TwinEagles is a private golf club community of 717 homes in 12 neighborhoods off Immokalee Road in Naples, where every home carries a deeded club membership and the buyer pays the initiation fee at closing. Call McGreevy and Comisar at (239) 898-6072.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team TwinEagles sellers call first, and the team Twin Eagles buyers call when they want to know exactly what a house costs before the closing statement arrives. Jesse McGreevy and Marc Comisar are the #1 real estate team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between them. If you are comparing the best real estate agents in Naples, the test in a club community is simple: ask who prices the home on the records that actually move it.
TwinEagles is a private golf club community in Naples, Florida. It holds 717 homes and homesites on about 1,115 acres on the north side of Immokalee Road in ZIP 34120, unincorporated Collier County, about 6.5 miles east of I-75 and about 3 miles east of Collier Boulevard. Two championship courses, the Talon and the Eagle, run through the property, and the club has been owned by its members since the developer turned it over at the end of 2018 (The TwinEagles Club membership page, read September 2026; TwinEagles HOA community history).
The single fact that decides value here is the one most listing pages get wrong. Every TwinEagles home carries a deeded, mandatory club membership in one of three categories, Golf, Sports or Social, and the category runs with the house. The buyer pays the club a one-time initiation fee at closing, which the club posted in September 2026 at $150,000 for Golf, $60,000 for Sports and $45,000 for Social (club membership page). A seller who knows which category is deeded to the home, and what the buyer will owe on top of the price, negotiates from strength. A buyer who does not know it can misread a listing price by six figures.
This guide is built from the club's and the master association's own published documents, the Collier County tax roll and recorded deed record, the Collier County Tax Collector, FEMA, the Florida Division of Corporations and the county's zoning records. Every figure carries its source and date, and where a record is not public, this page says so rather than estimating. If you are thinking about comparable clubs, our guides to Quail West and Talis Park use the same method, and the fee-stack section below shows exactly where TwinEagles differs from both.
McGreevy and Comisar sell TwinEagles homes on the records that set their value: the club category deeded to each house, the initiation fee the buyer owes at closing, and 50 Southwest Florida MLS closings in the 12 months to September 24, 2026. The team is #1 in Southwest Florida since 2012 and Top 1% nationally since 2008.
If you're searching for the best realtor for TwinEagles, whether you're ready to sell your TwinEagles 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. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and every TwinEagles valuation we write starts from the club estoppel, not from a portal estimate.
Recent TwinEagles track record, from the MLS. Southwest Florida MLS, 12 months to September 24, 2026 (pulled September 24, 2026): 50 closed TwinEagles sales, including 1 non-MLS sale entered in the MLS, $60,909,500 in closed volume, a median of $1,031,250 (even n: the mean of the middle pair, $1,012,500 and $1,050,000) and a range of $350,000 to $3,300,000. The 49 MLS-marketed sales took a median 83 days on market (average 102) and closed at a median 94.63% of the final list price; 2 of the 49 closed at or above list. The quickest were a Lake Estates home at $3,300,000 in February 2026 and a Hedgestone home at $2,300,000 in June 2026, each closed at 0 days on market.
The same year in the county deed record. Across TwinEagles, in the last 12 months we tracked 37 closings in the Collier County recorded deed record (qualified, improved, arm's-length sales, 12 months ending September 24, 2026 (newest recorded sale June 30, 2026)): $40,660,500 in recorded TwinEagles dollar volume, a median of $925,000, a range of $350,000 (a Covent Garden carriage home) to $3,100,000 (an Estates home recorded June 30, 2026). None of the 37 was a builder-direct sale; every one was a resale. The county file's newest recorded deed is dated June 30, 2026, so the most recent three months are not yet in it; that lag is the main reason the MLS count runs higher.
For luxury TwinEagles sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. TwinEagles adds its own constraints: open houses are allowed only on Saturdays and Sundays from 9 am to 5 pm, the gate works from a list pulled from the MLS each week, and no realtor signs are permitted in Covent Garden (TwinEagles Quick Guide for Realtors). A listing that reaches qualified buyers before they ever reach the gatehouse is the whole job.
Honors and recognition:
McGreevy and Comisar is a top-reviewed TwinEagles realtor on Google. We publish no aggregate score; these are five-star reviews in the clients' own words.
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review
★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Verified Google review
Selling your TwinEagles home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in TwinEagles? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.
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).
TwinEagles comes down to eight facts a buyer or seller should know before anything else: its size, the deeded club membership, the two golf courses, the absence of a CDD, the master association assessment, the flood map, the assigned schools and what homes have recorded for. Each is sourced and dated below.
This TwinEagles guide is organized so a seller or a buyer can jump straight to the record that answers the question: recorded sales, the club and its fee stack, the 12 neighborhoods, flood and insurance, schools and drive times, comparisons with other Naples clubs, and the buyer and seller FAQs.
Living in TwinEagles means a gated, club-centered community of 717 homes where about half the owners live full time and the other half arrive for season. The Census block group containing TwinEagles has a median age of 66.2, and 387 of 714 residences, 54%, carry a Florida homestead exemption.
That split shapes the experience more than any amenity list. From November through April the clubhouse, the courses and the bocce courts run at full volume; from May through October many members travel, and the club's reciprocal season, May 1 to October 31, lets golf members play partner clubs elsewhere (club membership page). A buyer who wants a year-round neighborhood and a buyer who wants a winter base can both be happy here, but they will look at different streets and different product.
The best public portrait is the U.S. Census Bureau's American Community Survey for the block group that contains TwinEagles (2020 to 2024 five-year estimates, via Census Reporter). It shows a population of about 841, a median age of 66.2, and 90% of occupied homes lived in by their owners. That block group is roughly twice TwinEagles' land area and counts about 801 housing units against TwinEagles' 714 improved residences, so the figures describe the neighborhood around the gate as much as the community itself, and they carry wide margins of error. The robust signals are the age and the owner-occupancy, and both point the same way: this is an established, owner-occupied, largely retired or semi-retired community.
It is not age-restricted. The master association's recorded 2024 Use Restrictions and its Rules and Regulations contain no 55-plus or housing-for-older-persons language, and the club's membership form lists children under 23 as family members (TwinEagles HOA Use Restrictions, 2024).
On the 2026 preliminary Collier County tax roll, 387 of 714 TwinEagles residences, 54%, carry a homestead exemption. The rest are second homes, rentals or homes titled to trusts and entities that did not file, so homestead is a floor for full-time living rather than an exact count. The share varies sharply by product: the Covent Garden condominium sections run lowest, from about 31% to 54% homesteaded, while the 19 Lake Estates homes run about 79% (Collier County tax roll, 2026 preliminary).
The HOA's own newsletter offers the anecdotal version: the resident Book Club meets in season and usually pauses in summer "because many members re-join their Book Clubs at other locations" (HOA February 2024 newsletter).
A typical in-season day runs on the club calendar. The club caps golf at 614 memberships across two courses, roughly 300 per course, and books tee times at 9-minute intervals, a low density the club itself credits with "unrivaled access" (club membership page). The clubhouse, rebuilt and expanded in a member-approved program completed in 2023, holds the dining rooms, and the pool, fitness center, tennis, pickleball and lighted bocce courts sit on the same campus (Curran Young project page; club life page).
Daily errands leave the gate. The nearest groceries are the Publix stores at Orangetree and Pebblebrooke, and the Gulf beaches are a drive: from the gate, Vanderbilt Beach is about 22 minutes off-peak, longer in season (OSRM routing from the TwinEagles gate, September 2026).
TwinEagles has one guarded gatehouse on Immokalee Road at the foot of TwinEagles Boulevard, staffed by a contractor the HOA names as St. Moritz; residents drive in on a vehicle barcode, and guests and vendors are registered through the dwellingLIVE system (HOA community FAQs). The master association budgeted $513,955 for security services in 2024, up 15.2% from 2023 (Approved 2024 HOA Budget). No public document states the gate's staffing hours, so this page does not describe it as a 24-hour gate. The speed limit is 25 mph throughout.
Personal golf carts are allowed on community streets but not on the golf courses, must be garaged, and drivers must be 16 or older. Pickup trucks, commercial vehicles, RVs, boats and trailers may be kept only inside an enclosed garage, and there is no street parking between 1 am and 6 am. Exterior holiday decorations are allowed from November 1 to February 1 (HOA Use Restrictions, 2024; HOA March 2024 newsletter). The pickup-truck rule applies in every neighborhood, so check it before you ship a truck south.
Three things, in our experience, and each is a matter of record rather than opinion.
Buying in TwinEagles? Call Marc at (239) 287-5873, and read how we represent buyers in Naples before you write an offer on a club-community home. Already own here? Call Jesse direct at (239) 898-6072 or request a free TwinEagles home valuation, and read our guide to selling a TwinEagles home.
TwinEagles closed 50 sales in the Southwest Florida MLS in the 12 months to September 24, 2026, at a median of $1,031,250, from a $350,000 Covent Garden carriage home to a $3,300,000 Lake Estates home, and 15 homes were listed for sale on September 24. Lake Estates is the highest-priced neighborhood; Covent Garden is the lowest.
Data updated: September 2026
The figures in this subsection are from the Southwest Florida MLS, pulled September 24, 2026: every closed sale in the TWIN EAGLES development, assigned to its neighborhood by street. Counts, prices and volume include non-MLS sales entered in the MLS (1 in the 12-month window, 2 in the 24- and 36-month windows, 8 in the 60-month window); days on market, sale-to-list and the at-or-above-list count use only the MLS-marketed sales. Price per square foot here is on MLS living area.
Window (Southwest Florida MLS) | Closed (n) | Median sold | Low | High | Volume | Median days on market | Median sale-to-list | Median $/living sq ft | At or above list |
|---|---|---|---|---|---|---|---|---|---|
12 months (September 25, 2025 to September 24, 2026) | 50 | $1,031,250 (even n: $1,012,500 and $1,050,000) | $350,000 | $3,300,000 | $60,909,500 | 83 | 94.63% | $369.48 | 2 of 49 |
24 months | 78 | $993,750 (even n: $975,000 and $1,012,500) | $350,000 | $3,500,000 | $99,960,800 | 58.5 (even n: 58 and 59) | 94.52% | $374.10 | 4 of 76 |
36 months | 113 | $975,000 | $350,000 | $3,500,000 | $142,808,300 | 55 | 95.11% | $400.18 | 6 of 111 |
60 months (September 25, 2021 to September 24, 2026) | 188 | $959,950 (even n: $959,900 and $960,000) | $350,000 | $3,500,000 | $234,626,281 | 32 | 96.17% | $404.02 | 41 of 180 |
Source: Southwest Florida MLS, TWIN EAGLES development, closed sales, pulled September 24, 2026. The windows overlap, so read them as a record of what closed, not a forecast.
Read across the windows, the latest year is slower and softer than the five-year record: median days on market rose from 32 over 60 months to 83 over the latest 12, and the median sale closed at 94.63% of its final list price against 96.17% over 60 months. The mix explains part of the all-product median: 11 of the 50 closings in the latest 12 months were Covent Garden condominiums (median $457,000), and the 39 single-family sales, including the 1 non-MLS sale, had a median of $1,150,000 (odd n).
Active inventory, September 24, 2026 (Southwest Florida MLS): 15 TwinEagles homes listed, at a median list price of $758,000 and a median 54 days on market, from $350,000 to $3,897,000. Against the 12-month pace of 50 closings, about 4.2 a month, that is roughly 3.6 months of supply (our calculation from the two MLS counts). The active listings by neighborhood are at the end of this section.
The tables from here down come from the Collier County recorded deed record: sales the county classifies as qualified (arm's-length), improved (a house or condominium, not a vacant lot) and over $100,000, on all 779 TwinEagles parcels, grouped by neighborhood by street. The county file's newest recorded deed is dated June 30, 2026, so it lags about three months. We state the number of sales (n) beside every median, and we never print a median for fewer than ten sales in a window; where a neighborhood has fewer than ten sales even over 60 months, we list the sales instead.
The price per square foot in this section uses the county roll's building-area field, which is a different denominator from the living area reported on MLS listings. The two must never be compared against each other, and this page does not do so.
Window (Collier County recorded deeds) | First date in window | Sales (n) | Median | Low | High | Recorded volume |
|---|---|---|---|---|---|---|
12 months ending September 24, 2026 (newest recorded sale June 30, 2026) | September 24, 2025 | 37 | $925,000 | $350,000 | $3,100,000 | $40,660,500 |
24 months ending September 24, 2026 (newest recorded sale June 30, 2026) | September 24, 2024 | 65 | $959,900 | $350,000 | $3,500,000 | $79,711,800 |
36 months ending September 24, 2026 (newest recorded sale June 30, 2026) | September 25, 2023 | 103 | $1,012,500 | $350,000 | $3,500,000 | $130,679,300 |
60 months ending September 24, 2026 (newest recorded sale June 30, 2026) | September 24, 2021 | 174 | $967,500 (even n, mean of the middle pair) | $350,000 | $3,500,000 | $216,276,100 |
Source: Collier County recorded deed record, qualified improved sales, compiled September 2026. Builder-direct sales in the 12-month window: 0 of 37.
The medians hold close to $1 million across every window because the mix of product barely changes: roughly one sale in three in the latest year was a Covent Garden condominium, and the other two were single-family homes. Split that way, the 12-month record shows 26 single-family sales at a median of $1,147,500 (even n; the middle pair is $1,145,000 and $1,150,000) and 11 Covent Garden condominium sales at a median of $457,000 (Collier County recorded deeds, 12 months ending September 24, 2026 (newest recorded sale June 30, 2026)).
The table below publishes each neighborhood's median from the first window that reaches ten recorded sales, widening from 12 to 24 to 36 to 60 months. Four neighborhoods never reach ten in 60 months, and their sales are listed in full further down.
Neighborhood | Window used | Sales (n) | Median | Low | High | Median county $/sq ft (roll building area) |
|---|---|---|---|---|---|---|
Covent Garden | 12 months | 11 | $457,000 | $350,000 | $667,500 | $272.09 |
Kinross | 36 months | 14 | $867,500 (even n) | $650,000 | $1,210,000 | $381.45 |
Fenhurst | 36 months | 11 | $875,000 | $767,500 | $959,900 | $386.84 |
Dundee | 36 months | 11 | $1,630,000 | $1,400,000 | $2,000,000 | $543.60 |
Bramble Point | 60 months | 12 | $772,500 (even n) | $635,000 | $975,000 | $365.83 |
Hollybrook | 60 months | 14 | $942,500 (even n) | $790,000 | $1,242,500 | $332.34 |
Wisteria | 60 months | 10 | $1,495,000 (even n) | $1,012,500 | $1,860,000 | $519.82 |
Hedgestone | 60 months | 14 | $2,205,000 (even n) | $1,625,000 | $2,900,000 | $638.86 |
Wicklow | 60 months | 9 | listed below | $999,000 | $1,580,000 | n/a |
Lockford | 60 months | 6 | listed below | $1,070,000 | $1,590,000 | n/a |
The Estates | 60 months | 7 | listed below | $1,725,000 | $3,250,000 | n/a |
Lake Estates | 60 months | 9 | listed below | $2,021,600 | $3,500,000 | n/a |
Source: Collier County recorded deed record; each window is counted in months ending September 24, 2026 (newest recorded sale June 30, 2026), and starts on the dates shown in the table above.
For a like-for-like view, here is every neighborhood over the same 24-month window. Many cells are thin; read them as the record of what happened, not as a market rate.
Neighborhood | Sales (n), 24 months | Median or sales | Low | High |
|---|---|---|---|---|
Lake Estates | 3 | $3,250,000 | $2,800,000 | $3,500,000 |
The Estates | 2 | two sales, $3,100,000 and $3,250,000 | $3,100,000 | $3,250,000 |
Hedgestone | 6 | $2,100,000 (even n) | $1,900,000 | $2,500,000 |
Dundee | 5 | $1,490,000 | $1,400,000 | $1,900,000 |
Wicklow | 4 | $1,325,000 (even n) | $1,145,000 | $1,575,000 |
Lockford | 4 | $1,302,500 (even n) | $1,070,000 | $1,400,000 |
Wisteria | 6 | $1,200,000 (even n) | $1,012,500 | $1,775,000 |
Hollybrook | 4 | $950,000 (even n) | $912,000 | $1,235,000 |
Fenhurst | 6 | $840,000 (even n) | $767,500 | $959,900 |
Kinross | 7 | $820,000 | $650,000 | $900,000 |
Bramble Point | 3 | $775,000 | $770,000 | $909,000 |
Covent Garden | 15 | $500,000 | $350,000 | $689,900 |
All TwinEagles | 65 | $959,900 | $350,000 | $3,500,000 |
Source: Collier County recorded deed record, 24 months ending September 24, 2026 (newest recorded sale June 30, 2026). Cells under ten sales are shown for completeness and are too thin to read as a market rate.
Buyers often assume the original Estates section, the custom homes along the Talon, is the most expensive address in TwinEagles. The recorded deeds say otherwise. Over 24 months the 19-home Lake Estates neighborhood on the 34-acre lake recorded a median of $3,250,000 on three sales, and its highest recorded sale in the 60-month window, $3,500,000 in January 2025, is the highest price recorded anywhere in TwinEagles in that period. The Estates recorded two sales in 24 months, at $3,100,000 and $3,250,000 (Collier County recorded deeds). Lake Estates homes were built 2015 to 2022 on lakefront homesites the developer marketed at 110 by 150 feet with a 3,500 square foot minimum, which explains the premium: newer construction on the largest lake (Ronto developer post, November 2018, archived).
Wicklow, Lockford, The Estates and Lake Estates each recorded fewer than ten qualified sales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026). Rather than print a misleading median, here is every sale. County square feet are the roll's building area, not MLS living area.
