar panel placement |
"A minimum roof pitch of 5:12 slope is required," and "Asphalt or fiberglass roof shingles and metal roofs are prohibited. Roof materials which are acceptable are clay or concrete barrel, flat, and 'S' tile." Roof colors must be warm earth tones, and a change of roof material needs approval. A Lake Estates reroof is a tile reroof.
Painted stucco in natural earth tones and stone accents; fascia at least 10 inches; "Vinyl, wood, metal or lap siding is prohibited"; "No pastels, pure whites or primary colors." Windows are clear or tinted bronze, gray, green or smoke, with bronze, charcoal or white frames, and "burglar bars" are prohibited.
"Garages are required," and "Front entry loaded garages are prohibited on lot sizes that are large enough to reasonably allow side entry loaded garages," which is why the Lake Estates models were built with side-loaded or split garages. Driveways must be brick, impressed or patterned concrete in earth tones, or pavers; "Asphalt, gravel, shell or poured concrete driveways are prohibited." Sidewalks stay plain poured concrete for a consistent streetscape.
This rule applies to Lake Estates specifically: "All owners are required to cause the drainage coming off the roofs of the homes being built on lots that are immediately adjacent to lakes to be piped underground to the low season water line of any adjacent lakes, at owner's sole cost and expense. All homes must have gutters installed completely around the home." Where the association repairs an eroded bank, the owner's downspout connection to the new under-bank drain is also the owner's cost.
"Fences are prohibited except for dog runs." A dog run may sit only in a side or rear yard that does not face the street, inside the building limits, buffered with landscaping, in black or dark green vinyl-coated chain link. The open lakefront is protected by that rule.
Pools go in the rear yard, "Above-ground pools are prohibited," and pool equipment must be screened. Screen enclosures use bronze (preferred) or white framing with bronze or charcoal screen, must match the house's roof pitch, and are not allowed on the street façade. Zero-edge pools are allowed if the plans include a rear grading plan and the basin elevation, with "No removal of littoral plants at the lake bank" and no alteration of the lake bank grade.
Air conditioning equipment must be screened by a partial block wall and landscaping; propane tanks go underground or fully screened; solar panels need approval and should sit on the rear or side roof where that does not impair them, as Florida Statutes 163.04 protects the right to install them (Florida Statutes 163.04). Hurricane shutters need approval and may be closed only after a storm watch or warning, then opened when it ends.
Every lot needs at least one street tree, one rear shade tree, one front shade tree and a palm cluster, a landscape budget of at least 5% of the construction budget, and "All turf shall be Saint Augustine (Floratam Preferred). Bermuda, Zoysia and other species are prohibited." Lake lots are sodded to the water. Irrigation must give 100% head-to-head coverage, and "Rotors are not permitted except at rear property line where lot abuts a lake"; a rain shut-off sensor is required.
"One 'For Sale' sign may be located in the front yard only (no signs on the golf course/rear yard) and may be no larger than 24" x 18". Information tubes are prohibited." One open-house sign is allowed in the front yard from 9 a.m. to 5 p.m. on the day. No sign may go in the rear yard, which on Lake Estates is the lake side.
Design review for a Lake Estates home is run by the TwinEagles master association's design review committee now that the developer has turned the community over. Any exterior change, from paint colors to a pool, screen cage, roof, addition or landscaping plan, needs written approval before work starts; the public guidelines promise a written response within 30 business days.
The owner submits a Design Review Application with a $250 modification fee and the plans the committee asks for: a site plan with setbacks, easements and finished floor elevation, elevations and materials, a landscape plan and, for a pool, a plat showing the improvements. The reviewer approves, approves with conditions or disapproves in writing "within thirty (30) business days of submission of all materials." Work must match the approved plans, and a project must be finished within one year unless the approval says otherwise.
A variance may be granted for "odd shaped lots or parcels, topography, natural obstructions, hardship, or environmental considerations," which matters on curved lakefront lots, but only in writing and on the association's variance form.
Unapproved or non-conforming work draws a written notice, and the 2018 guidelines set "a $50 per day penalty fee within 30 days" unless a schedule is agreed; the association may also levy a specific assessment, seek an injunction and record "a Notice of Violation ... in the Collier County records."
TwinEagles Homeowners Association, 11330 TwinEagles Blvd, Naples, FL 34120, (239) 919-3422, managed by FirstService Residential; the application form and the committee's meeting schedule are on the association's architectural review page, with the current form behind the owner login.
"The review and approval of plans and specifications shall not be a substitute for compliance with the permitting and approval requirements of Collier County." A pool, cage, generator or reroof also needs a county permit, and in the flood zone the county checks elevations.
Owning on the 34-acre lake in Lake Estates at TwinEagles means a view and an orientation, not a boating lake: the TwinEagles lakes are part of the master association's stormwater system, their level swings about four feet between seasons, their banks belong to the association's restoration program, and the Grand Arbors guidelines bar pumping lake water or regrading the bank.
The master association maintains the lakes with the roads, bridges and preserves, and its February 2024 newsletter explains how they work: lake levels see a "nearly four-foot rise and fall" between the wet and dry seasons, with shoreline exposed "as much as 20 feet at the end of the Dry Season," and culverts carry water "from the north end of TwinEagles to flow south into the Big Cypress Water Basin and eventually into the Gulf" (TwinEagles HOA Newsletter, February 2024). Lake Estates is on the northern half of the community, upstream in that flow. Expect a wide beach of exposed bank in April and May and water near the sod line in September.
We found no public TwinEagles document that authorizes docks, boats or swimming on the lakes, and the Grand Arbors guidelines point the other way: "no lake water withdrawals for irrigation purposes are allowed," "No removal of littoral plants at the lake bank is allowed," and "Lake bank grades must remain as constructed in order to comply with water management permits." Owners sod to the water's edge and pipe roof water underground to the low-season water line. Ask the association for its current lake rules before you buy a kayak.