Lake Estates (9 sales)
Recorded | Price | County sq ft | Year built |
|---|---|---|---|
2026-04-17 | $2,800,000 | 4,416 | 2016 |
2025-01-30 | $3,500,000 | 3,964 | 2019 |
2024-10-17 | $3,250,000 | 5,019 | 2020 |
2023-11-14 | $2,400,000 | 3,632 | 2017 |
2022-05-31 | $2,190,000 | 4,993 | 2022 |
2022-04-26 | $2,153,400 | 3,784 | 2022 |
2022-03-16 | $2,827,200 | 4,187 | 2022 |
2022-02-15 | $2,950,000 | 4,110 | 2016 |
2021-11-08 | $2,021,600 | 3,694 | 2021 |
The Estates (7 sales)
Recorded | Price | County sq ft | Year built |
|---|---|---|---|
2026-06-30 | $3,100,000 | 4,725 | 2008 |
2025-01-29 | $3,250,000 | 4,651 | 2022 |
2023-01-23 | $2,600,000 | 4,734 | 2005 |
2022-01-24 | $2,131,200 | 3,484 | 2022 |
2021-12-06 | $2,149,000 | 6,153 | 2021 |
2021-11-10 | $1,725,000 | 3,491 | 2007 |
2021-10-04 | $2,355,000 | 5,428 | 2002 |
Wicklow (9 sales)
Recorded | Price | County sq ft | Year built |
|---|---|---|---|
2025-12-02 | $1,500,000 | 3,950 | 2015 |
2025-11-12 | $1,150,000 | 3,106 | 2008 |
2025-11-03 | $1,145,000 | 3,793 | 2008 |
2025-02-19 | $1,575,000 | 3,590 | 2014 |
2024-05-20 | $1,260,000 | 2,820 | 2008 |
2024-05-10 | $1,580,000 | 3,240 | 2008 |
2024-02-13 | $1,550,000 | 3,316 | 2015 |
2021-12-28 | $999,000 | 3,656 | 2007 |
2021-10-13 | $1,200,000 | 3,046 | 2006 |
Lockford (6 sales)
Recorded | Price | County sq ft | Year built |
|---|---|---|---|
2026-04-01 | $1,225,000 | 3,020 | 2015 |
2026-01-21 | $1,070,000 | 2,905 | 2015 |
2025-08-18 | $1,380,000 | 3,036 | 2017 |
2025-03-19 | $1,400,000 | 2,905 | 2016 |
2024-06-18 | $1,590,000 | 2,905 | 2014 |
2024-04-02 | $1,500,000 | 2,618 | 2015 |
Source for all four tables: Collier County recorded deed record, qualified improved sales, 60 months ending September 24, 2026 (newest recorded sale June 30, 2026).
Covent Garden is the only condominium regime in TwinEagles: 120 carriage-home units in 30 four-unit buildings across three condominium sections, built 2006 to 2017 (Collier County tax roll, 2026 preliminary; TwinEagles HOA Covent Garden page). It is the most liquid market in the community, with 29 of the 174 recorded sales over 60 months, and the county roll records three recurring unit sizes. Over 60 months, the 1,654 square foot plan recorded 12 sales at a median of $479,500 (even n), the 2,297 square foot plan recorded 7 sales ranging from $625,000 to $699,000, and the 2,048 square foot units, the oldest, recorded 6 sales ranging from $350,000 to $685,000 (Collier County recorded deeds, county roll building area). For a buyer, Covent Garden is the lowest-cost way into the TwinEagles club; for a seller, it is the neighborhood where pricing to the plan size matters most, because the spread between plans is wider than the spread between years.
Read top to bottom, the 24-month medians form a clean ladder that tracks lot size and build era almost exactly: Lake Estates and The Estates above $3 million; Hedgestone around $2.1 million on its 90-foot homesites; Dundee, Wicklow and Lockford around $1.3 million to $1.5 million; Wisteria and Hollybrook around $0.95 million to $1.2 million; Fenhurst, Kinross and Bramble Point around $0.78 million to $0.84 million, with Fenhurst and Kinross on the community's narrowest marketed lots, 52 to 53 feet; and Covent Garden at about $500,000 (Collier County recorded deeds, 24 months ending September 24, 2026 (newest recorded sale June 30, 2026)). The deeded club category sits on top of every rung and is not in these prices, because the initiation fee is paid to the club, not to the seller.
Active listings by neighborhood (Southwest Florida MLS, pulled September 24, 2026). Five of the 15 active TwinEagles listings were Covent Garden carriage homes; Dundee, Lake Estates, Lockford, Wicklow and Wisteria had none listed that day.
Neighborhood | Active | List prices | Days on market |
|---|---|---|---|
The Estates | 1 | $3,897,000 | 290 |
Hedgestone | 2 | $2,750,000; $2,695,000 | 0; 20 |
Hollybrook | 2 | $1,050,000; $758,000 | 128; 184 |
Kinross | 2 | $1,100,000; $775,000 | 8; 43 |
Fenhurst | 2 | $774,000; $675,000 | 157; 13 |
Bramble Point | 1 | $625,000 | 19 |
Covent Garden | 5 | $635,000; $597,000; $579,000; $485,000; $350,000 | 189; 72; 6; 278; 54 |
Dundee, Lake Estates, Lockford, Wicklow, Wisteria | 0 | none | |
All TwinEagles | 15 | median $758,000 | median 54 |
Selling in TwinEagles? The ladder above is where a valuation starts, not where it ends; the deeded category, the remaining Phase One balance and the street's flood mapping all move the number. Request a free TwinEagles home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Naples.
TwinEagles began in April 1997, when developer Jim Colosimo announced a two-course Jack Nicklaus golf community on a former tomato farm off Immokalee Road. It passed through a 1999 bankruptcy, the Bonita Bay Group from 2000 and the Ronto Group from 2010, before members took ownership of TwinEagles at the end of 2018.
Four owners in about two decades explains a great deal about TwinEagles today: why the Estates look different from Grand Arbors, why the club charges an initiation fee that did not exist before 2021, and why the old "golf with the home" marketing line still circulates.
According to the master association's own history, Colosimo announced "a community in North Naples with two Jack Nicklaus golf courses, a full caddy program, no tee times required, a beach club on the gulf, and an equestrian center," with 175 homesites on five-acre parcels because of the rural zoning (HOA community history). The beach club and the equestrian center were never built. Collier County approved a TwinEagles planned unit development in July 1997, and the county's Board of County Commissioners approved the final plat of Phase One in August 1998 (Collier zoning atlas sheet 8720N; U.S. Bankruptcy Court opinion, 252 B.R. 819).
The Talon opened on January 15, 1999, and, as the HOA's history reports it, equity memberships then sold for $120,000. In October 1998 the Florida Wildlife Federation, the Collier County Audubon Society and five residents sued the county to void the Phase One plat; in September 1999 the development entities filed for Chapter 11, and in December 1999 the bankruptcy court ruled that the environmental plaintiffs lacked standing and that the plat was consistent with the county's Comprehensive Plan (252 B.R. 812). The court records Phase One at 474 acres with 67 home sites and a sales center.
In August 2000 the Bonita Bay Group bought TwinEagles out of bankruptcy, a purchase the HOA's history reports at about $53 million (HOA community history; Phoenix Bay Ventures legacy page). The Bonita Bay Group marketed TwinEagles as a 1,115-acre master-planned community, formed the present master association in February 2002, and in November 2004 announced Grand Arbors, a 650-acre second phase with coach, villa and single-family homes built under the county's then-new Rural Fringe rules. The first Grand Arbors lots, in Bramble Point, Covent Garden, Hedgestone, Hollybrook and Wicklow, were released by lottery in the summer of 2005.
A second course, Gary Player's Aerie, opened in 2007, as the HOA's history and contemporary press reports record it. The downturn hit hard: in November 2008 the developer withdrew its promise of a full equity refund on 30 days' notice, membership fell to about 170, and in July 2009 the developer closed both courses and the clubhouse (HOA community history; Naples Daily News archive, July 2009). The nearby Bonita Bay Club Naples is a separate club on land west of TwinEagles; the two are neighbors, not one club.
The master association's history records a 2002 settlement with environmental groups, reached just before litigation, that funded a rise in Immokalee Road west of the TwinEagles entrance for wildlife passage, at a reported $1.8 million, and reconfigured the land north of the clubhouse (HOA community history). 1000 Friends of Florida's wildlife manual describes the resulting corridor running from the Corkscrew Regional Ecosystem Watershed lands to the north, along TwinEagles' western boundary and under Immokalee Road (1000 Friends of Florida, Florida Wildlife Manual, p. 124). The developer reported in 2004 that The Estates at TwinEagles had won a top award from the Council for Sustainable Florida.
In September 2010 the Ronto Group, with the New York investment firm Angelo, Gordon and Co., bought the club and the remaining land, a purchase Business Observer reported at about $11 million (Ronto Group; Business Observer, January 2011). Ronto hired Steve Smyers to rebuild the Aerie; the redesigned Eagle reopened in 2012. The developer added the resort-style pool and fitness center in 2012 and 2013 and brought in a preferred-builder roster, Arthur Rutenberg, Divco, Lennar, Minto, Pulte and Stock among them, that built most of the Grand Arbors neighborhoods buyers see today.
During these years the developer's sales program attached a golf membership to each newly built home it sold, which is where the idea that TwinEagles golf is part of the house price came from (Naples Daily News archive, Lennar at TwinEagles). That described a developer promotion on new construction, not the structure of the community today; the master association's history states that the 2018 separation of the HOA and the club "clearly defines The TwinEagles Club as a private club as opposed to a bundled community" (HOA community history).
In January 2014 the developer sold the roughly 550-acre tract across Immokalee Road, originally part of the TwinEagles holdings, for a reported $35 million; it became GL Homes' Valencia Trails (Business Observer, January 2014). By November 2018 the developer reported more than 95% of TwinEagles sold and fewer than 30 new-home choices left (Naples Daily News, November 2018).
The developer signed a transfer and turnover agreement with the club on November 16, 2018, and members approved the transfer in January 2019, 97.5% in favor according to trade-press reports (Naples Daily News, January 2019; The Golf Wire). In June 2020 members approved the $22.5 million Phase One Master Plan, a Talon renovation and a new clubhouse, and the club's first initiation fees, which took effect April 1, 2021 at $30,000 for Golf (club Phase One Master Plan; Club + Resort Business, June 2020). Nicklaus Design renovated the Talon in 2021, and it reopened in January 2022; the clubhouse was completed in 2023, and its construction manager lists the project at 71,376 square feet (Curran Young). The last Estates lots sold in early 2022, and the developer's Florida entities filed withdrawals with the state on October 23, 2025 (Florida Division of Corporations search).
TwinEagles is laid out in two phases on about 1,115 acres: The Estates, the original custom-home section wrapped around the Talon, and Grand Arbors, the larger northern phase that holds ten single-family neighborhoods and Covent Garden's condominiums. One entrance on Immokalee Road serves the whole of TwinEagles, and the Eagle course threads through Grand Arbors.
The Estates is the Colosimo-era Phase One, recorded by the bankruptcy court at 474 acres with 67 home sites; today it holds 63 homes and 3 vacant homesites, grouped by the developer into six named enclaves (Glasgow, Inverness, Lochlomond, Sterling Hill, Strathmore and Thornhill) that share one HOA seat (252 B.R. 819; Collier County tax roll, 2026 preliminary). Grand Arbors is the Bonita Bay Group's 650-acre second phase, announced in 2004 and completed under Ronto, holding the remaining 651 homes in Lake Estates, Hedgestone, Wicklow, Hollybrook, Bramble Point, Wisteria, Covent Garden, Lockford, Fenhurst, Kinross and Dundee. Grand Arbors is the name on the recorded plats and in old marketing, not a neighborhood a buyer transacts in; the master association's 2024 budget lists 17 assessment groups that sum to exactly 717 units (Approved 2024 HOA Budget).
The land is recorded in eight plats and three condominium declarations, recorded between 1998 and about 2015 in the order the phases were built (Collier County zoning atlas subdivision index). All 779 TwinEagles parcels sit in ZIP 34120, and the county's own spelling on every one of them is the one-word TWINEAGLES (Collier County tax roll, 2026 preliminary).
The club owns the golf land: on the 2026 roll, The TwinEagles Club holds about 254 acres around the clubhouse and the Talon and about 391 acres under the Eagle, plus smaller parcels. The master association owns the roads, lakes, preserves and gatehouse, including a 156-acre tract, and TwinEagles Boulevard itself (Collier County tax roll, 2026 preliminary; HOA community history). A 30.54-acre tract on TwinEagles Boulevard belongs to Resource Conservation Systems, the private non-potable irrigation utility that the HOA lists as the community's irrigation-water provider (RCS history).
Collier County approved a TwinEagles PUD in 1997, but the county's current zoning map shows the community as rural agricultural (A-MHO) inside the Rural Fringe Mixed Use District receiving area, and TwinEagles is not on the county's current PUD list (Collier zoning atlas sheet 8720N; Collier PUD Master List, June 11, 2026; LDC Appendix F PUD ordinance list). The Bonita Bay Group said in 2004 that Grand Arbors complied with the Rural Fringe plan the county had just adopted. We found no Development of Regional Impact record for TwinEagles. For an owner, the practical point is that land-use changes inside the gate run through the recorded covenants and the master association, not through a PUD document.
The largest lake is 34 acres, fronted by Lake Estates and bounded at its corners by Dundee, per the developer's marketing (Ronto developer post, archived). The regional wildlife corridor runs along the western boundary, the Corkscrew Regional Ecosystem Watershed preserve lands sit to the north, and rural Golden Gate Estates lies to the east. The developer's own open-space figures conflict, "nearly 800 acres" in 2004 and "more than 300 acres" in 2008 under different definitions, so this page publishes no open-space acreage. Both courses hold Audubon International Gold Signature Sanctuary certification, earned in 2023 (club Audubon certification). The master association is midway through a multi-phase lake-bank restoration scheduled to run into 2027 and 2028, funded without a special assessment (HOA lake bank update, June 2026).
TwinEagles is effectively built out. The 2026 preliminary roll shows 714 improved residences and 3 vacant homesites, all in The Estates on Aerie Lane and Five Oaks Lane, and there is no developer inventory; new construction now means a custom build on one of those lots or a teardown (Collier County tax roll, 2026 preliminary). Every one of the 37 recorded sales in the latest 12-month window was a resale.
TwinEagles is governed by two separate bodies: The TwinEagles Club, Inc., a member-owned private club that runs the golf, dining and amenities, and the TwinEagles Homeowners Association, Inc., the master association that runs the gate, roads, lakes and preserves. Beneath them sit six neighborhood homeowners associations and Covent Garden's three condominium associations.
The HOA says it plainly: it "does not make decisions or provide input into setting initiation fees, Club fees, and Club reserves" (TwinEagles HOA December 2025 survey replies). A buyer is joining both, and each has its own approval, its own estoppel and its own bill.
The TwinEagles Club, Inc. is a Florida not-for-profit corporation formed in 2018 and a tax-exempt social club under section 501(c)(7) of the Internal Revenue Code; its federal return describes it as "a private member-owned club" whose bylaws require a membership vote on "special capital assessments greater than $500,000" (IRS Form 990, fiscal 2024, via ProPublica). Its fiscal year runs November 1 to October 31. The club is led by General Manager and COO Bob Radunz (club contact page, September 2026).
The TwinEagles Homeowners Association, Inc. was incorporated in February 2002 and operates under Chapter 720 of the Florida Statutes. Its board has 12 directors, one elected from each neighborhood, with the annual meeting in July, and it is managed by FirstService Residential from the former sales center just outside the gate at 11330 TwinEagles Boulevard (HOA board page; HOA contact page). Owners voted in early 2024 to amend and restate the master governing documents, adding renter screening criteria among other changes (HOA February 2024 newsletter).
The club's rights run through recorded recreational covenants. The 2010 Golf and Sports Declaration of Recreational Covenant, posted by the HOA, provides that a Golf or Sports membership subject to it is transferred with the title of the lot, subject to the club's reasonable approval of the purchaser and payment of the applicable transfer fees; that the club must act within 30 days of a complete application; that membership fees are secured by a lien on the lot; and that seller and buyer are jointly and severally liable to the club for dues incurred before the sale (Golf and Sports Declaration of Recreational Covenant, HOA-posted excerpt). The club summarizes the result in one line: "Membership is mandatory for all 717 Homeowners" (club membership page). The club's full Membership Plan and bylaws are not posted publicly; a buyer receives them in the membership package.
Seven neighborhoods add their own association beneath the master: Bramble Point (legally Bramble Pointe at TwinEagles Residents' Association), Dundee, Hollybrook, Lockford, Wicklow and Wisteria each have a Chapter 720 homeowners association, and Covent Garden has three Chapter 718 condominium associations, Sections I, II and III, plus a recreation association for its private pool (Florida Division of Corporations search; HOA neighborhood HOAs page). Fenhurst and Kinross have no separate corporation but pay a separate neighborhood landscaping assessment administered through the master association. Hedgestone (with Maidstone Court), Lake Estates and The Estates have no neighborhood association, and owners there handle their own landscaping. The HOA names Cambridge Management for Covent Garden and Cardinal Management Group for Wicklow, and Hollybrook's association has been managed since April 2024 by Complete Property Management of SWFL, per the association's management page and its state filings; other neighborhood managers have changed over the years, so the current manager for any street is the one named on its estoppel. Where a neighborhood association's rules are stricter than the master's, the neighborhood's rules control (HOA Use Restrictions, 2024).
The master association's recorded 2024 Use Restrictions allow an owner to lease a home no more than three times in any calendar year, for at least 30 consecutive days each time, on the board's approved lease form, with notice, a copy of the lease and fees delivered to the board before occupancy; timesharing and fractional ownership are prohibited (HOA Use Restrictions, 2024). Buyers and renters both apply through the HOA's screening vendor (HOA tenant evaluation instructions). Covent Garden's condominium documents may set additional leasing terms, which are not public; ask for them with the condominium estoppel.
Exterior changes, from paint and doors to lighting, storm screens, trees, landscaping, generators and solar, need Architectural Review Committee approval, and the committee meets twice a month; The Estates and Grand Arbors each have their own design review guidelines (HOA architectural review page; Estates Design Review Guidelines). A reasonable number of common household pets is allowed, leashed or confined outdoors. Rear and side hurricane shutters may go up in season, June 1 to November 30, but front shutters only once a National Hurricane Center cone includes Naples within five days, and all must come down within 14 days (HOA Rules and Regulations).
A TwinEagles purchase clears two approvals and two or three estoppels. The club's 2024 Membership Agreement makes membership "contingent upon approval by the Club," authorizes credit and law-enforcement record checks, refunds the transfer fee if the buyer is not approved, commits membership disputes to binding arbitration, and "must be received by the Club SEVEN (7) DAYS PRIOR to the closing" (Membership Agreement 2024). The master association screens buyers separately.
Every sale needs an estoppel from the club and one from the master association. Streets with a neighborhood association need a third: Bramble Court and Carradale Court, Covent Garden Court, Dundee Lane, Heather Woods Court (Hollybrook), Lockford Lane, Wicklow Lane and Wisteria Drive. Streets with only two are Aerie Lane, Bald Eagle Way, Fenhurst Way, Five Oaks Lane, Golden Eagle Court, Hedgestone Court, Kinross Lane, Maidstone Court, Peregrine Court, Talon Drive and TwinEagles Boulevard (club estoppel requirements).
Owning in TwinEagles means paying up to five layers: a one-time club initiation and transfer fee at closing, annual club dues and a Phase One capital assessment, the master HOA assessment, a neighborhood assessment on some streets, and county taxes. TwinEagles has no CDD, and current club dues are not published.
Here is every layer, with the latest public amount, the period, what it pays for and the source. Where a layer's amount is not published anywhere, the table says so.
# | Layer | Paid to | Amount (latest public) | Period | What it pays for | Source |
|---|---|---|---|---|---|---|
1 | Club initiation fee | The TwinEagles Club, Inc. | Golf $150,000; Sports $60,000; Social $45,000 (posted September 2026) | One time, by the buyer, at closing | Entry to the category deeded to the home; used for club capital | |
2 | Club transfer fee | Club | $3,500 | One time, paid with the Membership Agreement | Transferring the membership | |
3 | Club estoppel fee | Club | $250 (fiscal 2022 schedule) | Per sale | The club's estoppel letter | |
4 | Club operating dues | Club | Fiscal 2022: Golf $13,870; Sports $5,548; Social $4,161, plus 7% sales tax. Current dues not public | Annual, fiscal year November 1 to October 31 | Club operations | FY2022 Dues and Fees |
5 | Club capital dues | Club | Fiscal 2022: $1,207; $483; $362 | Annual | Capital reserve | FY2022 Dues and Fees |
6 | Club capital improvements | Club | Fiscal 2022: $323; $129; $97 | Annual | Improvements | FY2022 Dues and Fees |
7 | Phase One capital assessment | Club | Fiscal 2022: $244; $98; $73 a month | Monthly or an annual lump, 12 years from September 2020; the buyer takes over the balance | The $22.5 million Talon renovation and clubhouse program | FY2022 Dues and Fees; Phase One Master Plan |
8 | Golf usage | Club | Member cart fee $26 a round (fiscal 2022); Sports and Social members pay green and cart fees | Per round | Cart and play | FY2022 Dues and Fees |
9 | Food and beverage minimum | Club | None shown on the fiscal 2022 schedule; current policy not public | Not published | FY2022 Dues and Fees | |
10 | Master HOA assessment | TwinEagles Homeowners Association, Inc. | 2024: $3,300.46 (Covent Garden) to $5,586.19 (Estates, Inverness), each with a $660 reserve share; 2025 and 2026 amounts not public | Annual, due January 1 | Gate and security, roads, lakes, preserves, common landscaping, street lights, trash contracting | |
11 | Neighborhood HOA assessment | Bramble Point, Dundee, Hollybrook, Lockford, Wicklow and Wisteria associations | Not published | Quarterly | Neighborhood landscaping and common areas | |
12 | Fenhurst and Kinross landscaping assessment | Master HOA, as a separate neighborhood cost | Not published | Periodic | Neighborhood landscaping | HOA neighborhood HOAs page |
13 | Covent Garden condominium and recreation assessments | Section I, II or III association and the Recreation Association | Not published | Not published | Building, insurance and the private pool | |
14 | Irrigation water | Resource Conservation Systems | 2026 tariff: base charge by lot class, from $10.37 a month for a standard lot to $47.57 for a large estate lot, plus $1.56 per 1,000 gallons up to the tier cap; the class for a given lot is not published | Monthly | Non-potable irrigation water | |
15 | County property tax | Collier County Tax Collector | 12.2558 mills (2025); median total 2026 preliminary-roll bill on TwinEagles residential parcels $9,124 | Annual | County, schools, fire district and other levies | Collier County Tax Collector 2025 bills; Collier County tax roll, 2026 preliminary |
16 | Non-ad-valorem assessment | Collier County | $261.91 District 1 garbage (2025), the only such line | Annual, on the tax bill | Solid waste collection | Collier County Tax Collector 2025 bills |
17 | Community development district | None | $0 | |||
18 | Special assessments | HOA and club | None current at the HOA; any club special capital assessment over $500,000 requires a member vote |
Club dues, neighborhood assessments and condominium fees change each fiscal year and are not all posted publicly; the club, master association and neighborhood estoppel certificates for a specific home state the current figures.
The largest number a TwinEagles buyer writes is not always the price. On top of it, the buyer pays the club the initiation fee for the category deeded to the home and the $3,500 transfer fee, so the one-time club cost is $153,500 on a Golf-deeded home, $63,500 on a Sports home and $48,500 on a Social home, at the fees posted in September 2026 (our arithmetic from the club membership page and the 2024 Membership Agreement). The club's Initiation Fee Policy sets the fees in a 10 to 4 to 3 ratio across Golf, Sports and Social, requires at least 120 days' notice of any increase, charges nothing to a member moving within TwinEagles unless they move up a category (then they pay the difference), and exempts transfers to a spouse, by divorce decree, within family estate planning, and to trusts for the member (Initiation Fee Policy, revised October 20, 2023).
None of the club's public documents describes a refund of the initiation fee when a member sells; the only refund the Membership Agreement names is of the transfer fee if the club does not approve the applicant. Ask the club for the Membership Plan and bylaws before relying on either answer.
Effective | Golf | Sports | Social | Source |
|---|---|---|---|---|
Before April 1, 2021 | none | none | none | Initiation Fee Policy |
April 1, 2021 | $30,000 | $12,000 | $9,000 | FY2022 Dues and Fees |
February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees |
Between 2022 and March 2024 | $100,000 | $40,000 | $30,000 | Initiation Fee Policy |
March 1, 2024 | $130,000 | $52,000 | $39,000 | Initiation Fee Policy |
Posted September 2026 (effective date not published) | $150,000 | $60,000 | $45,000 | Club membership page |
The Golf fee rose fivefold in about five years. For a seller, that history matters in a specific way: the fee goes to the club, not to you, and a buyer weighing a TwinEagles home prices the fee into what they will pay for the house.
The last dues schedule the club posted publicly (fiscal 2022) put Full Golf at about $18,328 a year before sales tax, counting $13,870 in operating dues, $1,207 in capital dues, $323 in capital improvements and the Phase One assessment at $244 a month; Sports came to about $7,336 and Social about $5,496 on the same basis (our arithmetic from the FY2022 Dues and Fees schedule). Current dues are set each fiscal year and appear on the club's estoppel for a specific home. The initiation fee has risen 2.3 times since that schedule, so a buyer should expect current dues to differ.
For scale, the club's federal return for the fiscal year ending October 2024 reports $10.21 million in member dues revenue, total revenue of $18.18 million, and about $23.3 million outstanding on the loan that financed the $22.5 million Phase One program (IRS Form 990, fiscal 2024, via ProPublica). Those are club-wide figures and are not a per-member dues rate.
Privileges follow the category. On the fiscal 2022 schedule, Full Golf members played 36 holes unlimited for the cart fee, booked tee times 14 days out and had reciprocal privileges from May to October; Sports members could play four rounds in season and unlimited golf May to October, paying green and cart fees; Social members could play four in-season rounds only as the accompanied guest of a Golf member.
The master association bills once a year, due January 1 with a grace period to January 30, and its 2024 approved budget set a separate per-unit figure for each neighborhood:
Neighborhood (2024 budget group) | Units | 2024 master assessment per unit |
|---|---|---|
The Estates (six enclaves) | 66 | $5,559.42 to $5,586.19 |
Hedgestone (with Maidstone) | 70 | $5,017.84 |
Lake Estates | 19 | $4,895.73 |
Wicklow | 59 | $4,392.76 |
Hollybrook | 51 | $3,735.72 |
Wisteria | 46 | $3,734.79 |
Dundee | 61 | $3,646.26 |
Lockford | 41 | $3,645.49 |
Bramble Point | 41 | $3,610.23 |
Fenhurst | 57 | $3,407.73 |
Kinross | 86 | $3,402.96 |
Covent Garden | 120 | $3,300.46 |
Total | 717 |
Source: Approved 2024 HOA Budget. Every figure carries a $660 reserve share; the club itself pays the master association as a 14-lot equivalent. The 2025 and 2026 budgets sit behind the owner portal.
The 2024 budget raised operating assessments 3.0% to $2,409,549 and reserve assessments 29.4% to $482,460, and its largest lines were security services ($513,955) and lawn maintenance ($453,228). The HOA funded its lake-bank restoration and its Immokalee Road entry landscaping without a special assessment (HOA July 2025 newsletter). Seven neighborhoods add a quarterly neighborhood assessment, and Fenhurst and Kinross pay a separate landscaping assessment through the master association; amounts are on each home's estoppel.
TwinEagles has no community development district. The 2025 Collier County tax bills we checked, one Estates property, one Grand Arbors single-family home and one Covent Garden condominium, each carry exactly one non-ad-valorem line, the $261.91 county garbage assessment, and the state's official list of special districts, dated September 23, 2026, names no TwinEagles district (Collier County Tax Collector; Official List of Special Districts). Those three bills ran from about $3,343 for the condominium to about $29,104 for the Estates property at the 2025 rate of 12.2558 mills, of which 3.75 mills is the North Collier Fire Control and Rescue District. The median total bill on TwinEagles residential parcels on the 2026 preliminary roll is $9,124.
Two points matter to a buyer. First, the absence of a CDD is a real difference from some North Naples clubs; our Talis Park guide covers a club community that carries one, and our Quail West guide covers one where a house membership is mandatory and golf is optional. Second, a seller's tax bill is not a buyer's tax bill: Florida resets a homestead property's assessed value to just value after a change of ownership, so the seller's capped assessment does not pass to the buyer (Florida Statutes s. 193.155).
For a specific TwinEagles home, the complete, current fee stack comes from three documents: the club estoppel (category, current dues, remaining Phase One balance), the master association estoppel ordered through FirstService Residential, and, on the eight streets that have one, the neighborhood or condominium estoppel (club membership page; club estoppel requirements). When we list a TwinEagles home, we pull those figures before we set a price, because a buyer's agent will pull them before writing an offer.
Every TwinEagles home carries a deeded Golf, Sports or Social membership, and a buyer of a Golf-deeded home pays the club a $150,000 initiation fee at closing on top of the price. That one fact reshapes pricing on both sides of the table, and it is the first thing we confirm on every TwinEagles listing and every TwinEagles offer.
Thinking of selling? Request a free TwinEagles home valuation built on your home's deeded category, its street's recorded sales and its estoppel figures, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.
Thinking of buying? Call Marc at (239) 287-5873 for a TwinEagles buyer consultation, and read how we represent buyers in Naples before you tour.
TwinEagles has 12 neighborhoods for governance, and the club's site plan shows 17 names because The Estates is split into six enclaves. The 717 TwinEagles homes and homesites run from 120 Covent Garden carriage-home condominiums to custom estates on Talon frontage, with lot widths from about 52 to 110 feet (TwinEagles master HOA; club membership page, read September 2026).
Every one of the 714 improved residences on the 2026 preliminary Collier County roll sits on one of 19 interior streets, and every street belongs to exactly one neighborhood, so the counts below add up to 714 homes plus 3 vacant Estates lots, the same 717 the club publishes. The master association's board has one director from each of the 12 neighborhoods, per the February 2024 HOA newsletter. Seven neighborhoods run their own association on top of the master HOA; five do not. No inner neighborhood gates appear on the club's 2024 site plan or in any HOA document we read: the single guarded gatehouse on Immokalee Road controls entry for all 12.
Four record types feed each neighborhood entry below. Home counts and build years come from the Collier County property roll (the year-built field; where one late year appears it is a rebuild or a re-coded record, so we give the span most homes were built in). Lot widths and builders are what the developers marketed, read in their archived sales pages and the local press, and are labeled as marketed. Associations come from Florida's Division of Corporations and the club's neighborhood HOA contact list dated January 30, 2024. Prices come from two records, each labelled where it is used: the Southwest Florida MLS, pulled September 24, 2026 (closed sales assigned to neighborhoods by street, living-area square feet), and Collier County recorded deeds: DOR-qualified, arm's-length sales of improved homes over $100,000.
The MLS is the primary price record for every TwinEagles neighborhood below. We pulled the Southwest Florida MLS on September 24, 2026 for the TWIN EAGLES development, assigned every closing to its neighborhood by street (the MLS subdivision field is inconsistent), and widened each neighborhood's window from 12 to 24, 36 and 60 months, then to all MLS history, until it held at least 10 closings. Counts and prices include non-MLS sales entered in the MLS where noted; days on market and sale-to-list use MLS-marketed sales only.
Neighborhood | MLS window (first with 10+) | Closed (n) | Median sold | Low to high | Median days on market | Median sale-to-list | Closed, last 12 months | Active, September 24, 2026 |
|---|---|---|---|---|---|---|---|---|
The Estates | 60 months | 11, including 2 non-MLS sales | $2,600,000 | $1,725,000 to $3,250,000 | 32 | 90.00% | 3 | 1 |
Lake Estates | all MLS history, from July 2016 | 13 | $2,153,345 | $1,625,000 to $3,500,000 | 72 | 95.89% | 2 | 0 |
Hedgestone | 60 months | 16, including 3 non-MLS sales | $2,205,000 (even n: $2,200,000 and $2,210,000) | $1,625,000 to $2,900,000 | 27 | 94.34% | 4 | 2 |
Dundee | 36 months | 11 | $1,630,000 | $1,400,000 to $2,000,000 | 58 | 94.71% | 3 | 0 |
Hollybrook | 60 months | 18 | $960,000 (even n: $960,000 and $960,000) | $790,000 to $1,242,500 | 52 (even n: 49 and 55) | 95.71% | 6 | 2 |
Fenhurst | 36 months | 10, including 1 non-MLS sale | $872,500 (even n: $870,000 and $875,000) | $767,500 to $959,900 | 14 | 96.77% | 1 | 2 |
Wisteria | all MLS history, from March 2013 | 32 | $912,500 (even n: $905,000 and $920,000) | $550,000 to $1,775,000 | 71.5 | 95.23% | 4 | 0 |
Wicklow | all MLS history, from November 2007 | 51 | $840,000 | $410,000 to $1,580,000 | 86 | 95.14% | 5 | 0 |
Lockford | all MLS history, from March 2016 | 25 | $825,000 | $644,289 to $1,590,000 | 50 | 95.94% | 2 | 0 |
Bramble Point | 60 months | 13 | $770,000 | $635,000 to $975,000 | 24 | 96.86% | 1 | 1 |
Kinross | 24 months | 11 | $740,000 | $650,000 to $900,000 | 107 | 95.86% | 8 | 2 |
Covent Garden | 12 months | 11 | $457,000 | $350,000 to $667,500 | 121 | 95.49% | 11 | 5 |
All TwinEagles | 12 months | 50, including 1 non-MLS sale | $1,031,250 (even n: $1,012,500 and $1,050,000) | $350,000 to $3,300,000 | 83 | 94.63% | 50 | 15 |
Source: Southwest Florida MLS, TWIN EAGLES development, pulled September 24, 2026; the 12-month window runs September 25, 2025 to September 24, 2026. MLS square feet are living area and are never compared with the county's building-area figures.
Four neighborhoods, Lake Estates, Wicklow, Wisteria and Lockford, reach 10 MLS closings only across all MLS history, and those medians include the developer's new-construction closings from each neighborhood's build-out years, so they sit well below today's resale prices. Their last 60 months hold fewer than 10 closings each, so here is every one:
The recorded-deed figures in this section are Collier County recorded deeds, and every figure names its window and its count (n). Every window ends September 24, 2026, and the county file's newest recorded sale is June 30, 2026:
For each neighborhood we start at 12 months and widen to 24, 36 and then 60 months until the window holds at least 10 closings. Where even the 60-month window holds fewer than 10, we list every sale instead of printing a median, because a median of six or nine sales reads like a market rate and is not one. Even-n medians are the mean of the middle two sales, and we name both. None of the 37 qualified TwinEagles sales in the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026) was a builder-direct sale; all were resales.
The Estates at TwinEagles is the original 1997 to 1999 section of the community, 63 custom homes plus 3 vacant homesites (on Aerie Lane and Five Oaks Lane) on the 2026 county roll, most of them fronting the Jack Nicklaus Talon course near the entrance. By January 1999 there were 67 lots in what is now The Estates, according to the master association's own history (HOA Community FAQs and history); the last remaining estate lots sold in the first three months of 2022, the same document says.
The master HOA counts The Estates as one neighborhood; the developer's site plan split it into six named enclaves, each essentially one street:
Enclave | Street | Homes on the 2026 roll | Vacant lots |
|---|---|---|---|
Strathmore | Golden Eagle Court | 15 | 0 |
Thornhill | Peregrine Court | 6 | 0 |
Sterling Hill | Aerie Lane | 17 | 1 |
Glasgow | Talon Drive | 12 | 0 |
Inverness | Bald Eagle Way | 9 | 0 |
Lochlomond | Five Oaks Lane | 4 | 2 |
Total | 6 streets | 63 | 3 |
Enclave-to-street mapping: the developer's archived site plan (The Ronto Group site plan, 2019 capture); counts: Collier County roll, 2026 preliminary.
A dedicated Estates at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Lake Estates at TwinEagles is 19 lakefront estate homes on TwinEagles Boulevard, facing south or west over a 34-acre lake the developer called "the largest lake in TwinEagles" (Lake Estates neighborhood page, 2019 capture). The Ronto Group released it in 2015 as one of its final three single-family neighborhoods.
Lake Estates, not The Estates, is the highest-value recorded plat in TwinEagles: on the 2026 preliminary Collier County roll, its 19 homes carry a median just value of $2,312,741, against $2,245,257 for the original Estates plat. Just value is the county's tax assessment, not a sale price, and we cite it only to rank the plats; the recorded deeds below are the price evidence.