Erosion is the lakefront owner's real question in TwinEagles, and the master association is working on it. Its restoration program, contracted with CrossCreek Environmental and, for two lakes, Copeland Southern, is funded without a special assessment, has most of its 2026 work in process or complete, and has two more phases slated for 2027 and 2028 (Lake Bank Remediation update, June 2026). The association ranks each bank by the severity of the danger the erosion causes, the current rate of erosion, the impact on the adjacent property, whether the lake is residential or on the golf course, and how to sequence the work to keep the cost per linear foot down. Its public documents do not say which phase covers the Lake Estates shoreline; the committee's detailed Q&A and timeline sit behind the owner login.
Ask the seller and the association three things: whether the bank behind the house has been repaired or is scheduled, whether the owner has received or signed a CrossCreek downspout-connection proposal, and whether the roof drains are already piped to the lake as the guidelines require. A licensed inspector can check the downspouts; the association can answer the schedule.
The master association documents alligators, bobcats, wild turkeys, white-tailed deer 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). On a lake lot, keep small pets leashed at the water, and never feed wildlife.
No. Lake Estates 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 as family members. It is an all-ages neighborhood whose owners skew older, with a median age of 66.2 in the surrounding census block group.
The nearest large age-restricted community is Valencia Trails, a GL Homes 55-and-over community across Immokalee Road on land that was TwinEagles' former 550-acre parcel until the developer sold it in January 2014 (Business Observer, 2014). Lake Estates is not part of it.
Because there is no Housing for Older Persons Act exemption, a Lake Estates home can be marketed to any buyer, including families drawn by Bear Creek Elementary, 0.9 miles from the gate. That widens the buyer pool at resale.
Yes, with limits. The recorded 2024 use restrictions for TwinEagles allow no more than three leases per calendar year, each for at least 30 consecutive days, on the association's approved lease form, with tenant screening. Lake Estates adds no neighborhood rule because it has no neighborhood association.
"All leases shall be in writing. No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days. The Board requires the tenant to utilize an approved form lease" (Use Restrictions). Timesharing and fractional use are prohibited.
Renters apply through the same screening vendor as buyers. Club privileges for renters follow the club's rules for the home's category; confirm the current renter-privilege policy and fees with the club before you market a seasonal lease.
Few are rented. With 79% of Lake Estates homes homesteaded, the neighborhood is overwhelmingly owner-occupied, and a three-lease cap with a 30-day minimum suits a single winter season lease, not short stays.
Pets are allowed in Lake Estates. 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, with no breeding and no nuisance animals, and the Grand Arbors guidelines allow only screened, landscaped dog runs because fences are prohibited.
Dog houses and runs "must be approved by the Reviewer and shall not be visible from the street or adjacent properties," and dog-run fencing must be black or dark green vinyl-coated chain link in a side or rear yard.
Loose pets and lake wildlife do not mix. A leash near the water and an approved dog run away from it are the practical answer on a Lake Estates lot.
The board may require removal of a pet that becomes a nuisance, and livestock and breeding are prohibited under the use restrictions.
Parts of it. On FEMA's effective 2012 flood map and the preliminary 2025 map, points along the Lake Estates frontage fall in both Zone AH, a high-risk shallow-ponding zone with a base flood elevation, and Zone X, minimal hazard. Every county-filed elevation certificate we could read on a Lake Estates home names Zone AH with a base flood elevation of 16.0 or 16.5 feet.
That is the most important difference between Lake Estates and The Estates, where every street point we queried read Zone X. It does not mean Lake Estates homes flood; the certificates show first floors built well above the base flood elevation. It does mean the house pad, the elevation certificate and any FEMA letter decide a lender's flood requirement, not the street name.
Point set along the row | Points | Effective zone (2012 map) | Preliminary zone (2025 maps) | Base flood elevation lines within 300 m | Ground at the point (ft) |
|---|---|---|---|---|---|
Street points, east end | 4 | AH, in the high-risk area | AH | 15.0 to 16.0 ft | 15.5 to 15.8 |
Street points, middle and west | 4 | X, minimal | X | none mapped | 15.7 to 16.4 |
School-district address points, east, middle and west | 3 | one X, two AH | not queried | not queried | not queried |
Sources: FEMA National Flood Hazard Layer, panel 12021C0217H effective May 16, 2012; FEMA preliminary flood hazard layer; USGS 3D Elevation Program point service. Street points come from the U.S. Census geocoder; the second set uses the coordinates in Collier County Public Schools' address records, which sit on the lots. Every one of the eight street points has Zone AH land within 30 meters. The same address can read X at the street and AH on the lot, so never read one home's zone from this table.
Collier County posts the FEMA elevation certificates filed with building permits, and it indexes 18 for Lake Estates homes (Collier County Elevation Certificates layer). On the certificates we could read, eleven name Zone AH (two of them AH and X), with a base flood elevation of 16.0 feet on five and 16.5 feet on five. Eight show a legible top-of-bottom-floor elevation:
Building permit year | Base flood elevation (ft) | Top of bottom floor (ft) | Floor above the base flood elevation |
|---|---|---|---|
2018 | 16.0 | 19.20 | 3.20 ft |
2018 | 16.0 | 19.85 | 3.85 ft |
2019 | 16.5 | 19.4 | 2.9 ft |
2020 | 16.5 | 18.82 | 2.32 ft |
2020 | 16.5 | 17.91 | 1.41 ft |
2020 | 16.0 | 17.89 | 1.89 ft |
2020 | 16.5 | 17.82 | 1.32 ft |
2020 | 16.5 | 18.3 | 1.8 ft |
Every legible floor is above the base flood elevation, by 1.3 to 3.9 feet, and above the county's requirement of the base flood elevation plus one foot for new construction (Collier County 2026 Flood Protection newsletter). The Grand Arbors guidelines require a stem wall when the finished floor sits more than 18 inches above the street centerline, which is how the row reached those heights. Elevations are in feet on the vertical datum stated on each certificate.
FEMA's database shows at least three Letters of Map Revision based on Fill touching Lake Estates lots, issued in 2016, 2017 and 2018, one of them for a single Lake Estates lot with the outcome "Property removed," meaning FEMA found the whole lot above the base flood elevation (FEMA National Flood Hazard Layer, letters of map change). A seller whose home has a letter should put it in the listing file with the certificate, because together they can decide whether a lender requires flood insurance.
Collier County opened the 90-day appeal period on its proposed new flood maps on August 19, 2026 and targets summer 2027 for them to take effect (Collier County, August 2026). The preliminary panels keep the same AH and X pattern at our Lake Estates street points. Letters of map change issued under the old maps generally have to be revalidated when a new map takes effect, so keep the letter and the certificate current.
The state's storm-surge model puts the Lake Estates street points in the Category 4 or Category 5 surge zone, meaning no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones). The whole row is in Collier County evacuation Zone E (Florida Know Your Zone). The flood question in Lake Estates is rainfall ponding, which Zone AH describes, not the Gulf.
Selling? Your elevation certificate and any FEMA letter belong in the listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 to pull the certificate for any home you like.
No public record we found names storm damage specific to Lake Estates 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. The homes sit on pads raised above the base flood elevation, far inland of the surge that struck coastal Naples.
Irma made landfall on Marco Island on September 10, 2017 as a major hurricane; 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). At least eleven of the nineteen Lake Estates homes, those with a county year built of 2018 or later, had not yet been built.
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). Power loss, not water, is the storm risk most Lake Estates owners plan for, which is why generator permits show up in the county file.
Collier's monthly issued-permit files from January 2024 to July 2026 show no reroof, structural or storm-repair permit on any Lake Estates address 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. The season runs to November 30.
Insurance on a Lake Estates home is priced house by house on roof age, openings protection, construction year and first-floor elevation. Lake Estates starts with advantages, homes built 2015 to 2022 under the modern Florida Building Code with tile roofs, and one complication, the Zone AH mapping on part of the frontage, which makes the elevation certificate central to the flood quote.
Unincorporated Collier County is a Class 5 community in FEMA's Community Rating System, worth a 25% discount on National Flood Insurance Program premiums (FEMA CRS eligible communities, April 2026), and under Risk Rating 2.0 the discount applies "regardless of whether the structure is inside or outside of the Special Flood Hazard Area" (FEMA, NFIP pricing). A federally backed lender requires flood insurance when the house is in the high-risk area; a FEMA letter that removes the structure or property can lift that requirement, though a lender may still ask for coverage.
TwinEagles sits in the wind-borne debris region of the Florida Building Code, with a design wind speed of about 160 mph for a house, so openings need impact glass or approved shutters (UF GeoPlan wind speed data). Every Lake Estates home was permitted in 2015 or later, and the guidelines allow only tile roofs, so a current wind-mitigation report usually documents strong credits. Sellers should have one done before listing.
Citizens Property Insurance cut its average 2026 multiperil homeowners rates statewide (Citizens, 2026 rates) and requires flood insurance on primary residential policies that carry Citizens wind coverage from January 1, 2027 (Citizens, flood requirement).
Lake Estates is served by the North Collier Fire Control and Rescue District; Station 10 at 13240 Immokalee Road is the station the district says "serves Twin Eagles" (North Collier Fire, stations).
Every Lake Estates address at TwinEagles is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High, and all three earned an A from the state for 2025-26. We checked the east end, the middle and the west end of the row against Collier County Public Schools' own address lookup on September 24, 2026, for the 2026-27 school year.
Address checked | Elementary | Middle | High |
|---|---|---|---|
TwinEagles Boulevard, east end | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
TwinEagles Boulevard, middle | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
TwinEagles Boulevard, west end | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
Source: Collier County Public Schools zone locator, address search, year 2027. Attendance zones can change; confirm your address with the district before you buy.
Bear Creek Elementary opened in August 2025 at 2400 Cub Court, about 0.9 miles by road from the TwinEagles gate, and earned an A in its first graded year (Bear Creek Elementary). From Lake Estates, add the 10 to 12 minutes to the gate.
Oakridge Middle (14975 Collier Blvd) and Gulf Coast High (7878 Shark Way) have both earned an A in each of the last five graded years, per the district's 2026 accountability brief, and sit about 3.9 and 4.7 miles from the gate (Collier County Public Schools, schools; Florida Department of Education, school grades).
Collier County Public Schools earned its ninth straight A for 2025-26. Private options within roughly 20 to 30 minutes include Community School of Naples and St. John Neumann Catholic High School.
Collier County's monthly issued-permit files for January 2024 through July 2026 show 7 permits on the 19 Lake Estates homes, all alterations, totaling $52,302.87 in declared value: three electrical, two gas, one plumbing and one mechanical. There was no new home, reroof, pool, screen enclosure or storm-repair permit in that period.
Permit type (county description) | Permits, Jan 2024 to Jul 2026 | Largest declared value | What it usually means |
|---|---|---|---|
Electrical, alteration | 3 | $20,750 | standby generator or panel work |
Gas, alteration | 2 | $1,500 | gas line for a generator, range or pool heater |
Plumbing, alteration | 1 | $4,457 | water heater replacement |
Mechanical, alteration | 1 | $1,100 | air-conditioning work |
Source: Collier County Building Plan Review, monthly building permit reports (one file per month; the July 2026 file is linked). Two homes pulled gas and electrical permits within weeks of each other, the usual pattern for a whole-house generator.
The homes are young. With county years built of 2015 to 2022, Lake Estates has not reached the roof, air-conditioning and water-heater replacement cycle that shows up across the older TwinEagles neighborhoods, and the permit file is quiet as a result. The first round of tile-roof, pool and major-system replacements is still ahead for most of the row.
Ask for the permit history and certificate of occupancy for the specific house, the builder's warranty file for a 2021 or 2022 home, and any generator permit with its final inspection. Collier's online permit search covers each address.
Gather the permits and the association's approval letters for every exterior change before listing, including pool cages, generators and landscaping plans. The Grand Arbors guidelines let the association record a notice of violation for unapproved work.