A dedicated Lake Estates at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Hedgestone at TwinEagles is 70 homes on two streets, 41 on Hedgestone Court and 29 on Maidstone Court, which the master HOA treats as part of Hedgestone ("homeowners on Hedgestone (with Maidstone)," February 2024 newsletter). The 70 comes from the county roll; a 2013 press figure of 185 homesites does not match any record and is not used here.
A dedicated Hedgestone at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Wicklow at TwinEagles is 59 single-family homes on Wicklow Lane overlooking lakes, preserve and Eagle course holes. The 2026 county roll counts 59; earlier marketing said 58 (2008) and 57 (2017), and the roll is the figure we use.
A dedicated Wicklow at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Hollybrook at TwinEagles is 51 single-family homes on Heather Woods Court, the street the master HOA lists as Hollybrook (HOA Community FAQs). Many homes back onto the Eagle course, which opened in 2007 as Gary Player's Aerie.
A dedicated Hollybrook at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Bramble Point at TwinEagles is 41 single-family homes on Bramble Court (24) and Carradale Court (17). The developer marketed the neighborhood in 2007 as "41 detached villas by Pulte Homes" (Florida Weekly, November 22, 2007), while the Collier County roll records all 41 as single-family homes, each on its own lot. The developer spelled it Bramble Pointe, and the association's legal name is Bramble Pointe at TwinEagles Residents' Association, Inc.; the master HOA and the club write Bramble Point.
A dedicated Bramble Point at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Wisteria at TwinEagles is 46 single-family homes on Wisteria Drive, platted in the Bonita Bay Group years and built out under The Ronto Group.
A dedicated Wisteria at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Covent Garden at TwinEagles is 120 carriage-home condominiums in 30 buildings of four units each, the only condominium regime in TwinEagles and its lowest price point (master HOA). The county roll records the 120 units in three condominium sections of 28, 60 and 32 units.
A dedicated Covent Garden at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Lockford at TwinEagles is 41 single-family homes on Lockford Lane, built by Minto. The developer promised 42 residences at build-out; the county roll shows 41.
A dedicated Lockford at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Fenhurst at TwinEagles is 57 single-family homes on Fenhurst Way, built by Lennar and sold out by 2019 (Fenhurst neighborhood page, 2019 capture).
A dedicated Fenhurst at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Kinross at TwinEagles is 86 single-family homes on Kinross Lane along the northern border of TwinEagles, the largest single-family neighborhood in the community and one of the final three The Ronto Group released in 2015.
A dedicated Kinross at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Dundee at TwinEagles is 61 single-family homes on Dundee Lane, a cul-de-sac in the northernmost section of TwinEagles with lakes at each corner of the neighborhood and preserve and golf views (Ronto news archive).
A dedicated Dundee at TwinEagles sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The table puts every neighborhood side by side. Homes and build years are from the 2026 preliminary Collier County roll; lot widths and builders are as the developers marketed them; the master assessment is the 2024 approved HOA budget; prices are Collier County recorded deeds in the first window holding 10 or more sales (windows defined at the top of this section), and the last column is the Southwest Florida MLS, pulled September 24, 2026, on the same rule through 60 months; for the four neighborhoods under 10 MLS closings in 60 months, the MLS table above also gives the all-history median.
Neighborhood | Homes | Built (roll) | Marketed lot | Builders | Own association | 2024 master HOA | Recorded-deed band (window, n) | MLS band (window, n) |
|---|---|---|---|---|---|---|---|---|
The Estates | 63 + 3 vacant | 1999 to 2024 | about 1 to 2 acres (two enclaves) | custom | none | about $5,559 to $5,586 | $1,725,000 to $3,250,000 (60 mo, n=7, sales listed) | median $2,600,000 (60 mo, n=11) |
Lake Estates | 19 | 2015 to 2022 | 110 x 150 ft | Rutenberg, Stock, Divco | none | $4,895.73 | $2,021,600 to $3,500,000 (60 mo, n=9, sales listed) | $2,021,589 to $3,500,000 (60 mo, n=8, sales listed) |
Hedgestone | 70 | 2006 to 2022 | 90 x 160 ft | Rutenberg, Kingon, Bordeaux, Stock, Divco | none | $5,017.84 | median $2,205,000 (60 mo, n=14) | median $2,205,000 (60 mo, n=16) |
Wicklow | 59 | mostly 2006 to 2015 | 75 x 160 ft | Centex, Stock | yes | $4,392.76 | $999,000 to $1,580,000 (60 mo, n=9, sales listed) | $930,000 to $1,580,000 (60 mo, n=9, sales listed) |
Hollybrook | 51 | mostly 2006 to 2015 | 67 ft | Centex, Minto | yes | $3,735.72 | median $942,500 (60 mo, n=14) | median $960,000 (60 mo, n=18) |
Bramble Point | 41 | mostly 2006 to 2007 | not published | Pulte | yes | $3,610.23 | median $772,500 (60 mo, n=12) | median $770,000 (60 mo, n=13) |
Wisteria | 46 | 2011 to 2022 | 65 ft | Rutenberg, Minto, Stock | yes | $3,734.79 | median $1,495,000 (60 mo, n=10) | $1,012,500 to $1,775,000 (60 mo, n=9, sales listed) |
Covent Garden | 120 condos | 2006 to 2017 | condominium | Pulte | 3 condo + recreation | $3,300.46 | median $457,000 (12 mo, n=11) | median $457,000 (12 mo, n=11) |
Lockford | 41 | mostly 2012 to 2018 | 60 to 62 ft | Minto | yes | $3,645.49 | $1,070,000 to $1,590,000 (60 mo, n=6, sales listed) | $1,070,000 to $1,590,000 (60 mo, n=6, sales listed) |
Fenhurst | 57 | mostly 2012 to 2015 | 53 ft | Lennar | landscaping via master | $3,407.73 | median $875,000 (36 mo, n=11) | median $872,500 (36 mo, n=10) |
Kinross | 86 | 2015 to 2018 | 52 to 53 ft | Lennar | landscaping via master | $3,402.96 | median $867,500 (36 mo, n=14) | median $740,000 (24 mo, n=11) |
Dundee | 61 | 2016 to 2019 | 62 x 135 ft | Minto | yes | $3,646.26 | median $1,630,000 (36 mo, n=11) | median $1,630,000 (36 mo, n=11) |
All TwinEagles | 714 + 3 vacant | 1999 to 2024 | 7 of 12 | $3,300.46 to $5,586.19 | median $925,000 (12 mo, n=37) | median $1,031,250 (12 mo, n=50) |
Read the table as a price ladder: Covent Garden condominiums at the entry point; Bramble Point, Kinross, Fenhurst and Hollybrook next; Wicklow, Lockford, Wisteria and Dundee in the middle; then Hedgestone, The Estates and Lake Estates at the top. Windows differ by row, so compare the bands, not the exact medians.
TwinEagles shows 17 neighborhood names on the club's 2024 site plan and the developer's earlier plan, and 12 on the master HOA's board, and both are correct. The HOA's single "The Estates" seat covers the six enclaves listed above (Glasgow, Inverness, Lochlomond, Sterling Hill, Strathmore and Thornhill), and 11 plus 6 is 17. Two other names circulate and are not neighborhoods: Grand Arbors was Bonita Bay Group's 2003 to 2010 marketing name for the whole northern phase (it survives in recorded plat titles), and Talon, Aerie, Golden Eagle, Peregrine and Bald Eagle are street and course names. Maidstone Court belongs to Hedgestone and Carradale Court to Bramble Point (HOA Community FAQs).
Selling a home in any of the 12 TwinEagles neighborhoods? Start with a free TwinEagles home valuation, or call Jesse direct at (239) 898-6072 for a confidential conversation about where your street sits on the ladder above. Buying? Call Marc at (239) 287-5873, and read how we represent buyers in Naples golf communities before you compare neighborhoods.
The TwinEagles Club is the private, member-owned club in TwinEagles, established in 1997 and turned over to members at the end of 2018. Every one of the 717 TwinEagles homes carries a deeded, mandatory membership in one category (Golf, Sports or Social), and the buyer pays the club an initiation fee at closing (club membership page, read September 2026).
The club and the master homeowners association are separate bodies with separate budgets: the club runs the clubhouse, both golf courses, the practice facilities, the Himalayan putting course, the pool, the Tiki and the fitness center, while the HOA runs the gate, roads, lakes and preserves (club membership page: "Homeowner's Association is separate from the Club"). The club is a Florida not-for-profit corporation recognized as a 501(c)(7) social and recreational club, and its fiscal year runs November 1 to October 31 (IRS Form 990 filings via ProPublica).
TwinEagles membership comes in three categories, and the category is attached to the house, not chosen by the buyer. The club describes it this way: "Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)" (club membership page). Golf is capped at 614 memberships across the 717 homes, so a buyer must confirm which category a specific home is deeded. The club does not sell non-resident memberships.
What each category allows, from the last dues sheet the club posted publicly (FY2022 Dues and Fees):
Category | Golf privileges | Other privileges | Golf fees per round (FY2022) |
|---|---|---|---|
Full Golf | Unlimited play on both courses; tee times requested 14 days ahead; summer golf reciprocals with area clubs May 1 to October 31 | Dining, fitness, racquets, social | Member cart fee $26 |
Sports | Four rounds in season (November 16 to April 15); unlimited May to October; afternoon golf in the shoulder seasons | Dining, fitness, racquets, social | Pays green and cart fees |
Social | Four rounds in season only as the accompanied guest of a Full Golf member; off-season golf after noon | Dining, fitness, social | Pays green and cart fees |
The club says "Resident Golf Memberships are immediately available with homes deeded Golf" (club membership page), so a buyer of a Golf-deeded home does not wait for a golf slot. The club's members numbered 598 Full Golf, 28 Sports and 63 Social in June 2020 (Phase One Master Plan booklet); the club has not published a current split, so we do not state one.
Golf membership is not automatic with a TwinEagles home, and no home arrives free of club costs. Every home carries a deeded, mandatory club membership in one of three categories (Golf, Sports or Social); the category runs with the house, and the buyer pays the club an initiation fee at closing (club membership page; Initiation Fee Policy, revised October 20, 2023). Only a Golf-deeded home carries golf privileges. The master association's own history describes the post-2018 club as a private club, and the difference matters at the closing table: a Golf-deeded home means a $150,000 initiation check from the buyer, a Social-deeded home $45,000.
Moving up a category is possible only under the club's rules: the Initiation Fee Policy charges the difference in initiation fees to a member who moves up, and the 2010 recreational covenant makes an upgrade to Golf subject to availability at the club's discretion (Golf and Sports Declaration of Recreational Covenant, HOA-posted). Whether an upgrade is available while all 614 Golf memberships are taken is not stated in any public club document; ask the club before you price a Sports or Social home as a future Golf home.
The club first charged an initiation fee in April 2021, at $30,000 for Golf, after members approved the policy on June 22, 2020 and waived it until April 1, 2021 (FY2022 Dues and Fees; Initiation Fee Policy). The fee follows a fixed 10:4:3 ratio across Golf, Sports and Social, and the board must give at least 120 days' notice of any increase.
Effective | Full Golf | Sports | Social | Source |
|---|---|---|---|---|
April 1, 2021 | $30,000 | $12,000 | $9,000 | |
February 1, 2022 | $65,000 | $26,000 | $19,500 | FY2022 Dues and Fees (footnote) |
Before March 2024 | $100,000 | $40,000 | $30,000 | |
March 1, 2024 | $130,000 | $52,000 | $39,000 | Initiation Fee Policy |
As posted September 2026 | $150,000 | $60,000 | $45,000 | club membership page (effective date not published) |
The policy exempts gratuitous transfers to a spouse or surviving spouse, transfers under a divorce decree, bona fide estate-planning transfers to family members or trusts, and club foreclosures, and a member moving to another TwinEagles home pays nothing unless moving up a category or not occupying the new home. None of the club's public documents describes a refund of the initiation fee when a member sells; the club's Membership Plan and bylaws are not posted publicly, so ask the club for them before you rely on either answer.
The last dues schedule the club posted publicly (fiscal 2022) put Full Golf at about $18,328 a year before sales tax. Current dues are set each fiscal year and appear on the club's estoppel for a specific home.
FY2022 (November 1, 2021 to October 31, 2022) | Full Golf | Sports | Social |
|---|---|---|---|
Annual operating dues (plus 7% sales tax) | $13,870 | $5,548 | $4,161 |
Annual capital dues | $1,207 | $483 | $362 |
Annual capital improvements | $323 | $129 | $97 |
Phase One capital assessment | $244 a month | $98 a month | $73 a month |
Approximate annual total before tax | about $18,328 | about $7,336 | about $5,496 |
Source: FY2022 Dues and Fees. The Phase One capital assessment funds the $22.5 million Talon renovation, clubhouse expansion and bocce program; it runs 12 years from September 2020, and "the buyer will be responsible for all remaining monthly payments" when a home sells (Phase One Master Plan booklet). The FY2022 sheet also listed a $250 estoppel fee and showed no food and beverage minimum; the club's current minimum policy is not public.
Club dues, neighborhood assessments and condominium fees change each fiscal year and are not all posted publicly; the club, master association and neighborhood estoppel certificates for a specific home state the current figures.
The membership transfers with title to the buyer, subject to the club's approval. The club's 2024 Membership Agreement sets a $3,500 transfer fee, paid with the agreement, which must reach the club seven days before closing; approval may involve credit and background checks, and both spouses sign. Every resale needs at least two estoppel certificates, one from the club and one from the master HOA, and a third on the eight streets with a neighborhood association (club estoppel requests by street). The club's Director of Membership handles estoppels and membership applications (club leadership roster, September 2026).
For a seller, the category deeded to the home is a pricing fact, and the remaining Phase One balance is a disclosure the buyer's lender and attorney will ask about. If you are weighing a sale, get a free TwinEagles home valuation or call Jesse direct at (239) 898-6072; we pull the club estoppel for the deeded category before we price. Buying? Call Marc at (239) 287-5873 and see how we guide buyers through club approval and closing.
The TwinEagles clubhouse was renovated and expanded in a member-approved project completed in 2023; its construction manager, Curran Young Construction, lists the project at 71,376 square feet (Curran Young project page) (the contractor's figure). The architect was Humphrey Rosal Architects of Naples (Club + Resort Business, June 2020) (reported). Members approved the $22.5 million Phase One plan in June 2020; pre-construction ran August 2020 to July 2021 and construction from August 2021, with the builder splitting the work into 15 micro-projects after Hurricane Ian cut its crews in 2022 (Phase One booklet; Curran Young).
The goals the club set were casual indoor and outdoor dining, a larger interactive bar, a larger event dining room and a new Grille Room, with a kitchen able to serve à la carte and events at the same time (Phase One booklet). The clubhouse overlooks both 18th holes (club life page). The older 47,000-square-foot figure describes the building before this project and is no longer current, and no primary source we reached states a story count. Clubhouse tours for prospective buyers are by appointment only (club Quick Guide for Realtors).
Members own the club. The developer, The Ronto Group, signed a Transfer and Turnover Agreement with the club on November 16, 2018 (Initiation Fee Policy), and members approved the transfer in January 2019, 97.5% in favor with 94% of members voting (The Golf Wire, January 2019) (reported). Members elect a board of nine voting directors, with voting rights split 10:4:3 across Golf, Sports and Social, and the bylaws require a member vote for any special capital assessment over $500,000 (FY2024 Form 990, Schedule O).
Day to day, the club is run by General Manager and COO Bob Radunz, PGA, with Director of Golf Justin DeFont, PGA, and a leadership team covering finance, membership, food and beverage, golf course and grounds, facilities and wellness (club leadership roster, September 2026).
The TwinEagles Club reported $18.18 million in revenue and $39.18 million in net assets for the fiscal year ending October 31, 2024, among them $10.21 million in member dues, $1.59 million in greens and cart fees, $3.48 million in initiation fees and $154,650 in transfer fees (FY2024 Form 990 via ProPublica). The same return shows about $23.3 million outstanding on the construction loan that financed Phase One ($20,782,313 non-current plus $2,520,525 current), so the club is not debt-free today. Members and guests played 63,606 rounds that year, 7,668 of them non-member reciprocal rounds, and the club employed 275 people.
Fiscal year ending Oct. 31 | Revenue | Net assets |
|---|---|---|
2019 | $10,459,990 | $31,875,275 |
2020 | $12,484,903 | $32,235,870 |
2021 | $15,047,359 | $35,079,521 |
2022 | $12,643,637 | $36,547,844 |
2023 | $14,567,879 | $37,905,985 |
2024 | $18,181,621 | $39,180,082 |
Source: IRS Form 990 filings via ProPublica. We do not divide dues revenue into a per-member dues figure: category mix, sales tax and capital lines make any such number an estimate, not a rate.
TwinEagles has no beach club, marina or boat access; a Gulf beach club and an equestrian center were in the developer's April 1997 announcement and were never built (HOA Community FAQs and history). The lakes inside the gate are stormwater lakes owned by the master HOA; swimming and boating in them are prohibited, and licensed shore fishing is allowed from owners' lots and common areas, not from the golf course (2024 Use Restrictions). For the Gulf, residents use Collier County's resident beach parking permit, picked up at any county park community center; Vanderbilt Beach Park is about 22 minutes from the TwinEagles gate off-peak (OSRM routing, September 2026), and longer in season. The club also does not offer non-resident memberships.
TwinEagles has two private 18-hole courses. The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999, and was renovated in 2021, playing 7,420 yards at par 72. The Eagle, rebuilt by Steve Smyers on Gary Player's 2007 Aerie routing, reopened in 2012 and plays 7,607 yards at par 71 (club 2024 scorecards).
With the Golf roster capped at 614 memberships, the club describes "roughly 300 Golf Memberships per course and 9-minute tee times" (club membership page). Both courses end below the clubhouse, and both carry Audubon International's Gold Signature Sanctuary certification.
The Talon | The Eagle | |
|---|---|---|
Designer | Jack Nicklaus with Jack Nicklaus II | Steve Smyers with Patrick Andrews (redesign of Gary Player's Aerie) |
Opened | January 15, 1999 | 2007 as the Aerie; reopened as the Eagle in 2012 |
Latest work | Nicklaus Design renovation 2021, reopened January 2022 | Four holes renovated by Smyers's team in 2019 |
Par | 72 | 71 |
Back-tee yardage | 7,420 | 7,607 |
Back-tee rating / slope | 75.9 / 145 | 77.5 / 150 |
Tournament history | PGA TOUR Champions event 2002 to 2006 and 2012 to 2018 | LPGA CME Group Titleholders 2012 |
Sources: Talon scorecard 2024; Eagle scorecard 2024; Nicklaus Design; Golf Course Architecture; club golf page.