Lake Estates at TwinEagles is zoned A-MHO (Agricultural with a Mobile Home Overlay, the county's base district) inside the Rural Fringe Mixed Use Overlay, Receiving Lands, on Collier County's zoning map. It sits on the north side of TwinEagles, roughly 1.7 to 1.9 miles north of the Immokalee Road gate, surrounded by TwinEagles' own lakes, golf and preserve land.
Collier County's zoning layer returns the same answer at the east end, middle and west end of the row: base zoning A, "A-MHO," the Rural Fringe Mixed Use Overlay, Receiving Lands, and an agricultural/rural future-land-use designation (Collier County GIS services). The Grand Arbors guidelines cite "the approved Rural Fringe Mixed-Use District (RFMU)" as a source of setbacks. The mobile home overlay is a county mapping layer; the guidelines prohibit "factory-built modular or mobile home type construction" without approval.
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 11, 2026).
TwinEagles' frontage on Immokalee Road, Collier Boulevard to Wilson Boulevard, is six lanes, and the county's 2025 Annual Update and Inventory Report rates that stretch over its adopted capacity once approved-but-unbuilt trips are counted, with no funded widening of the segment (2025 AUIR). Relief comes from parallel roads, including the Vanderbilt Beach Road Extension, whose first phase opened in June 2026 (Collier County, June 2026). Lake Estates' distance from the road keeps it quiet; it also lengthens every drive.
Daily life in Lake Estates at TwinEagles runs through one guarded gate on Immokalee Road, about 2.5 to 3 miles and 10 to 12 minutes from the row, with resident barcodes and app-registered guests, curbside trash on Tuesdays and Fridays, individual mailboxes, county water and sewer, FPL electric and metered non-potable irrigation.
Residents apply for vehicle barcodes, installed at the gatehouse Monday to Friday from 1 to 3 p.m.; guests and vendors are registered through the dwellingLIVE app or website or by calling the gatehouse (TwinEagles Community FAQs). Open-house visitors are admitted only to addresses on the weekly MLS open-house list, and private showings need the buyer's agent and an appointment (Quick Guide for Realtors).
Tuesdays trash and recycling, Fridays trash. The Grand Arbors guidelines require "wildlife proof garbage can enclosures" behind the front building line or screened from the street, which matters with bears and raccoons on the preserve side.
Lake Estates homes have individual mailboxes of the neighborhood's standard design, supplied through a pre-approved vendor; only Covent Garden, Dundee and Kinross use community mailbox units.
Florida Power and Light for electricity, Collier County for water and sewer, and Resource Conservation Systems for separately metered irrigation water.
The use restrictions allow no street parking from 1 to 6 a.m. and keep commercial vehicles, pickup trucks, boats, trailers and recreational vehicles in enclosed garages. Personal golf carts may use community streets but not the golf courses, and a cart is a practical way to reach the clubhouse from Lake Estates. The speed limit is 25 mph.
From | To the gate | To the clubhouse |
|---|---|---|
East end | 2.53 mi, about 10 min | 0.73 mi, about 3 min |
Middle | 2.79 mi, about 11 min | 0.98 mi, about 4 min |
West end | 3.01 mi, about 12 min | 1.21 mi, about 5 min |
Driving distances routed on OpenStreetMap data (OSRM), off-peak, on September 24, 2026.
From the gate, I-75 at Exit 111 is about 6.6 miles, the NCH Northeast freestanding emergency room on Collier Boulevard about 3.3 miles, Mercato about 21 minutes and Vanderbilt Beach about 22 minutes off-peak; Southwest Florida International Airport is about 29 miles, roughly 39 minutes. Add the drive from Lake Estates to the gate to each.
Lake Estates and The Estates are the two highest-priced neighborhoods in TwinEagles, and neither has a neighborhood association. Lake Estates is 19 newer homes, built 2015 to 2022, on 110-by-150-foot lots facing the 34-acre lake; The Estates is 63 custom homes from 1999 to 2024 on larger homesites along the Talon course at the front of the community.
Buyers who want a newer house, a big-water view and less land to keep usually land in Lake Estates. Buyers who want a large, private homesite, a Talon fairway and a choice of streets and ages usually land in The Estates at TwinEagles. Both pay the same club initiation fee for the same deeded category.
Decision factor | Lake Estates | The Estates |
|---|---|---|
Homes | 19 | 63 (plus 3 vacant lots) |
Recorded plat | TwinEagles Grand Arbors replat | TwinEagles Phase One |
Setting | one row on TwinEagles Boulevard, north side of the community | six short courts and lanes at the front of the community |
Homesite | 110 by 150 feet, south- or west-facing (developer figure) | "nearly an acre to nearly two acres" in Sterling Hill and Inverness (2016 developer figure) |
View | the 34-acre lake, "the largest lake in TwinEagles" | Talon course, lakes and preserve |
Minimum home size | 3,500 sq ft under air (developer marketing) | 3,500 sq ft under air (Phase One supplemental declaration) |
County year built | 2015 to 2022, median 2019 | 1999 to 2024, median 2013 |
Builders | Arthur Rutenberg, Stock Signature Homes, Divco | custom, owner's choice |
Design guidelines | Grand Arbors guidelines (2018 public edition): 50-ft front, 6-ft side setbacks | Estates guidelines (Feb 15, 2023): 50-ft front, 30-ft side setbacks |
Flood map at the street points we queried | a mix of Zone AH and Zone X | Zone X at all six street points |
Distance to the gate | about 2.5 to 3.0 miles | about 0.5 to 1.5 miles |
2024 master assessment | $4,895.73 | $5,559.42 to $5,586.19 |
Neighborhood association | none | none |
Homesteaded | 79% | 68% |
Qualified sales, 60 months | 9 | 7 |
Median sale, 60 months | $2,800,000 | $2,355,000 |
Median per county sq ft, 60 months | $647.54 | $549.22 |
Highest sale, 60 months | $3,500,000 | $3,250,000 |
Choose it if | you want a 2015-or-later house on the lake with less land to keep | you want land, privacy, a Talon fairway and the option to rebuild |
Sources: Collier County recorded deeds (qualified sales, September 2021 to June 2026; county building area, not MLS living area); TwinEagles HOA approved 2024 budget; Grand Arbors and Estates Design Review Guidelines; FEMA National Flood Hazard Layer; archived developer releases (Lake Estates, 2019; TwinEagles news).