The Talon opened January 15, 1999 as a co-design by Jack Nicklaus and his son Jack Nicklaus II (Nicklaus Design; HOA history), and in April 1999 Jack Nicklaus played it with his son and narrated the design, the master HOA's history records. Nicklaus Design renovated the Talon in 2021 as part of Phase One; it closed from April to December 2021 and reopened in January 2022 (Phase One booklet). The renovation set out to "recapture 25% of green surface lost," bring greenside bunkers back to prominence, add "Tee it Forward" options and install a new irrigation system.
On the current card the club adds new back tees on the 3rd, 6th and 13th holes, moved the 12th green to the water's edge with bulkheads, and lengthened the 18th to 481 yards (club golf page). The club highlights the 12th, a 224-yard par 3 over water it calls "possibly the most scenic hole on the property," and the 18th, which it calls one of the best finishing holes in Southwest Florida (the club's own claim). The Talon card carries the "Jack Nicklaus Legacy Design" mark.
The Eagle began as the Aerie, a Gary Player design that opened in 2007 and was widely criticized for playability; Bonita Bay Group closed it in 2009 and it fell into disrepair (master HOA history; Golf Course Architecture). After The Ronto Group bought TwinEagles in 2010, Steve Smyers and design associate Patrick Andrews rebuilt it "using similar hole locations but with the goal of a complete overhaul," and it reopened as the Eagle in 2012; Smyers's team renovated four more holes in 2019. Golf Digest describes Smyers revamping the greens and bunkering with geometric green shapes inspired by C.B. Macdonald and Seth Raynor (Golf Digest course page) (reported).
At 7,607 yards and a 150 slope from the back tees, the Eagle is the longer and harder of the two TwinEagles courses. The club singles out the 16th, a 326-yard drivable par 4; the 12th, a 233-yard par 3; and the 18th, a 509-yard par 4 and the longest par 4 on the property (club golf page). GOLF Magazine named the Eagle a best new private course in 2012, according to the master HOA's history (reported).
Both TwinEagles courses play from five main tee sets plus combination tees, so the same course works from 4,067 yards to more than 7,600. Ratings below are the club's printed 2024 scorecard figures; the FSGA club record carries the same range (FSGA club record).
Course and tee | Yards | Men rating / slope | Women rating / slope |
|---|---|---|---|
Talon, Talon tee | 7,420 | 75.9 / 145 | |
Talon, I | 6,747 | 72.9 / 137 | |
Talon, II | 6,521 | 70.9 / 131 | 76.1 / 136 |
Talon, III | 6,291 | 68.8 / 125 | 73.4 / 130 |
Talon, IV | 5,232 | 66.2 / 116 | 70.3 / 123 |
Talon, V | 4,503 | 66.7 / 116 | |
Eagle, Eagle tee | 7,607 | 77.5 / 150 | |
Eagle, I | 6,971 | 74.6 / 144 | |
Eagle, II | 6,420 | 71.8 / 137 | |
Eagle, III | 5,810 | 68.6 / 127 | 74.3 / 135 |
Eagle, IV | 4,997 | 64.4 / 119 | 69.1 / 125 |
Eagle, VI | 4,067 | 63.9 / 110 |
Sources: Talon scorecard 2024; Eagle scorecard 2024. Official post-2021 USGA ratings were not pulled, so treat these as the club's printed values.
The Talon hosted the PGA TOUR Champions event now known as the Chubb Classic, then the ACE Group Classic, from 2002 to 2006 and again from 2012 to 2018, according to the club's own postings (club Controller job posting, December 2025); the event left TwinEagles after 2018.
Year(s) | Event | Course | Notes |
|---|---|---|---|
2002 to 2006 | PGA TOUR Champions ACE Group Classic | Talon | Past winners: Hale Irwin (2002) and Craig Stadler (2004) (reported by Wikipedia) |
2012 to 2015 | ACE Group Classic | Talon | Past winners: Kenny Perry (2012) and Bernhard Langer (2013) (reported) |
2016 to 2018 | Chubb Classic | Talon | Winners Bernhard Langer (2016), Fred Couples (2017), Joe Durant (2018) (reported) |
2012 | LPGA CME Group Titleholders, the season finale | Eagle | Won by Na Yeon Choi (reported by Wikipedia) |
2003 | FSGA 41st Four-Ball Championship | TwinEagles | |
2004 | FSGA 87th Florida State Amateur Championship | TwinEagles with Bonita Bay East |
The master HOA's history confirms the Eagle hosted the final LPGA event of 2012. No U.S. Open, U.S. Amateur or Korn Ferry event at TwinEagles appears in any record we reached.
The TwinEagles practice area sits between the two courses: a 24-bay driving range (grass six days a week, mats one day), a split short-game area, two putting greens and practice bunkers, all opened new in 2022 (club golf page; HOA history). Next to the Midway Café and the bocce courts is the Himalayan, an 18-hole putting course of heavily undulating greens, ridges and terraces that the club calls the first of its kind in Southwest Florida (the club's claim). Instruction is led by Tom Patri, PGA, Director of Player Development, with private lessons and clinics year-round. The club's copy mentions bentgrass putting greens, which are unusual in Naples; no agronomy source confirms the grass type, so we do not state one.
In 2023 both TwinEagles courses, the Talon and the Eagle, received Gold Certification as Audubon International Signature Sanctuaries (club Audubon certification document). The community was first certified as a Signature Sanctuary in 2002 under Bonita Bay Group, according to that developer's awards list (Phoenix Bay Ventures awards) (reported). The club's grounds feature a butterfly garden on the Eagle's 6th hole and managed beehives at the maintenance area, and its Audubon committee reports to the master HOA newsletter (February 2024 HOA newsletter). The developer reported in 2004 that The Estates at TwinEagles had won a top award from the Council for Sustainable Florida (reported).
The TwinEagles club keeps one course open all summer by alternating maintenance closures; in 2026 the Eagle closed May 19 to June 23 and July 28 to September 1, and the Talon June 23 to July 28 and September 1 to October 6 (club reciprocals page). Full Golf members get golf reciprocals at area clubs from May 1 to October 31, and the club hosts reciprocal players in turn: 7,668 of the 63,606 rounds played in fiscal 2024 were non-member reciprocal rounds (FY2024 Form 990). Unaccompanied guests were not permitted from January 15 to April 14 under the FY2022 rules, and personal golf carts may be driven on TwinEagles streets but not on the courses.
Golfweek's 2026 Best Residential Courses list places the Talon tied for 149th in the United States, as republished by Yahoo Sports (reported). LINKS Magazine named TwinEagles one of its Best Communities for Golf in 2015, according to the Nicklaus Companies (reported). The Eagle does not appear in Golf Digest's current Florida best-in-state list.
Selling a Golf-deeded TwinEagles home? The deeded category is the first thing a golf buyer asks about, so get a free TwinEagles home valuation or call Jesse direct at (239) 898-6072. Buying for the golf? Call Marc at (239) 287-5873 and read how we represent golf-community buyers in Naples.
TwinEagles offers two Har-Tru tennis courts, four tournament-sized pickleball courts and four lighted synthetic bocce courts, all run by The TwinEagles Club for its members (club life page, read September 2026). Golf, Sports and Social members all have racquet privileges; Social members use the club's dining, fitness and social side.
The club has two Har-Tru clay courts, with instruction from certified U.S. Tennis Association professionals, drills, clinics and lessons (club life page). Two courts is a small tennis program for a 717-home club, and a buyer who plays daily should know it before comparing TwinEagles with larger tennis clubs. The club's Phase One booklet listed a possible Racquet Center as a future project, subject to member surveys and a vote; no vote on it has been published (Phase One booklet).
TwinEagles has four tournament-sized pickleball courts "following a recent renovation," with lessons, clinics, league play and open play (club life page). The count grew from two temporary courts in 2021, so older listings that show two courts are out of date. For more courts nearby, Collier County's Big Corkscrew Island Regional Park has six public pickleball courts and two tennis courts, about 16 minutes from the clubhouse area (OSRM routing, September 2026).
The four bocce courts are synthetic, tournament-sized and lit for evening play, with beverage service, canopies and a fire-pit area, next to the Midway Café and the Himalayan putting course (club life page). Bocce arrived with the Phase One renovation in 2023, and 1,250 members signed up after the first year for women's, men's and mixed leagues; the season ends with tournament finals and a cookout for more than 300 members in early April (Club + Resort Business, July 2026) (reported). The club calls it Southwest Florida's largest in-house, member-only bocce league (the club's claim). There is no croquet lawn at TwinEagles.
In the off-season, TwinEagles members play racquets through the North Naples Neighbors program with The Quarry, Esplanade (Naples) and Heritage Bay; reciprocal guests paid $12 for a wellness day and $5 for racquets in 2025 (2025 Reciprocal Program). The club's reciprocal season runs May 1 to October 31 (club membership page).
TwinEagles has a club fitness center with Peloton bikes, cardio and strength equipment and a group-fitness studio, a 2,500-square-foot resort-style pool and spa, and one luxury spa suite for massage and treatments. TwinEagles does not have a full-service spa, and the fitness center is run by The TwinEagles Club for members (club life page, September 2026).
The TwinEagles fitness center has Peloton bikes, cardio and strength machines, treadmills and a studio for group classes, staffed by certified personal trainers, therapists and nutrition specialists (club life page). The Ronto Group built it between 2013 and 2018, and a 2021 club job posting gave its size as 6,430 square feet before Phase One (reported). The February 2024 schedule ran Total Fitness, Water Therapy, Zumba, Dance Fitness, OsteoBlast, Chair-a-Cize and a balance class, sold by class pass, and any class could be joined by Zoom; a licensed massage therapist was on staff (February 2024 HOA newsletter). A fitness-center renovation is on the club's list of possible later projects, subject to a member vote (Phase One booklet).
The club describes "a 2,500-square-foot resort-style pool and spa" with lakefront views, next to the Tiki bar (club life page); a 2021 club job posting added a zero-entry feature (reported). Aqua Zumba and Aqua Fit classes ran weekly in season in 2024 (February 2024 HOA newsletter). Covent Garden owners also have their neighborhood's private pool (developer, 2018).
The club's wellness offering is one "luxury spa suite," not a full-service spa: a resident in the master HOA's November 2023 survey noted that massage, facials and physical therapy are all done in one room (HOA building survey results) (one resident's comment). The wellness section lists a rehabilitation provider among its services, and the club runs "Straight Talk" lunch seminars in the Private Dining Room (February 2024 HOA newsletter). Buyers who want a full day spa will drive to one outside the gate.
TwinEagles residents eat and gather at three club dining outlets, the Grille Room and Terrace, the Midway Café and the Tiki by the pool, plus a Banquet Room and a Private Dining Room in the renovated clubhouse. Outside the gate, Founders Square restaurants are about 6 minutes away off-peak (club dining page; OSRM routing).
Venue | What it is |
|---|---|
Grille Room and Terrace | Indoor-outdoor room built around an oval island bar; bistro menu, terrace with lake views, Sunday brunch, happy hour 3 to 5 pm |
Midway Café | Grab-and-go artisan café for golfers: sandwiches, salads, smoothies, pastries; beside the bocce courts and the Himalayan |
The Tiki | Poolside island-themed bar with share plates, tropical cocktails and monthly live entertainment |
Banquet Room | Weddings, milestone celebrations, corporate luncheons, member events |
Private Dining Room | Smaller dinners and meetings |
Sources: club dining page; Director of Food and Beverage posting, May 2026; club reciprocals page. Recurring 2026 specials featured Thursday pasta night and Friday fish fry, and dining closes on Tuesdays in the off-season.
The TwinEagles social calendar runs from a themed Season Kick-Off party and wine-pairing dinners to card play, mahjong and member-started clubs (club dining page). The TwinEagles Cares group supports Feed Thy Neighbor meals and monthly Habitat for Humanity workdays in Immokalee; the in-season book club had about 55 members in 2024; and the February ScholarSIP gala raises money for the TwinEagles Employee Scholarship Fund (February 2024 HOA newsletter). The annual Iris Detter Memorial Giving Tree collected 250 ornament gifts for an Immokalee early-education center in 2024 (November 2024 HOA newsletter).
Everyday errands sit east and west of the TwinEagles gate on Immokalee Road. From the gate, Founders Square at Immokalee Road and Collier Boulevard, home to restaurants such as Outback Steakhouse, Oar and Iron and Lake Park Diner, is about 6 minutes off-peak; Mercato is about 21 minutes and Waterside Shops about 24 (OSRM routing from the TwinEagles gate, September 2026). From the clubhouse area, the Publix at Neighborhood Shoppes at Orangetree is about 12 minutes and the Publix at The Shoppes at Pebblebrooke about 13 (OSRM, September 2026). A new Publix opened at The Shoppes at Orange Blossom on Oil Well Road on November 20, 2025 (Publix newsroom). Add time in season, when Immokalee Road is at its busiest.
Thinking of selling a TwinEagles home now that the renovated clubhouse, bocce and dining program are complete? Get a free TwinEagles home valuation or call Jesse direct at (239) 898-6072. Buying and want to see the club life for yourself? Call Marc at (239) 287-5873 and read how we represent buyers touring Naples clubs.
TwinEagles sits inland on Immokalee Road in Collier County hurricane evacuation Zone E, roughly 15 to 18 feet above sea level at street grade. The state's storm-surge model reaches TwinEagles only in a Category 4 or 5 storm, homes are designed for about 160 mph winds, and the whole community lies in Florida's wind-borne debris region.
Hurricane readiness in TwinEagles is mostly a function of three things a buyer can check: where the home sits on the county's evacuation and surge maps, which edition of the Florida Building Code it was permitted under, and what opening protection (impact glass or shutters) and roof it carries today. We take each in turn below, with the primary record linked in the sentence.
Every point we checked across TwinEagles falls in Collier County evacuation Zone E, on the Florida Division of Emergency Management's Know Your Zone evacuation layer (queried September 23, 2026). Collier runs its zones from A (closest to the Gulf, first to leave) to F, so Zone E is ordered out only in a very large storm. The state updated its evacuation zone map in July 2026 as a layer that cannot be point-queried, so confirm your street on the Collier County evacuation zone lookup or the statewide Know Your Zone lookup before hurricane season.
Only in the worst case. On the state's storm-surge zone layer, which is built from National Hurricane Center SLOSH "maximum of maximums" runs, points on the Boulevard near the club, Covent Garden Court, Aerie Lane, Five Oaks Lane, Dundee Lane and Hedgestone Court, and the lower points on Fenhurst Way, Wisteria Drive and Lockford Lane, fall in the Category 4 surge zone, while Wicklow Lane, Kinross Lane, Bramble Court and the higher points on those three streets fall in the Category 5 zone (queried September 23 and 24, 2026). In plain terms, the model shows no surge reaching TwinEagles from a Category 1, 2 or 3 hurricane (our inference from the zone definitions).
Street grade at the points checked across the 12 neighborhoods reads about 15.2 to 18.1 feet (NAVD88) on the USGS 3DEP elevation service (2018 lidar). That is street level, not the finished floor of any house; homes here sit on fill pads, and the finished-floor figure is on each home's elevation certificate.
Under the current Florida Building Code, 8th edition (2023), the ultimate design wind speed for houses and condominiums (Risk Category II) at TwinEagles is about 160 mph, read from the Florida Building Commission's statewide wind contours published by UF GeoPlan (the contours are published; the point value is interpolated, so we publish the conservative round figure). Anywhere the design wind speed is 140 mph or more is inside the wind-borne debris region, which covers all of TwinEagles (our inference from the code definition printed on the county wind map). In that region, windows and doors in new construction, and replacement openings, must be impact-rated or protected by approved shutters.
Plan reviewers set the exact figure for each permit, so for a specific house the permit file, not this page, is the final word.
Florida's first statewide building code took effect March 1, 2002, and the state has updated it on a regular cycle since. The table maps each neighborhood's build years, read from the county roll's year-built field, to the code editions in force during those years. A home is governed by the code in force when its permit was issued, which can be a year or more before the year the county records as "built," so treat this as a starting point, not a per-house answer (our inference).
Neighborhood | Built (county roll year-built field) | Code editions in force over those years | Note |
|---|---|---|---|
The Estates | 1999 to 2024, median 2013 | Pre-2002 local code for the first homes; 2001 FBC onward for the rest | The oldest Estates homes are the only ones that may predate the statewide code |
Bramble Point | mostly 2006 to 2007 | 2001 and 2004 FBC | Among the first Grand Arbors homes |
Covent Garden | 2006 to 2017 | 2004 through 2014 FBC | Condominium buildings; the association insures the structure |
Hedgestone | 2006 to 2022 | 2004 through 2020 FBC | Long custom build-out |
Hollybrook | mostly 2006 to 2015 | 2004 through 2010 FBC | Two builder eras |
Wicklow | mostly 2006 to 2015 | 2004 through 2010 FBC | Two builder eras |
Wisteria | 2011 to 2022 | 2007 through 2020 FBC | |
Lockford | mostly 2012 to 2018 | 2010 through 2017 FBC | |
Fenhurst | mostly 2012 to 2015 | 2010 and 2014 FBC | |
Lake Estates | 2015 to 2022 | 2014 through 2020 FBC | |
Kinross | 2015 to 2018 | 2014 and 2017 FBC | |
Dundee | 2016 to 2019 | 2014 and 2017 FBC |
Code edition effective dates: 2001 FBC March 1, 2002; 2004 FBC October 1, 2005; 2007 FBC March 1, 2009; 2010 FBC March 15, 2012 (the edition that moved Florida to "ultimate" design wind speeds); 5th edition (2014) June 30, 2015; 6th edition (2017) December 31, 2017; 7th edition (2020) December 31, 2020; 8th edition (2023) December 31, 2023, all per the Florida Building Commission's effective-date schedule. The practical takeaway: nearly every TwinEagles home was permitted under the statewide code with its wind-borne debris rules, and most of Grand Arbors was built under the 2004 code or later (our inference).
Hurricane Irma made landfall on Marco Island as a major hurricane on September 10, 2017. The National Weather Service's Irma summary for South Florida records a 112 mph gust in North Naples, 142 mph near the Naples airport (the highest measured on land in South Florida), and 9 to 15 inches of rain across inland Collier, with county damage of at least 88 structures destroyed and about 1,500 with major damage. Irma's surge in Naples stayed near the waterfront.
Hurricane Ian (September 28, 2022) was a coastal surge event for Collier: water at the Naples Pier reached 6.18 feet above mean higher high water, the Gordon, Cocohatchee and Palm rivers flooded, and the county logged five deaths and about $2.2 billion in damage, per the NWS Miami Ian summary. Hurricane Milton (October 9 and 10, 2024) brought 2 to 4 feet of coastal flooding and knocked out power to about 85% of Collier customers, with about $280 million in county property damage, per the NWS Milton impact narrative.
We found no TwinEagles-specific damage report for any of the three storms in news, club, HOA or federal-filing summaries (a search result, not proof of absence). The 2025 Atlantic season produced no Florida hurricane landfall, as CBS Miami reported in November 2025 (reported). The 2026 season runs to November 30, and this page will be updated after it closes.
The master association's Architectural Review application (revised February 16, 2024) requires approval for storm shutters, screens and window changes, with a drawing of the openings, a product description and color samples; shutters must be complementary to the exterior, and when they may be closed is governed by the association's hurricane shutter rules. Standby generators are allowed, using propane with a buried tank, placed as far back on the lot as possible, screened by a dense hedge from the street, the golf course and the neighbor, with a county permit copy supplied before installation (same document). The HOA posts a hurricane preparedness plan to residents on its resident site and promotes Collier County's emergency-alert sign-up.
TwinEagles is in the North Collier Fire Control and Rescue District. The district's own fire-station page says Station 10, 13240 Immokalee Road, near Randall Boulevard, "serves the communities of Twin Eagles, Orange Tree, Waterways" and the surrounding estates. Collier County's nearest county ambulance post in the 2025 capacity report is Medic 10 at 14756 Immokalee Road.
On wildfire, the USDA Forest Service's Wildfire Risk to Communities rates Collier County's risk to homes as "very high," higher than 97% of U.S. counties; that is a countywide rating, driven largely by the Everglades and the heavily wooded Golden Gate Estates. We found no wildfire inside or adjoining TwinEagles in any source; the nearest recent large fires (Golden Gate Estates in 2017 and the Newman Drive fire in the Picayune Strand in April 2026) burned well to the south (reported by WGCU and Local10).
TwinEagles sits on a patchwork of FEMA Zone X and shallow-ponding Zone AH on panels 12021C0217H and 12021C0219H, effective May 16, 2012. Across 94 street points in the 12 neighborhoods, 55 read Zone X and 39 read Zone AH, and at least 21 FEMA letters since 2012 take houses or portions of lots out of the high-risk area.
That is the honest answer at the community level, and it is why no one should quote a flood zone for a TwinEagles house without looking at that house's paperwork. The map is drawn over land; the homes were built on raised fill pads, and many of them later received a FEMA letter based on surveyed elevations. Each of our 12 TwinEagles neighborhood guides checked its own streets point by point on September 23 and 24, 2026, and the results are summarized below with exactly what to ask for.
Because the points FEMA's map answers for are points on the ground, not house pads. Our checks were run on the FEMA National Flood Hazard Layer on September 23 and 24, 2026, at geocoded points on the street centerline in front of addresses along each street, several points per street. A house set back on an elevated pad, 40 feet from that point, can sit in a different zone, and a FEMA letter can take the structure out of the high-risk area even where the map still shows AH. So this page reports street-point results only. The zone for any one TwinEagles home comes from its elevation certificate, any FEMA Letter of Map Amendment (LOMA) or Letter of Map Revision based on Fill (LOMR-F) for the lot, and the flood-zone determination a lender orders.
Neighborhood | Points checked | Effective 2012 map at those points | FEMA letters naming the neighborhood's lots | Preliminary 2025 map |
|---|---|---|---|---|
The Estates | 6 (one on each enclave street) | 6 Zone X | One LOMR-F, November 2024, on Golden Eagle Court; two 2024 elevation certificates on Estates homes list Zone AH at a 15.5-foot base flood elevation | Same zones |
Lake Estates | 8 | 4 Zone AH at the east end, 4 Zone X | At least three LOMR-Fs, 2016 to 2018 | Same zones |
Hedgestone (with Maidstone Court) | 10 | 7 Zone X, 3 Zone AH | Nine letters, 2014 to 2022, naming at least 15 lots on the Phase Two B stretch | Same zones |
Wicklow | 5 | 4 Zone X (one shaded), 1 Zone AH at the north end | Two single-lot LOMAs (2012, 2014) and two multi-lot LOMR-Fs (2015), at least nine lots | Same zones |
Hollybrook | 8 | 6 Zone X, 2 Zone AH | At least 14 lots: a 2012 LOMA, the July 2013 LOMR-F (12 lots) and a 2019 LOMA | Same zones |
Bramble Point | 5 | 4 Zone X, 1 Zone AH at the east end of Bramble Court | None; no county elevation certificate on file either | Same zones |
Wisteria | 7 | 4 Zone AH, 3 Zone X (one shaded) | 36 of 46 lots named in three letters (July 2013, April 2016, August 2017) | Same zones |
Covent Garden | 30 (one per building) | 15 Zone X, 1 shaded Zone X, 14 Zone AH | A November 2012 LOMA on the Covent Garden Court tracts, issued before the Ronto-era buildings went up | Same zones |
Lockford | 4 | Zone X at the west end, shaded X east-middle, Zone AH west-middle and at the cul-de-sac | The July 9, 2013 LOMR-F names Lots 1 through 41 | Same zones |
Fenhurst | 4 | 2 Zone AH, 2 shaded Zone X | Two single-home letters (2013 LOMA, 2015 LOMR-F) | Same zones |
Kinross | 7 | 6 Zone AH, 1 shaded Zone X | None names a Kinross lot | Same zones |
Dundee | 62 parcel centers | 60 Zone AH, 2 Zone X | One LOMR-F, December 24, 2015, covering a portion of Lots 1 to 61 (now shaded X where removed) | Same zones |
Sources: FEMA National Flood Hazard Layer (zones, panels) and its letters of map change layer, FEMA preliminary flood hazard layer, USGS 3D Elevation Program and the U.S. Census geocoder, queried September 23 and 24, 2026. The point counts exclude Dundee, which was checked at parcel centers. Each row summarizes street points, never a statement about any house on that street.
Nearby FEMA base-flood-elevation lines read 13.5 to 16.0 feet (NAVD88) and street grade at the points reads about 15.2 to 18.1 feet, the pattern of a shallow-ponding area where homes are raised on fill. County-filed elevation certificates we read on Estates, Lake Estates, Hedgestone, Wicklow, Fenhurst and Kinross homes list Zone AH with base flood elevations of 15.5 to 16.5 feet and first floors built above them (Collier County elevation certificates layer). None of TwinEagles is mapped in a coastal V zone.
Zone AH is part of FEMA's Special Flood Hazard Area: land expected to pond one to three feet deep in a 1% annual-chance flood. A home in the Special Flood Hazard Area with a federally backed mortgage must carry flood insurance; a home whose structure has been removed from it by a FEMA letter is no longer under the federal requirement, though a lender may still require coverage (FEMA, LOMA and LOMR-F process). Much of the open land inside TwinEagles, the golf holes, lakes and preserves, maps AH, and the share of AH points runs from none on the Estates streets to nearly all of Kinross Lane and Dundee Lane.
FEMA's letter-of-map-change layer shows at least 21 LOMA and LOMR-F determinations dated 2012 to 2024 that name TwinEagles lots, blocks or tracts, most with the outcome "structure removed" (the house is out of the high-risk area while part of the lot stays in) or "portion of property removed" (FEMA letters of map change layer, September 2026). Several name many lots at once, and two neighborhoods have none:
This is the single most useful flood fact on the page for a seller. A FEMA letter on file can change a buyer's lender requirement and insurance quote, so if you own a TwinEagles home with one, put it in the listing package. If you are buying, ask for it by name.
FEMA released preliminary replacement panels 12021C0217J and 12021C0219J on March 20, 2025. At every street point our neighborhood guides checked, the preliminary map shows the same zone as today (FEMA preliminary flood hazard layer). Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect, per the county's August 2026 release. Street points do not prove that no lot changes, and the viewer at msc.fema.gov shows both maps for any address.
FEMA records the TwinEagles letters above as not incorporated into a map revision, and letters in that status are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). After summer 2027, ask whether a home's letter was revalidated.
Selling a TwinEagles home on an AH-mapped street? Pulling the FEMA letter and elevation certificate before you list is one of the first things we do, because it answers the flood question before a buyer's lender asks it. See what your TwinEagles home is worth or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, and see how we guide buyers through flood and insurance diligence.
Insurance for a TwinEagles home is priced one house at a time, so this page publishes no premium. What drives the quote is known: roof age and wind-mitigation features, the home's flood rating and any FEMA letter, and whether the policy is with Citizens. Unincorporated Collier County is a CRS Class 5 community, worth 25% off NFIP flood premiums.
Two homes on the same TwinEagles street can quote very differently. Below is what moves the number, with the rule or record behind each item, so a buyer can gather the right documents before asking for quotes and a seller can hand them over up front.
Collier County (unincorporated, which includes TwinEagles) has taken part in FEMA's Community Rating System since October 1, 1992 and holds Class 5, effective October 1, 2015, which is worth a 25% discount on eligible NFIP premiums, per FEMA's CRS eligible-communities list effective April 1, 2026 and the county's 2026 flood protection newsletter. Under Risk Rating 2.0 the discount applies to every NFIP policy in the community, inside or outside the high-risk zone (FEMA). The county notes that a new NFIP policy typically carries a 30-day waiting period, so order flood coverage early in a purchase (county newsletter).
Citizens Property Insurance, the state-backed insurer, has shrunk sharply: about 266,231 policies in August 2026 against a peak of 1.41 million in October 2023, per Insurance Journal (September 23, 2026) (reported). Citizens' approved 2026 homeowners multiperil rates fall 8.8% on average statewide, for new business and renewals from July 1, 2026, per Citizens.
The rule that matters most for TwinEagles: Citizens requires flood insurance on wind-covered personal residential policies on a schedule by dwelling value, $600,000 and up from January 1, 2024, $500,000 and up from 2025, $400,000 and up from 2026, and every such policy from January 1, 2027. Condominium unit-owner (HO-6) and tenant policies are excepted, and homes in the high-risk zone must carry flood regardless of value, per the Citizens flood page. Most TwinEagles single-family homes trade above those thresholds, so a TwinEagles house insured with Citizens has likely needed flood coverage already (our inference).
A current wind-mitigation inspection is the cheapest document a TwinEagles owner can order that directly moves a premium. The state's My Safe Florida Home program funds hardening grants only for homesteaded homes built before January 1, 2008 with an insured value of $700,000 or less. In TwinEagles that points at a small group: some early Estates homes, Bramble Point, and the first Covent Garden, Hollybrook, Wicklow and Hedgestone homes, where value allows (our inference from the build-year table).
Roof permit and replacement date, the latest wind-mitigation form, the four-point inspection if the home is older, the elevation certificate, any FEMA letter, and the current declarations pages. Selling in TwinEagles? A listing that arrives with those six documents quotes faster and closes cleaner. Get a TwinEagles home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and start with our buyer guide.
Every TwinEagles street is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High School, and all three earned an A from the state for 2025-26. We checked all 19 interior streets, 767 address records, on the Collier County Public Schools zone locator for both the 2026 and 2027 lookup years. Confirm any single address with the district.
The district's own zone locator runs on a public address endpoint, and we queried it for every address it holds on each TwinEagles street, for the 2026-27 and 2027-28 lookup years, on September 23, 2026. No street is split between schools, and the two years return the same schools.
Street (neighborhood) | Addresses returned | Elementary | Middle | High | 2026 and 2027 same? |
|---|---|---|---|---|---|
TwinEagles Boulevard | 73 | Bear Creek | Oakridge | Gulf Coast | Yes |
Covent Garden Court (Covent Garden) | 100 | Bear Creek | Oakridge | Gulf Coast | Yes |
Aerie Lane (The Estates) | 19 | Bear Creek | Oakridge | Gulf Coast | Yes |
Five Oaks Lane (The Estates) | 6 | Bear Creek | Oakridge | Gulf Coast | Yes |
Golden Eagle Court (The Estates) | 16 | Bear Creek | Oakridge | Gulf Coast | Yes |
Talon Drive | 12 | Bear Creek | Oakridge | Gulf Coast | Yes |
Bald Eagle Way | 9 | Bear Creek | Oakridge | Gulf Coast | Yes |
Peregrine Court | 6 | Bear Creek | Oakridge | Gulf Coast | Yes |
Wicklow Lane (Wicklow) | 60 | Bear Creek | Oakridge | Gulf Coast | Yes |
Heather Woods Court (Hollybrook) | 51 | Bear Creek | Oakridge | Gulf Coast | Yes |
Hedgestone Court (Hedgestone) | 43 | Bear Creek | Oakridge | Gulf Coast | Yes |
Maidstone Court (Hedgestone) | 30 | Bear Creek | Oakridge | Gulf Coast | Yes |
Bramble Court (Bramble Point) | 26 | Bear Creek | Oakridge | Gulf Coast | Yes |
Carradale Court (Bramble Point) | 17 | Bear Creek | Oakridge | Gulf Coast | Yes |
Wisteria Drive (Wisteria) | 47 | Bear Creek | Oakridge | Gulf Coast | Yes |
Lockford Lane (Lockford) | 42 | Bear Creek | Oakridge | Gulf Coast | Yes |
Fenhurst Way (Fenhurst) | 58 | Bear Creek | Oakridge | Gulf Coast | Yes |
Kinross Lane (Kinross) | 89 | Bear Creek | Oakridge | Gulf Coast | Yes |
Dundee Lane (Dundee) | 63 | Bear Creek | Oakridge | Gulf Coast | Yes |
The district counts address points, which include club and common-area addresses, so these counts do not equal home counts. The Covent Garden Court search stopped at 100 records, which looks like a display cap; a spot check at one Covent Garden Court address returned the same three schools, and the condominium units above the cap were not queried one by one. Attendance zones can change for later years, so confirm your address on the district locator before you rely on it.
Bear Creek Elementary | Oakridge Middle | Gulf Coast High | |
|---|---|---|---|
Address | 2400 Cub Court, Naples 34120 | 14975 Collier Blvd, Naples 34119 | 7878 Shark Way, Naples 34119 |
State grade 2025-26 | A (first year graded) | A | A |
Grade history 2021-22 to 2024-25 | School opened August 2025 | A, A, A, A | A, A, A, A |
Drive from the TwinEagles gate (off-peak) | about 4 min, 0.9 mi | about 6 min, 3.9 mi | about 8 min, 4.7 mi |
Grades are the Florida Department of Education grades as reproduced in the district's 2026 Accountability Brief (July 1, 2026); addresses from the district school directory; drive times are OSRM off-peak estimates from the TwinEagles gate (see the drive-time section).
Bear Creek Elementary opened in August 2025 at 2400 Cub Court, just west of the TwinEagles entrance on the south side of Immokalee Road, and its school site lists VPK classrooms alongside the elementary grades. It was the district's first new elementary school in years, as the Naples Daily News reported (reported). The district itself earned an A for 2025-26, its ninth straight, per its July 2026 announcement.
School | Address | Grades | Off-peak drive from the gate |
|---|---|---|---|
13275 Livingston Rd | Pre-K3 to 12, independent | about 18 min, 11.1 mi | |
3000 53rd St SW | High school, Diocese of Venice | about 20 min, 11.3 mi | |
3161 Santa Barbara Blvd | Christian; confirm grade span with the school | about 20 min, 12.3 mi | |
7100 Davis Blvd | Pre-K to 12, independent | about 24 min, 14.5 mi |
Grade spans are from each school's own site; drive times are OSRM off-peak from the gate (routing-engine output).
Florida Gulf Coast University in Fort Myers is about 29 minutes off-peak, Florida SouthWestern State College's Collier campus on Lely Cultural Parkway about 26 minutes, and Ave Maria University about 28 minutes from the TwinEagles gate (OSRM routing-engine output; addresses located by geocoder). Hodges University, once a local option, closed in 2024, and FSW ran the transition for its students (reported).
The nearest emergency room to TwinEagles is the NCH Emergency Department Northeast, a 24-hour freestanding ER at 15420 Collier Boulevard, about 6 minutes and 3.3 miles from the gate off-peak. The nearest full hospitals are NCH North Naples, about 16 minutes away with a 24-hour pediatric ER, and Physicians Regional Pine Ridge, about 17 minutes.
NCH describes its Northeast location as "Collier County's ONLY freestanding emergency department," open 24 hours, on its emergency services page and location listing. The TwinEagles master HOA's own resident handout lists the same facility as the community's nearby NCH emergency room (HOA Community FAQs). For a true emergency, call 911: North Collier Fire Rescue Station 10 on Immokalee Road is the district's station for TwinEagles.
Facility | Type | Address | Off-peak drive from the gate |
|---|---|---|---|
NCH Emergency Department Northeast | Freestanding ER, 24/7 | 15420 Collier Blvd | about 6 min, 3.3 mi |
NCH North Naples Hospital | Hospital; ER plus the county's only 24-hour pediatric ER | 11190 Health Park Blvd | about 16 min, 9.5 mi |
Physicians Regional Pine Ridge | Hospital with ER; accredited chest pain center | 6101 Pine Ridge Rd | about 17 min, 10.2 mi |
Physicians Regional Collier Boulevard | Hospital with ER | 8300 Collier Blvd | about 24 min, 14.7 mi |
Lee Health Coconut Point Emergency Department | ER on an outpatient campus, 24/7 | 23450 Via Coconut Point, Estero | about 29 min, 18.7 mi |
NCH Baker Hospital (downtown) | Hospital; comprehensive stroke center | 350 7th St N | about 30 min, 18.8 mi |
Sources: NCH locations, Physicians Regional emergency services, Lee Health Coconut Point; drive times from the OSRM router, off-peak, from the TwinEagles gate (routing-engine output).