Lake Estates homes are newer, all on the water, and built to the builders' 2015 to 2022 specifications, so buyers pay for a finished lakefront house rather than land to rebuild on. The Estates includes older and larger floor plans on much bigger lots, where more of the price is land, which pulls its per-square-foot figure down. Per square foot Lake Estates is the most expensive neighborhood in TwinEagles; per homesite, an Estates lot often gives more.
Both neighborhoods have no sub-association, and owners handle their own landscaping; both use the same gate, club and schools; both require at least 3,500 square feet under air in practice; and the master association bills both through the same January 1 assessment.
Selling in either neighborhood? Get a free home valuation or call Jesse direct at (239) 898-6072. Deciding between them? Read how we represent buyers and call Marc at (239) 287-5873 to tour both.
Lake Estates at TwinEagles sits at the top of the TwinEagles price ladder: on Collier County recorded deeds for the last 60 months its median sale, $2,800,000, and its median of $647.54 per county square foot are the highest of the community's twelve neighborhoods, ahead of The Estates and Hedgestone, while its 2024 master assessment is the third highest.
Neighborhood | Homes | Qualified sales | Median | Low | High | Median per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|---|---|
Lake Estates | 19 | 9 | $2,800,000 | $2,021,600 | $3,500,000 | $647.54 | $4,895.73 |
The Estates | 63 | 7 | $2,355,000 | $1,725,000 | $3,250,000 | $549.22 | $5,559.42 to $5,586.19 |
Hedgestone (with Maidstone Ct) | 70 | 14 | $2,205,000 | $1,625,000 | $2,900,000 | $638.86 | $5,017.84 |
Dundee | 61 | 20 | $1,537,000 | $1,150,000 | $2,051,000 | $516.19 | $3,646.26 |
Wisteria | 46 | 10 | $1,495,000 | $1,012,500 | $1,860,000 | $519.82 | $3,734.79 |
All TwinEagles | 714 | 174 | $967,500 | $350,000 | $3,500,000 | n/a | $3,300.46 to $5,586.19 |
Yardstick: Collier County recorded deeds, DOR-qualified sales recorded September 24, 2021 to June 30, 2026; medians of all qualified sales in the window; "per county sq ft" uses the county's building-area field. Assessments from the TwinEagles HOA approved 2024 budget. Lake Estates and The Estates have fewer than ten sales in the window, so their medians rest on thin samples; every Lake Estates sale is listed in the market snapshot above.
Hedgestone at TwinEagles is the closest match on product: 70 homes, including Maidstone Court, on lots the developer marketed at 90 by 160 feet, mostly by Arthur Rutenberg and Stock Signature Homes from 2006 to 2022, with no neighborhood association. Hedgestone gives a buyer more choice, golf and lake settings and a lower median; Lake Estates gives every buyer the big lake and a newer house.
Dundee shares the 34-acre lake's shoreline but is a different product: 61 Minto homes from 2016 to 2019 on 62-foot lots, with its own neighborhood association and a quarterly assessment. Its 60-month median of $1,537,000 is a little over half of Lake Estates'.
The master association lists twelve neighborhoods. Lake Estates is the smallest single-family neighborhood by home count, among the newest, the most homesteaded, and one of three, with The Estates and Hedgestone, where owners maintain their own landscaping. The TwinEagles overview is on our TwinEagles community page.
Lake Estates at TwinEagles offers the newest homes and the biggest water view in TwinEagles, no neighborhood dues and a settled, owner-occupied row, at the highest prices in the community, with narrow side yards, a long drive to the gate and a flood map that needs reading house by house.
When we show and list Lake Estates homes at TwinEagles, four things decide the result: the direction the lot faces, the membership category on the club estoppel, the elevation certificate, and how the house compares with the handful of recent Lake Estates sales. Buyers arrive already sold on the lake; the file wins or loses the deal.
Lake Estates buyers ask which way the lanai faces before they ask about the kitchen. A west-facing lanai gets the sunset and the afternoon heat; a south-facing one gets winter sun on the pool. We photograph and film each listing at the hour its exposure is best, and we say which it is in the first line.
A Golf-deeded Lake Estates home is a different listing from a Sports- or Social-deeded one, because a buyer who wants golf needs the Golf category and Golf is capped at 614 memberships. We order the club estoppel before the listing goes live so the category is a fact in the marketing, not a surprise in escrow.
Because part of the row maps in Zone AH, a buyer's lender and insurer will ask. A listing that carries the elevation certificate, any FEMA letter and a current wind-mitigation report turns that question into a strength: the certificates on this row show floors 1.3 to 3.9 feet above the base flood elevation.
Nine qualified sales in five years, four of them first sales of new homes, is a small set. We price Lake Estates homes from the resales, adjust for age, size and exposure, and test the result against The Estates and Hedgestone on the same county yardstick before we recommend a list price.
Most of what is wrong about Lake Estates at TwinEagles online comes from old developer copy and from name collisions: golf described as part of the price (the club's membership page says otherwise), the neighborhood confused with The Estates or with a Missouri resort, the lake described as boating water, and flood zones stated for the whole row at once.
It was, for new homes bought from the developer until 2019. On a resale today, every home is deeded a Golf, Sports or Social membership and the buyer pays the initiation fee at closing, $150,000 for Golf in September 2026, per the club's membership page and Initiation Fee Policy.
They are separate plats with separate guidelines: Lake Estates is the Grand Arbors replat, built 2015 to 2022; The Estates is the 1999 Phase One plat. They hold separate seats on the master association board.