Collier Urgent Care at Founders Square, 8845 Founders Square Drive at Immokalee Road and Collier Boulevard, is about 6 minutes from the gate and open daily 8:00 am to 6:30 pm, per Collier Urgent Care. The same group's Creekside location on Immokalee Road west of I-75 is about 16 minutes away.
NCH announced in October 2025 a multi-phase campus in Ave Maria that starts with a 24/7 emergency department and grows to operating rooms and inpatient towers, per its news release. Press coverage puts the freestanding ER's construction start in May 2027 and its opening in November 2028, with a 150-bed hospital phased in through 2035 (reported by Naples Daily News via Yahoo). No new hospital is under construction on Immokalee Road near TwinEagles.
TwinEagles' gate on Immokalee Road is about 6.5 miles east of I-75 and about 3 miles east of Collier Boulevard. Off-peak, that puts Mercato about 21 minutes away, Vanderbilt Beach about 22, Waterside Shops about 24, Fifth Avenue South about 30 and Southwest Florida International Airport about 39. Season traffic adds time.
These are routing-engine estimates, not stopwatch times. We ran every route on the public OSRM router (OpenStreetMap data, car profile) on September 23, 2026, from the junction of TwinEagles Boulevard and Immokalee Road, the community's gate (routing-engine output). OSRM models no traffic. From the club end of TwinEagles Boulevard, add about 7 minutes (1.8 miles) to reach the gate.
Destination | Driving distance | Off-peak time |
|---|---|---|
I-75 at Immokalee Road (Exit 111) | 6.6 mi | about 10 min |
Mercato | 12.1 mi | about 21 min |
Vanderbilt Beach (Vanderbilt Beach Park) | 12.9 mi | about 22 min |
Waterside Shops | 14.3 mi | about 24 min |
Naples Airport (APF) | 16.7 mi | about 25 min |
Ave Maria | 16.8 mi | about 28 min |
Coconut Point, Estero | 19.3 mi | about 29 min |
Downtown Naples, Fifth Avenue South | 19.4 mi | about 30 min |
Southwest Florida International Airport (RSW) | 29.1 mi | about 39 min |
Downtown Miami | 124.2 mi | about 2 h 30 min |
Downtown Tampa | 159.9 mi | about 2 h 58 min |
A few everyday destinations were routed in a separate run from the HOA office area just inside the entrance, and are labeled that way: Publix at the Neighborhood Shoppes at Orangetree about 12 minutes, Publix at the Shoppes at Pebblebrooke about 13, Big Corkscrew Island Regional Park about 16, Corkscrew Swamp Sanctuary about 25, Delnor-Wiggins Pass State Park about 27 and Artis-Naples about 30 (OSRM routing-engine output, September 23, 2026). Those two runs used different origins, so compare within a list, not across them.
From the gate, TwinEagles residents turn west on Immokalee Road and stay on it for about 6.5 miles to the I-75 interchange at Exit 111 (OSRM turn list). The Florida Department of Transportation is studying a conversion of that interchange to a diverging diamond, with construction anticipated to begin in early 2027, per the FDOT project page. The new Vanderbilt Beach Road Extension, open since June 2026, gives a second east-west route to the coast (see the civic pipeline below).
The stretch of Immokalee Road TwinEagles fronts is already rated over capacity by the county (see the next section), and January through April is when it shows. Collier Parks advises that Vanderbilt Beach parking "can be best secured prior to 10 a.m. January through March" (Collier Parks). Plan beach and airport runs in season with extra time; the table above is the floor, not the typical in-season drive.
TwinEagles has no beach club of its own. Collier County property owners qualify for the county's resident beach parking permit, which waives the $10 parking fee at Vanderbilt Beach Park and other county beach parks; the HOA tells residents they can pick up the sticker at any Collier County Parks community center (Collier Parks and HOA Community FAQs). Check current eligibility on the county site.
The biggest civic facts near TwinEagles are traffic and growth: Collier's 2025 capacity report rates Immokalee Road from Collier Boulevard to Wilson Boulevard at level of service F with no funded widening, the Vanderbilt Beach Road Extension opened June 12, 2026, and NC Square, approved July 8, 2025 for up to 129 homes, sits directly across Immokalee Road.
TwinEagles was one of the first private golf communities this far east on Immokalee Road. The corridor has filled in around it, and the eastern Collier villages coming next will send more traffic west past its gate. Here is what the county record shows, sorted by what is built, funded, approved and only proposed.
Collier County's 2025 Annual Update and Inventory Report lists the six-lane segment of Immokalee Road from Collier Boulevard to Wilson Boulevard, the stretch that includes the TwinEagles entrance, at a 2025 peak-hour, peak-direction volume of 3,330 trips against a 3,300 service volume, level of service F, and "existing" deficiency once already-approved but unbuilt development trips are counted (re-read September 24, 2026). The county's five-year work program contains no project to widen that segment (checked against the program; we re-check when the 2026 report posts). Relief in the county plan comes from parallel roads and intersection work rather than more lanes on the frontage (our inference).
East of Orangetree, the county's Rural Lands Stewardship Area is approving new towns and villages. The one with the latest news is Brightshore, northwest of Immokalee Road and Everglades Boulevard, where M/I Homes bought lots for more than 500 homes with construction set for March 2027, per the Business Observer (September 23, 2026) (reported). Collier Enterprises markets its Rivergrass, Longwater and Bellmar villages as the Town of Big Cypress (developer's own site). For TwinEagles, the practical effect is more traffic heading west on Immokalee Road toward I-75 over the next decade (our inference).
Collier County is building a Northeast water treatment plant and water reclamation facility east of the fairgrounds to serve the new eastern villages, targeted to be online by 2031 at a program cost of about $438 million, as Gulfshore Business reported in June 2025 (reported). Big Corkscrew Island Regional Park, 150 acres at 810 39th Ave NE, is open with an aquatic complex, what Collier Parks calls the largest playground in the county, six lighted pickleball courts, two tennis courts and a 22,641-square-foot community center, per Collier Parks.
TwinEagles runs through one guarded gatehouse on Immokalee Road, with residents entering by vehicle barcode and guests registered through dwellingLIVE. Trash goes out Tuesday and Friday, irrigation water is a separate bill from Resource Conservation Systems, and leases are capped at three a year with a 30-day minimum. Covent Garden, Dundee and Kinross use community mailboxes.
Most of these rules come from the master association's recorded Use Restrictions and its resident handout; neighborhood associations and the Covent Garden condominiums may add stricter rules of their own, which appear in each association's documents and estoppel package.
TwinEagles has one gatehouse at the Immokalee Road entrance on TwinEagles Boulevard, staffed by contractor St. Moritz; the HOA office in the former sales center sits beside it (HOA Community FAQs and the HOA's December 2025 resident survey). The master association budgeted $513,955 for security services in 2024 and maintains a community patrol vehicle (2024 approved budget). The public documents do not state gate staffing hours, so we do not publish one.
Waste Management collects trash and recycling on Tuesday and trash again on Friday; bins go out no earlier than 6 am on pickup day and back in the garage by 6 am the next day (HOA FAQs and Use Restrictions 2024). The county's garbage charge rides on the property tax bill as a single non-ad-valorem line, $261.91 on the 2025 bills we checked (Collier Tax Collector 2025 bills). The Use Restrictions also require bear-proof containers in common areas, a reminder that Florida black bears pass through.
Homes have individual mailboxes except in Covent Garden, Dundee and Kinross, which use community mailbox units (HOA FAQs).
Service | Provider | Source |
|---|---|---|
Water and sewer | Collier County Utilities | |
Electric | Florida Power and Light | same |
Irrigation water | Resource Conservation Systems, LLC, a non-potable irrigation utility; separate monthly bill | same; RCS |
Trash and recycling | Waste Management, contracted by the master HOA | same |
Cable and internet | No community-wide bulk service in the master HOA budget; owners choose a provider | 2024 approved budget (our inference from budget lines) |
Resource Conservation Systems describes itself as a regional irrigation utility that blends supply-well water with reclaimed water, and its 2026 tariff sets base charges by lot size plus a usage rate; its rules note that restrictive covenants prohibit private wells in the developments it serves. Which rate class applies to a given TwinEagles lot is not published, so ask the seller for recent RCS bills. The master HOA's July 2025 newsletter reports a one-time marketing agreement with Comcast (Xfinity); confirm available internet providers and speeds for a specific address before closing, especially if you work from home. Neighborhood or condominium bulk agreements, if any, would appear in those associations' budgets.
The master association's recorded Use Restrictions allow an owner to lease a home no more than three times in a calendar year, with each lease at least 30 consecutive days, in writing on the Board's approved form, with notice, a copy of the lease and fees delivered to the Board before occupancy; the 2024 update added tenant screening (Use Restrictions 2024). Timesharing is prohibited. Covent Garden's condominium associations and the other neighborhood associations may set their own leasing terms, which are not public; ask for them before you buy a home to rent.
The club and HOA's Quick Guide for Realtors sets the rules every TwinEagles listing works under:
Selling in TwinEagles? Those rules mean a listing lives or dies on its MLS entry and its gate list, not a yard sign. We build both before the first weekend. Request your TwinEagles home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 so we can put you on the gate list, and read how we work with buyers.
The TwinEagles social calendar runs November to April around the club: themed season kickoff parties, wine dinners, live music at the Tiki, bocce leagues, a monthly Book Club of about 55, and charity work through TwinEagles Cares. Most of the club calendar sits behind the member login, so this list shows only what public club and HOA documents confirm.
The club's own summary of member life is "card play, philanthropic opportunities, crafting, and many clubs," and members may start a new one, per the club's dining and social page. The master HOA's newsletters fill in the rest.
TwinEagles Cares is a member group that supports local nonprofits and the club's own employees. Its documented projects include Feed Thy Neighbor (more than 300 meals twice a month), Habitat for Humanity workdays in Immokalee on the second Wednesday of the month, a Valentine's party for about 400 at the Naples Senior Center, and gift bags for staff members' children (January, February and November 2024 HOA newsletters).
When | Event | What it supports | Source |
|---|---|---|---|
Start of season | Themed Season Kick-Off Party | Club social calendar | |
Recurring | Wine pairing dinners; live entertainment at the Tiki; Sunday brunch | Club dining | same |
Mid-November to early December | Annual Iris Detter Memorial Giving Tree (250 ornament tags in 2024) | Pathways Early Education Center of Immokalee | |
January (2024 edition) | Baubles and Bubbles Ladies Luncheon and accessory swap, raised more than $8,000 | Our Mother's Home | January and February 2024 newsletters |
Late February (2024 edition) | ScholarSIP gala: dinner, live music, auctions, paddle raise | TwinEagles Employee Scholarship Fund | |
Early April | Bocce tournament finals and cookout, 300-plus members | Club members | Club + Resort Business (reported) |
Off-season (April 28, 2025) | Charity golf scramble hosted at the club | St. Matthew's House | |
Annual | HOA annual members meeting; open board meetings in person or by Zoom | Owners |
TwinEagles' preserves and lakes draw white-tailed deer, wild turkey, alligators, bobcats, foxes, wading birds and the occasional Florida black bear, per the club's Club Life page and the HOA newsletters. The golf maintenance team keeps managed beehives and a butterfly garden on the Eagle course, and both courses were certified Audubon International Gold Signature Sanctuaries in 2023 (club documents). From November 2025 to January 2026 the HOA's deer relocation program moved 42 deer under Florida Fish and Wildlife Conservation Commission permits, per the HOA's deer relocation FAQs. Despite the name, we found no documented bald eagle nest on the property.
TwinEagles has no playground; in the HOA's December 2025 survey, 68% of respondents were "not at all interested" in adding one (December 2025 survey). Residents instead run Grandma's Attic, a lending closet of cribs, strollers, car seats, bikes, beach chairs and toys for visiting families (February 2024 newsletter). For playground and pool days, Big Corkscrew Island Regional Park is about 16 minutes away with an aquatic complex and the county's largest playground (Collier Parks).
TwinEagles compares best on the price of getting in. Among four North Naples private clubs with a membership tied to the home, TwinEagles and Mediterra are the only two that publish a top golf joining fee on their own websites, and TwinEagles' $150,000 is well under half of Mediterra's $350,000. TwinEagles also carries no community development district.
The yardstick for this section is the one the consolidated brief set: the one-time cost to join each club's top golf category, and whether a community development district (CDD) bill sits on top of the property tax. Those two numbers decide more of a North Naples golf buyer's real cost than list price per foot does, because a buyer pays the first once at closing and pays the second every year on the county tax bill. Every cell below comes from the club's or the district's own document, read in September 2026. Where a club does not publish the figure, the cell says so rather than borrowing a number from a brokerage website.
Community | Holes | Membership rule (club's own words) | Top golf joining fee | CDD on the tax bill | Primary source |
|---|---|---|---|---|---|
TwinEagles | 36 (Talon, Eagle) | "Membership is mandatory for all 717 Homeowners"; memberships "are deeded to the property" | $150,000 (Golf) | No | The TwinEagles Club membership page; Florida Official List of Special Districts |
36 (North, South) | "You must be an owner in the Mediterra Community to be a member. You must be a member if you become an owner." | $350,000 (Golf, at cap) | Yes: FY2027 total $2,153.26 to $4,915.45 per home by neighborhood | Club at Mediterra At-a-Glance 2026-2027; Mediterra CDD FY2027 adopted budget | |
36 (Lakes, Preserve) | "House membership is the minimum requirement for all Quail West members" | Unpublished on the club's site | Not confirmed from a primary record | ||
18 | "To enjoy the wonderful amenities Talis Park offers, membership is required" (Resident Equity Golf or Sport) | Unpublished on the club's site | Yes (Talis Park Community Development District) |
The number to remember: of these four clubs, the two that print a top golf joining fee on their own sites are TwinEagles at $150,000 and Mediterra at $350,000, so the TwinEagles figure is about 43% of the Mediterra figure (both read September 24, 2026). Of the three communities whose district status we confirmed in a primary record, TwinEagles is the only one with no CDD: the 2025 Collier County tax bills we reviewed carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state's official special-district list names no TwinEagles district.
Two cells are deliberately blank. Quail West and Talis Park do not post their initiation fees on their public club pages; both direct buyers to a membership office. Brokerage websites publish figures for both clubs, and those figures do not agree with one another, which is exactly why they are not on this page. Quail West's CDD status appears in brokerage copy but not in any county or state record we reached, so that cell stays unconfirmed rather than filled from marketing.
The joining fee is the single largest check a buyer writes after the purchase price, and at TwinEagles it is paid by the buyer at closing to the club. The club's membership page lists three current levels: Golf $150,000, Sports $60,000 and Social $45,000. Each home is deeded one category, so the category attached to a specific address decides which fee applies. The club's Initiation Fee Policy shows how quickly that number has moved: the club first charged an initiation fee in April 2021, at $30,000 for Golf, and the posted Golf figure is five times that today.
Mediterra's 2026-2027 At-a-Glance lists five categories, and every one of them costs more to enter than its nearest TwinEagles equivalent: Golf $350,000, Limited Golf $300,000, Sports and Beach waiting for Limited Golf $225,000, Sports and Beach $175,000 and Lifestyle $87,500. Mediterra also adds a one-time $8,750 capital assessment for every new member on top of the joining fee.
Quail West sits on the Lee and Collier line and runs two courses, The Lakes and The Preserve, which the club says were designed by Arthur Hills in 1992 and later renovated under Drew Rogers (Quail West golf page). Its model differs from TwinEagles in one important way. At Quail West the House membership is the floor and golf is an upgrade a member chooses; at TwinEagles the category is fixed to the home by deed, and a buyer who wants golf should buy a home deeded Golf. The club states that membership "is currently reserved exclusively for those who call our stunning community home," so neither club sells non-resident memberships. Quail West does not print its initiation fees publicly, and the only fee notice we found on its own site is a 2017 schedule, too old to compare.
Talis Park is the only club in this comparison with 18 holes rather than 36. The club describes a course "co-designed by Greg Norman and Pete Dye," measuring just over 7,000 yards from the championship tees and renovated in 2023 (Talis Park golf page). Membership is required and is offered as Resident Equity Golf or Resident Equity Sport. Talis Park also sits inside the Talis Park Community Development District, which maintains stormwater systems, lakes, the I-75 buffer berms and Veterans Memorial Boulevard, and which reported a budget reduction of $105 per home in its FY2025 annual highlights. A TwinEagles buyer carries no equivalent district bill.
TwinEagles is inland, on the north side of Immokalee Road about 6.5 miles east of I-75. Its closest club relationships are practical rather than competitive: the club's 2025 reciprocal program groups TwinEagles with The Quarry, Esplanade (Naples) and Heritage Bay for summer racquets play. Buyers who shortlist the Immokalee corridor usually weigh those neighbors on price and golf access; buyers who shortlist Mediterra, Quail West or Talis Park are usually weighing beach access and location against cost. If you are comparing several of these clubs, Marc walks buyers through the membership documents side by side. Call Marc at (239) 287-5873, or read how we represent buyers in Naples golf communities.
TwinEagles and Mediterra are both North Naples private clubs with 36 holes and a membership that every owner must hold, which is why buyers pair them. TwinEagles costs far less to join, has golf immediately available with a Golf-deeded home and carries no CDD; Mediterra adds Tom Fazio golf, a private Gulf beach club and a larger racquets program.
Every Mediterra figure below is from The Club at Mediterra's own 2026-2027 At-a-Glance booklet, its membership page, or the Mediterra Community Development District's FY2027 adopted budget, all read on September 24, 2026. Every TwinEagles figure is from The TwinEagles Club's own documents. Where the two clubs publish the same item for different years, the year is named in the cell. Home prices are deliberately left out of this table: our TwinEagles figures come from Collier County recorded deeds, and any Mediterra price figure would come from a different record system, so a ratio between them would mislead.