That is a resort in Missouri, and it dominates searches for the name. Lake Estates at TwinEagles is in Naples, Florida, ZIP 34120.
The TwinEagles lakes are stormwater lakes maintained by the master association, and we found no public document authorizing docks or boats on them; the Grand Arbors guidelines forbid lake-water withdrawals and changes to the bank.
Neither. The FEMA map shows both Zone AH and Zone X along the row, and each home's elevation certificate and any FEMA letter decide its status.
If you're searching for a Lake Estates at TwinEagles listing agent, or thinking, 'I need someone to sell my Lake Estates at TwinEagles home...', you want a team that can read your club estoppel, your elevation certificate and your design approvals before a buyer's attorney does, and price one of nineteen lakefront homes when the row trades about once a year.
McGreevy and Comisar bring the credentials to that file:
On the Southwest Florida MLS, Lake Estates at TwinEagles has 8 closed sales in the last 60 months (September 25, 2021 to September 24, 2026, pulled September 24, 2026): $22,164,901 in total volume, from $2,021,589 to $3,500,000, a median of 34.5 days on market (middle pair 32 and 37) and a median sale-to-list ratio of 100.67% (middle pair 100.00% and 101.33%), with the three most recent at $3,500,000 (January 2025), $3,300,000 (February 2026) and $2,800,000 (April 2026). Eight is under ten, so these medians describe the listed sales rather than a market rate. The Collier County recorded-deed file for September 2021 to June 2026 holds 9 qualified sales and $24,092,200 in recorded volume, and we tracked every one of them. Data updated: September 2026.
Start with a free Lake Estates at TwinEagles home valuation, priced against Lake Estates resales and the TwinEagles sales around them, 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 eight Lake Estates closings of the last 60 months (pulled September 24, 2026) took from 0 to 91 days on market, a median of 34.5; across all 13 MLS closings since 2016, including developer new-construction closings, the median is 72 days. About one existing Lake Estates home has sold each year since 2022, so a correctly priced listing meets buyers who have been waiting for the lake.
Rarely. These homes are 2015 to 2022 builds; buyers expect them finished, not remodeled. Fix what an inspector will flag, refresh paint and pool finishes if they are tired, and document the work and its approvals.
It can help. Buyers know the Amalfi, Montego, Windsor and Wyndam names from the developer's marketing, and a model was usually built with the builder's upgrades. Gather the original model specifications if you have them.
It can if it starts late. The club must receive the signed Membership Agreement seven days before closing. Start the buyer's club and association applications the day the contract is signed.
Yes. An existing member who moves to your home in the same or a lower category, and occupies it, pays no new initiation fee under the club's policy, which can make a TwinEagles owner the strongest buyer for your home.
It can shape the conversation. The repair is the association's and is funded without a special assessment; a downspout connection behind a repaired bank is the owner's. Tell buyers where your bank stands and what, if anything, you have 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 Lake Estates client.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
When you are ready to look at what is available in TwinEagles today, our Domain Realty Group team keeps the full listing search at DomainRealtyGroup.com, and Marc will set up a private showing inside the gate.
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Jesse McGreevy and Marc Comisar have sold homes across Southwest Florida's private golf communities for more than two decades, and the questions on this page, the deeded membership, the design guidelines, the elevation certificate, the lake bank and the thin comparable set, are the ones we work through on every lakefront listing. For a wider view of the market, start with our Naples community guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
These are the questions buyers ask most about Lake Estates at TwinEagles in Naples, answered from the recorded plat, the Grand Arbors guidelines, the club's and master association's documents, FEMA and county records, and Collier County recorded deeds. Every answer is dated September 2026.
Lake Estates is a 19-home lakefront neighborhood inside TwinEagles, the gated, member-owned golf club community on Immokalee Road in Naples. On the public record it is the TwinEagles Grand Arbors replat, on TwinEagles Boulevard.
Nineteen single-family homes, on TwinEagles Boulevard, and no vacant lots on the 2026 county roll.
On the north side of the community, on the main boulevard beyond the clubhouse, between the Dundee roundabout and Wisteria. It is about 2.5 to 3 miles by road from the Immokalee Road gate and 0.7 to 1.2 miles from the clubhouse.
The developer described it as a 34-acre lake, "the largest lake in TwinEagles." It is a stormwater lake maintained by the master association.
The developer sold the lots as "south or west facing." The exact orientation varies lot by lot along the curve of the shoreline, so check the survey and the sun path for any home you like.
The developer marketed them at 110 feet wide by 150 feet deep, about 16,500 square feet. The recorded survey for each lot gives the exact area, including the lake easement.
The county roll gives a building area of 3,632 to 5,019 square feet, median 4,187. The developer marketed a 3,500-square-foot minimum under air, and the original models ran 3,903 to 4,298 square feet under air.
The county roll shows years built from 2015 to 2022, with a median of 2019. The first models opened in 2016, and the last five homes were finished in 2021 and 2022.
Arthur Rutenberg Homes, Stock Signature Homes and Divco Custom Homes built the models, the Amalfi, Windsor, Wyndam and Montego, and most of the row. The last five homes were built after the developer sold the final homesites in one deed in 2019.
Not a vacant lot: every homesite is built on. A buyer who wants a new house would buy an existing one and rebuild or renovate through the association's design review.
On the Southwest Florida MLS, the 8 Lake Estates closings from September 25, 2021 to September 24, 2026 ran from $2,021,589 to $3,500,000, and across all 13 MLS closings since 2016 the median is $2,153,345, including developer new-construction closings (pulled September 24, 2026). On Collier County recorded deeds, the 9 qualified sales from September 2021 to June 2026 ran from $2,021,600 to $3,500,000, median $2,800,000. The most recent sale was $2,800,000 in April 2026.
The 2024 approved master association budget billed each Lake Estates home $4,895.73 for the year, due January 1, including a $660 reserve share. There is no separate Lake Estates association fee. The 2025 and 2026 amounts are on the estoppel certificate.
No. Lake Estates has no neighborhood association; the TwinEagles master association and the club govern every home, and owners handle their own landscaping.
No membership is included in the price today. Each home is deeded a Golf, Sports or Social membership, and the buyer pays the club's initiation fee at closing, per the club's membership page and Initiation Fee Policy. The developer offered a golf membership with new homes until 2019, and that offer ended with developer sales.
$150,000 for Golf, $60,000 for Sports and $45,000 for Social, as posted on the club's membership page in September 2026, paid by the buyer at closing.
The club's current dues are not public. The last public schedule, fiscal 2022, put Full Golf at about $18,328 a year before sales tax; the club estoppel for a specific home shows the current figures.
Only subject to availability. Golf is capped at 614 memberships, and the club says resident Golf memberships are immediately available with homes deeded Golf. Moving up costs the difference between the two initiation fees.
The Eagle course lies across the lake from part of the row; Divco's 2016 model release described its lanai "overlooking the lake and the Eagle Golf Course." Views differ by lot.
Parts of it. FEMA's effective and preliminary maps show both Zone AH and Zone X along the frontage, and the county-filed elevation certificates we could read list Zone AH with base flood elevations of 16.0 or 16.5 feet. Each home's certificate decides.
A federally backed lender will require it if the house is in the high-risk area and has no FEMA letter removing it. Many owners carry it regardless, and Citizens requires flood coverage on wind-insured primary homes from January 1, 2027.
The eight legible first-floor elevations on Lake Estates certificates run from 17.82 to 19.85 feet, 1.3 to 3.9 feet above the base flood elevation, all above the county's one-foot freeboard rule.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, per Collier County Public Schools' address lookup for 2026-27; all three earned an A for 2025-26.
We found no public TwinEagles document authorizing docks or boats, and the Grand Arbors guidelines forbid lake-water withdrawals and changes to the bank. Ask the association for its current lake rules.
No. The Grand Arbors guidelines prohibit fences except dog runs, which must be screened, landscaped and set in a side or rear yard.
Clay or concrete tile only, at a minimum 5:12 pitch; shingles and metal roofs are prohibited.
Yes, with design approval. Solar belongs on the rear or side roof where that works, and Florida law protects the right to install it; a generator and its gas tank must be screened, and both need county permits.
Yes, up to three leases a year, each at least 30 days, on the association's approved form with tenant screening.
No. There is no age restriction in the recorded use restrictions or the rules.
No. The 2025 TwinEagles tax bills we checked carry only the county garbage assessment as a non-ad valorem charge, and the state's special-district list names no TwinEagles district.
TwinEagles homes pay millage code 285, 12.2558 mills in 2025, plus a $261.91 garbage assessment; each $1 million of taxable value costs about $12,256 a year before exemptions.
A master association program, funded without a special assessment, repairing eroded lake banks across TwinEagles in phases through 2028. Owners behind a repaired bank may be offered a separate, owner-paid proposal to connect their downspouts to the new drain.
Lake Estates is 19 newer homes on the lake with smaller lots and the highest median price; The Estates is 63 custom homes on larger Talon-side homesites nearer the gate. The decision table above compares them line by line.
Hedgestone is 70 homes on 90-by-160-foot lots, mostly by the same builders, at a lower 60-month median of $2,205,000, with more choice of settings; Lake Estates gives every buyer the big lake.
The master association documents alligators, bobcats, wild turkeys, white-tailed deer and Florida black bears inside the gate. Keep pets leashed near the water.
These are the questions Lake Estates owners ask us before they sell, answered from Collier County recorded deeds, the club's and master association's documents, the Grand Arbors guidelines and Florida law. For a price on your own home, call Jesse direct at (239) 898-6072.
It depends on the exposure, size, condition, the membership category on your estoppel and the handful of recent sales. The 9 qualified Lake Estates sales from September 2021 to June 2026 ran $2,021,600 to $3,500,000, median $2,800,000. Start with a free home valuation and we will price it against every one of them.
About one existing home a year: the county file shows one resale in each year from 2022 through June 2026, plus four first sales of new homes in 2021 and 2022.
$3,500,000 in January 2025, $3,300,000 in February 2026 and $2,800,000 in April 2026 on the Southwest Florida MLS (pulled September 24, 2026). The county deed file does not count the February 2026 sale as qualified, so on county deeds the three most recent are $3,250,000, $3,500,000 and $2,800,000.
Every lot is on the largest lake, the homes are 2015 to 2022 builds, and there are only nineteen of them. On the county's per-square-foot yardstick the row's 60-month median, $647.54, is the highest in TwinEagles.
Buyers care, and they pay for what they like: west for sunsets, south for winter sun on the pool. There are too few sales to put a number on it, so we let the photographs and the showing time make the case.
Buyers who want golf need a Golf-deeded home or an available upgrade, and Golf is capped at 614 memberships, so a Golf deed widens your buyer pool. Confirm the category on the club estoppel before you list.
The buyer, at closing, to the club: $150,000 for Golf, $60,000 for Sports or $45,000 for Social in September 2026, under the club's Initiation Fee Policy.
None of the club's public documents describes a refund of the initiation fee on resale; the policy says the fee funds club capital expenditures. Ask the club for the Membership Plan and bylaws before relying on either answer.
Two: one from The TwinEagles Club and one from the TwinEagles master association through FirstService Residential. Lake Estates has no neighborhood association, so there is no third.
The association's fee is capped by Florida Statutes 720.30851; the club sets its own. Both are listed on the order forms, and a rush adds a charge.
Yes. Membership "is contingent upon approval by the Club," and the buyer's signed Membership Agreement and $3,500 transfer fee must reach the club seven days before closing.
Yes. Dues and assessments are prorated to the closing date, and the 2010 covenant makes seller and buyer jointly liable for dues owed before the sale.
The buyer takes over the remaining monthly payments of the club's Phase One capital assessment, which runs 12 years from September 2020.
One sign, no larger than 24 by 18 inches, in the front yard only, with no information tubes and nothing on the lake side, under the Grand Arbors guidelines.
Yes, on Saturday or Sunday between 9 a.m. and 5 p.m.; the gate admits visitors only to addresses on the weekly MLS open-house list.
Any exterior change, including paint colors, landscaping plans, a new screen cage or a roof, needs written approval first; interior work does not, though it may need a county permit.
Usually not. Lake Estates homes are 2015 to 2022 builds; fix what an inspector will flag, refresh tired finishes and let the buyer choose the rest.
Yes. The Amalfi, Montego, Windsor and Wyndam names carry recognition from the developer's marketing, and models were usually built with upgrades; gather the original specifications.
It depends on the builder's warranty terms and how old the home is. Find the warranty documents and the certificate of occupancy date and put them in the listing file.
It can. Tell buyers whether the bank behind your home has been repaired or is scheduled, and whether you have received or signed a downspout-connection proposal; the repair is the association's, the connection is yours.
Florida sellers must disclose known facts that materially affect the value of a home and are not readily observable. Erosion you know about, and any repair notice, belongs in the disclosure; ask your attorney about the wording.
Not if the paperwork is ready. Put the elevation certificate, any FEMA letter and the current flood policy declaration in the listing file; certificates on this row show floors 1.3 to 3.9 feet above the base flood elevation.
The elevation certificate on file with the county, any FEMA Letter of Map Revision based on Fill for your lot, the current flood and wind policies, and a wind-mitigation report.
The club and association estoppels, the survey, the elevation certificate, permits and design approvals for any changes, the builder warranty file, a wind-mitigation report, and the last twelve months of utility and irrigation bills.
Customarily the Florida documentary stamp tax on the deed, $0.70 per $100 of the price ($19,600 on a $2,800,000 sale), estoppel fees and prorations, plus the listing commission, all negotiable.
Most buyers for TwinEagles homes shop in season, roughly January to April, and a lakefront listing photographs best when the lake is high after the rainy season. With so few sales, a well-prepared listing matters more than the month.
It can suit a seasonal buyer who wants to move in for the winter. Price the furniture separately and name every item in the contract, because furnishings do not appraise.
Yes. We handle showings, the gate list, inspections and the estoppels locally, and closings can be done by mail with a mobile notary.
A family member taking title through "a bona fide family planning device" is exempt under the club's policy, as is a surviving spouse. A buyer who purchases the home from the estate pays the fee.
Yes, and a move within TwinEagles in the same or a lower category within a year pays no new initiation fee under the club's policy.
Only within the three-leases-a-year, 30-day-minimum rule and the association's screening. A tenant in place can complicate showings; we usually recommend listing vacant or owner-occupied.
No. The TwinEagles Club is a private, member-owned club, not a brokerage. You may list with any licensed Florida broker; the club's part in your sale is the membership transfer, the buyer's approval and its estoppel letter.
Yes, but the gate admits open-house visitors only from the MLS list, and a buyer still needs the club and association approvals. Most owners find a broker's MLS exposure and paperwork worth it.
Start from the five resales since 2022, adjust for size, age, exposure and membership category, and check the result against The Estates and Hedgestone on the same county yardstick.
The price is the same sale; the details differ. County deeds show the recorded price and the county's building area, while the MLS shows living area, days on market and list price, so never compare a county per-square-foot figure with an MLS one.
With twilight and drone video of the exposure and the lake, a complete document file, and outreach to the buyers in our Southwest Florida database who have asked for lakefront golf-club homes.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072 or start with a free home valuation.
The Lake Estates at TwinEagles page is built from the primary records below: the recorded plat and covenants, the master association's budget, the 2018 Grand Arbors guidelines and its lake-bank program, the club's membership documents, Florida and Collier County government data, FEMA and the National Weather Service, Collier County Public Schools, and dated news coverage. Every public figure on this page traces to one of them.
The Downloadable Documents for Lake Estates at TwinEagles below are the primary records a Lake Estates buyer or seller should read, each linked at the issuing authority: the Grand Arbors design guidelines, the master budget, the recorded use restrictions and covenants, the club's fee policy and membership agreement, the lake-bank update, and county and FEMA flood references.
Document | Issued by | Date | Link |
|---|---|---|---|
Design Review Guidelines, Grand Arbors at TwinEagles (Lake Estates setbacks, Appendix E) | TwinEagles Developments AGR, adopted for the TwinEagles HOA | Jun 8, 2018 | |
Approved 2024 HOA Budget (Lake Estates assessment) | TwinEagles Homeowners Association | Nov 8, 2023 | |
Use Restrictions (leasing, pets, vehicles) | TwinEagles Homeowners Association (recorded) | 2024 | |
Lake Bank Remediation Priority Process and Update | TwinEagles Homeowners Association | Jun 2026 | |
Initiation Fee Policy | The TwinEagles Club | Oct 20, 2023 | |
Membership Agreement ($3,500 transfer fee) | The TwinEagles Club | 2024 | |
Estoppel requirements by street | The TwinEagles Club | Jul 29, 2021 | |
Quick Guide for Realtors (open houses, signs) | TwinEagles Homeowners Association | 2024 | |
Golf and Sports Recreational Covenant | Recorded, Collier County | Sep 17, 2010 | |
Declaration of Recreational Covenant (Social) | Recorded, Collier County | 2005 | |
Community FAQs and TwinEagles history | TwinEagles Homeowners Association | 2026 | |
2026 Flood Protection newsletter | Collier County | 2026 | |
CRS eligible communities (Collier Class 5) | FEMA | Apr 1, 2026 |
Current club dues, the 2025 and 2026 master budgets, the current edition of the Grand Arbors guidelines, the lake-bank committee's phase schedule and the club bylaws are member-only and are not published; the estoppel letters for a specific home and the association office are the route to them.
Market data from Southwest Florida MLS, pulled September 2026. County sales figures from Collier County recorded deeds, DOR-qualified sales recorded through June 30, 2026. McGreevy and Comisar, Best Realtor for Lake Estates 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.