Decision factor | TwinEagles | Mediterra |
|---|---|---|
Who must join | Every owner; one membership deeded to each of 717 homes (club) | Every owner; "You must be a member if you become an owner" (At-a-Glance) |
Top golf joining fee | $150,000 (Golf, September 2026) | $350,000 non-refundable, equity at 4 shares (2026-2027) |
Entry-level category | Social, $45,000 | Lifestyle, $87,500 |
Middle category | Sports, $60,000 | Sports and Beach, $175,000 |
Golf availability | "Resident Golf Memberships are immediately available with homes deeded Golf"; capped at 614 | Golf "at capacity since 2012"; join a wait list or buy from a resigning Golf member; capped at 450 |
Annual golf dues | Current dues not published; the last public schedule (FY2022) put Full Golf at about $18,328 a year before sales tax (FY2022 sheet) | $26,920 plus tax (2026-2027) |
One-time charge besides the joining fee | $3,500 club transfer fee (2024 Membership Agreement) | $8,750 capital assessment for new members |
Recurring capital charge | Phase One capital assessment, $244 a month for Golf in FY2022, running 12 years from September 2020 (Phase One booklet) | $1,900 to $2,900 a year by home type, plus $2,000 a year for the new Sports and Lifestyle Center |
Food and beverage minimum | None shown on the FY2022 schedule; current policy not published | $1,200 a year |
Golf courses | Talon (Jack Nicklaus with Jack Nicklaus II, opened January 15, 1999, renovated 2021) and Eagle (Steve Smyers with Patrick Andrews, reopened 2012) | North and South, both designed by Tom Fazio; the club says both "are undergoing a complete renovation" (membership page) |
Community development district | None | Yes; FY2027 operations and maintenance $1,600 per home plus debt service of $553.26 to $3,315.45 by neighborhood (CDD budget) |
Beach club | None; a Gulf beach club appeared in the 1997 announcement and was never built | Mediterra Beach Club, 26110 Hickory Boulevard, Bonita Springs, with a restaurant over 200 feet of shoreline |
Tennis and pickleball | 2 Har-Tru tennis courts, 4 pickleball courts, 4 bocce courts (club life) | 8 Har-Tru courts plus a stadium court, 7 pickleball courts, 4 bocce courts |
County | Collier only | Collier and Lee; the CDD budget splits its bonds into a Lee "North" and a Collier "South" issue |
Setting | Inland, Immokalee Road about 6.5 miles east of I-75; Vanderbilt Beach about 22 minutes off-peak from the gate | 15755 Corso Mediterra Circle, Naples 34110, with the beach club a short drive away in Bonita Springs |
For a buyer who wants unrestricted golf, the one-time joining cost is $150,000 plus a $3,500 transfer fee at TwinEagles against $350,000 plus an $8,750 capital assessment at Mediterra: a gap of $205,250 before either club's annual dues. The annual comparison is harder to make honestly, because TwinEagles has not posted a dues schedule since fiscal 2022. What can be said is that Mediterra's published 2026-2027 Golf dues of $26,920 sit well above the last TwinEagles figure the public can see, and that Mediterra owners also pay a CDD line on the county tax bill that TwinEagles owners do not. The current TwinEagles dues for a specific home appear on the club's estoppel for that home, and that is the number a buyer should use.
Choose TwinEagles if you want 36 holes of private golf now rather than after a wait list, a lower one-time cost of entry, no CDD bill, and a gated inland setting where, in the club's words, "Resident Golf Memberships are immediately available with homes deeded Golf" (club membership page). TwinEagles also suits a buyer who values a wide price ladder, from Covent Garden carriage-home condominiums to custom estates on the Talon, inside one club.
Choose Mediterra if a private Gulf beach club is part of how you want to live, if Tom Fazio golf is a priority, and if you are comfortable with a higher joining fee, a CDD assessment and, for full golf, either a wait or a purchase from a resigning Golf member.
Neither is "better." They answer different questions, and the right one is the one whose membership documents match how you will actually use the club. If you are weighing the two, call Marc at (239) 287-5873; if you own in either community and are thinking about a move, request a free home valuation or call Jesse direct at (239) 898-6072.
TwinEagles' strongest advantages are a comparatively low published golf joining fee, no CDD, a capped golf roster on two courses and A-rated assigned schools. Its real drawbacks are a mandatory six-figure initiation, dues the club no longer posts publicly, an over-capacity Immokalee Road, an inland location and street-by-street flood diligence.
This section is written the way we would brief a client: each point is a fact with the record behind it, not a mood. None of the drawbacks below is a reason not to buy in TwinEagles; each is a question a buyer should have answered, in writing, before closing.
TwinEagles suits a buyer who wants private 36-hole golf at a lower cost of entry than the coastal clubs, who spends the season in Naples and values a quiet gated setting over beach proximity, and who is comfortable doing membership and flood diligence home by home. It suits a buyer less well if a Gulf beach club is essential, if they need unrestricted short-term leasing, or if a long drive west on Immokalee Road in season would be a daily burden.
Selling a TwinEagles home means selling a membership, a deed and three sets of association paperwork at once. McGreevy and Comisar price TwinEagles homes from Collier County recorded deeds, the deeded club category and the estoppel figures, and market them to buyers who already understand what a mandatory private club costs.
If you're searching for the best TwinEagles listing agent, or thinking, 'I need to sell my house in TwinEagles...', you are in the right place. Jesse McGreevy and Marc Comisar have spent their careers in Southwest Florida real estate, and a TwinEagles sale rewards exactly the kind of preparation we build into every listing: the club category confirmed before the price is set, the estoppels ordered before the first showing, and the gate, sign and open-house rules followed to the letter so no buyer is turned away at the gatehouse.
Southwest Florida MLS, 12 months to September 24, 2026 (pulled September 24, 2026): 50 TwinEagles closings, including 1 non-MLS sale entered in the MLS, at a median of $1,031,250 (even n: the mean of $1,012,500 and $1,050,000), from $350,000 to $3,300,000, with $60,909,500 in volume. The 49 MLS-marketed sales averaged 102 days on market (median 83) and closed at a median 94.63% of the final list price (average 93.69%); 2 of the 49 closed at or above list. The county deed record lags the MLS by about three months.
In the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026), we tracked 37 TwinEagles closings in Collier County recorded deeds, with a median of $925,000 (odd n, so the median is the middle sale) and a range of $350,000 to $3,100,000. The county file's newest recorded deed is June 30, 2026, so the window holds about nine months of recorded sales; the county posts deeds with a lag of roughly three months. Every one of those sales was a resale: a county query of the same window found no builder-direct sales.
The wider windows tell the same story from a longer record. These windows overlap, so read them as a record of what closed, not as a trend line or a forecast:
Window (Collier County recorded deeds) | Sales (n) | Median | Low | High |
|---|---|---|---|---|
12 months ending September 24, 2026 (newest recorded sale June 30, 2026) | 37 | $925,000 | $350,000 | $3,100,000 |
24 months ending September 24, 2026 (newest recorded sale June 30, 2026) | 65 | $959,900 | $350,000 | $3,500,000 |
36 months ending September 24, 2026 (newest recorded sale June 30, 2026) | 103 | $1,012,500 | $350,000 | $3,500,000 |
60 months ending September 24, 2026 (newest recorded sale June 30, 2026) | 174 | $967,500 (even n, mean of the two middle sales) | $350,000 | $3,500,000 |
The highest recorded sale in the 60-month window was $3,500,000, a Lake Estates home recorded in January 2025.
Neighborhood medians use the first window that holds at least 10 recorded sales, widening from 12 to 24 to 36 to 60 months. Where even the 60-month window holds fewer than 10 sales, the sales are listed rather than reduced to a median, because a median of a handful of sales is not a market rate. All figures in this table are Collier County recorded deeds (the Southwest Florida MLS figures by neighborhood, pulled September 24, 2026 on the same widening rule, are in the neighborhoods section); county price per square foot uses the county roll's total building area, which is larger than the MLS living-area figure, so it is not quoted here beside any MLS number.
Neighborhood | Window used | Sales (n) | Median | Low | High |
|---|---|---|---|---|---|
Covent Garden (carriage-home condominiums) | 12 months | 11 | $457,000 | $350,000 | $667,500 |
Kinross | 36 months | 14 | $867,500 (even n) | $650,000 | $1,210,000 |
Fenhurst | 36 months | 11 | $875,000 | $767,500 | $959,900 |
Dundee | 36 months | 11 | $1,630,000 | $1,400,000 | $2,000,000 |
Bramble Point | 60 months | 12 | $772,500 (even n) | $635,000 | $975,000 |
Hollybrook | 60 months | 14 | $942,500 (even n) | $790,000 | $1,242,500 |
Wisteria | 60 months | 10 | $1,495,000 (even n) | $1,012,500 | $1,860,000 |
Hedgestone | 60 months | 14 | $2,205,000 (even n) | $1,625,000 | $2,900,000 |
Wicklow | 60 months | 9 | listed below | $999,000 | $1,580,000 |
Lockford | 60 months | 6 | listed below | $1,070,000 | $1,590,000 |
The Estates | 60 months | 7 | listed below | $1,725,000 | $3,250,000 |
Lake Estates | 60 months | 9 | listed below | $2,021,600 | $3,500,000 |
The four neighborhoods with fewer than 10 recorded sales in 60 months, every sale listed (Collier County recorded deeds, 60 months ending September 24, 2026 (newest recorded sale June 30, 2026)):
A TwinEagles valuation starts with three facts no automated estimate can see: which club category your home is deeded, how much of the Phase One capital assessment remains to transfer, and which of the 12 neighborhoods (and which neighborhood association, if any) your address sits in. Request your free TwinEagles home valuation and we will build it from the recorded sales in your own neighborhood, not a ZIP-code average.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
The buyer does. The TwinEagles Club's membership page states that each residence is deeded a membership and that the initiation fee is paid by the buyer at closing; the current levels are Golf $150,000, Sports $60,000 and Social $45,000 (September 2026). The buyer also pays the club's $3,500 transfer fee with the Membership Agreement under the club's 2024 Membership Agreement. No public club document describes a refund of your own initiation fee when you sell.
Two or three, depending on the street. Every home needs a club estoppel (requested from the club's membership office) and a master association estoppel (ordered online through FirstService Residential's "Order Documents" link). Homes on streets with a neighborhood association need a third; the club's street-by-street estoppel sheet shows which. The club's fiscal 2022 schedule listed its estoppel fee at $250; confirm the current fee when you order.
Your buyer's membership "is contingent upon approval by the Club, which approval shall be at its discretion," and the application authorizes credit and law-enforcement checks, per the 2024 Membership Agreement. The signed agreement "must be received by the Club SEVEN (7) DAYS PRIOR to the closing." If the club does not approve, the buyer's transfer fee is refunded. The master association runs its own online buyer application, and a neighborhood association may require one too. We build those dates into the contract timeline from day one.
Open houses are allowed on Saturdays and Sundays between 9:00 am and 5:00 pm only, and the gate admits visitors only to addresses on the open-house list pulled from the MLS each week, per the master association's Quick Guide for Realtors. One 24 by 18 inch oval sign built to the community's specification may go in the front yard or at the neighborhood entrance on the day of the open house, never facing the golf course, and it comes down at day's end. Realtor signs are not permitted in Covent Garden at all.
Yes. Club dues are billed on the fiscal year that starts November 1, and the parties usually prorate them in the contract; the club's recorded recreational covenant makes seller and buyer jointly responsible to the club for dues owed before the sale. The Phase One capital assessment, $244 a month for Golf in fiscal 2022 and running 12 years from September 2020, transfers to the buyer for the remaining term. The club estoppel states both current figures.
You can, within limits. The master association's 2024 Use Restrictions allow no more than three leases per calendar year, each for at least 30 consecutive days, on the association's approved form, with tenant screening before occupancy; a neighborhood association may add stricter rules. Many owners compare a year of lease income under those limits with a sale before deciding, and we run that comparison with you.
Five items specific to TwinEagles, in the order buyers ask for them:
We are Jesse McGreevy and Marc Comisar, and we have worked Southwest Florida's private-club communities for our whole careers. On a TwinEagles home, three documents come before any conversation about price. First, the club estoppel, because it confirms the deeded category, current dues and the remaining Phase One balance, and those three numbers change what a buyer can pay for the house itself. Second, the flood record for the lot, because two neighbors on one TwinEagles street can sit in different FEMA zones, and a FEMA letter removing the structure is worth having in the listing file on day one. Third, the recorded sales in the home's own neighborhood, because a Covent Garden carriage home and a Hedgestone estate share a gate and a club but not a market. That is the work behind every TwinEagles price we recommend. To start yours, request a free home valuation or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the Southwest Florida team TwinEagles owners call when a private-club sale has to be priced and closed correctly. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know TwinEagles membership, estoppel and gate rules.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc's own personal sales exceed $900 million. For a TwinEagles owner that record matters in a specific way: a sale here involves a club, a master association and often a neighborhood association, each with its own approval and paperwork, and a team that has handled that sequence across Southwest Florida's private-club communities keeps it from becoming the reason a closing slips.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a TwinEagles home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in TwinEagles? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy is a top-reviewed TwinEagles realtor, and the reviews on the team's Google Business Profile describe the same things a TwinEagles seller needs most: sound pricing, patience with moving parts, and a plan that works for owners who do not live here year-round.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." 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
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
TwinEagles buyers ask the same questions in the same order: what the club costs to join, whether membership is mandatory, what the HOA bills, which flood zone applies, which schools are zoned and what homes actually sell for. Answers come from the club's and master association's own documents, Collier County records and state and federal sources, linked where used.
A Golf membership at TwinEagles carries a one-time initiation fee of $150,000, paid by the buyer to The TwinEagles Club at closing, as posted on the club's membership page in September 2026. The club also charges a $3,500 transfer fee under its 2024 Membership Agreement. Annual dues are separate and are not posted publicly for the current fiscal year; the last public schedule, fiscal 2022, put Full Golf at about $18,328 a year before sales tax once operating dues, capital dues, capital improvements and the Phase One assessment are added. The club posts no effective date for the $150,000 figure, so ask for the current Initiation Fee Policy with your contract.
The TwinEagles Club posts three initiation fees on its membership page (read September 2026): Golf $150,000, Sports $60,000 and Social $45,000. The category is not a buyer's choice at purchase; it is the category deeded to the specific home. Every buyer also pays the $3,500 transfer fee set in the 2024 Membership Agreement. The club's Initiation Fee Policy (revised October 20, 2023) sets the fees in a fixed ratio across the three categories and requires notice before any increase. For context, the club first charged initiation in April 2021, at $30,000 for Golf, per the fiscal 2022 schedule.
No. A TwinEagles purchase price buys the house; the club membership deeded to that house is a separate obligation, and the buyer pays the club's initiation fee at closing (club membership page). The master association's own history handout draws the same line: it defines The TwinEagles Club as a private club, not a community where club costs are rolled into the house price (HOA Community FAQs, 2026 posting). Older developer promotions from 2011 to 2018 advertised a membership with new construction; that was a builder sales program during developer ownership, and it ended with the member turnover of 2018 and 2019. Budget the initiation fee as a closing cost on every TwinEagles resale.
Yes. The TwinEagles Club states that "each residence is deeded a Membership," so owning a home in TwinEagles requires a membership in one of three categories: Golf, Sports or Social (club membership page). The club applies this to all 717 homes and homesites. The category runs with the property rather than the owner, which means a buyer inherits the category recorded for that address. The recorded Golf and Sports Declaration of Recreational Covenant posted by the master association is the instrument behind the deeded membership for the homes it covers. Confirm the category of any TwinEagles home on the club estoppel before you write an offer.
The last public TwinEagles privileges schedule (fiscal 2022 Dues and Fees) describes the three categories this way. Full Golf: unlimited use of both 18-hole courses, cart fee only per round, tee-time requests 14 days ahead, practice facility and summer reciprocal golf. Sports: all dining, fitness, racquet and social facilities, four rounds in season (November 16 to April 15), unlimited golf May to October, with green and cart fees. Social: dining, fitness and social facilities, four in-season rounds as the accompanied guest of a Full Golf member, and off-season afternoon golf, also with green and cart fees. Check the current privileges with the club; the 2022 schedule is the newest one posted publicly.
Current TwinEagles club dues are not posted publicly. The newest public schedule is fiscal 2022, which listed Full Golf operating dues of $13,870, capital dues of $1,207, capital improvements of $323 and a Phase One assessment of $244 a month, about $18,328 a year before the 7% sales tax that applies to operating dues. The same schedule put Sports at about $7,336 and Social at about $5,496 a year on the same basis. The club's fiscal year runs November 1 to October 31. Dues for a specific home in the current year appear on the club estoppel certificate, which is where a TwinEagles buyer should take the number from.
The Phase One capital assessment funds the $22.5 million program that renovated the Talon course and rebuilt and expanded the TwinEagles clubhouse (Phase One Master Plan booklet). It runs 12 years from September 2020. The fiscal 2022 schedule set it at $244 a month for Golf, $98 for Sports and $73 for Social. When a TwinEagles home sells, the buyer takes over the remaining payments, so the balance left on the assessment belongs in your cost model. The current monthly amount and the remaining term for a specific home are stated on the club estoppel.
Possibly, but not on demand. The recorded Golf and Sports covenant makes an upgrade to Golf subject to availability at the club's discretion, and the Initiation Fee Policy charges the difference in initiation fees when a member moves up. The club caps Golf at 614 memberships across 717 TwinEagles homes, and no public club document says how upgrades are handled once the cap is full; that sits in the club's Membership Plan and bylaws, which are not posted. If golf matters to you, buy a home already deeded Golf.
Not for a home deeded Golf. The TwinEagles Club states that "Resident Golf Memberships are immediately available with homes deeded Golf" (club membership page). The waitlist question only arises for owners of Sports or Social homes who want to move up, because Golf is capped at 614 memberships across the community's 717 homes. The club does not publish the current number of Golf memberships in use, so a buyer cannot confirm from public records how many Golf slots are open. The practical rule for TwinEagles buyers who want full golf is to shop only homes whose club estoppel shows the Golf category.
No. The TwinEagles Club is a residents' club: membership comes only with ownership of one of the 717 homes, and the club does not sell non-resident memberships (club membership page). Anyone who wants to play the Talon or Eagle regularly has to own in TwinEagles, play as a member's guest under the club's guest rules, or play through a reciprocal arrangement at another club during the summer season. Renters of a TwinEagles home can use club facilities only under the club's renter rules and fees, which were set out in the fiscal 2022 schedule and should be confirmed with the club.
None of The TwinEagles Club's public documents describes a refund of the initiation fee when a member sells. The 2024 Membership Agreement describes only one refund: the transfer fee, if the club rejects the application. The Initiation Fee Policy describes when fees are charged and exempted, not a repayment. The club describes itself as private and member-owned, but the documents that would govern any equity return, the Membership Plan and the bylaws, are not public. Ask the club for both before you rely on either answer.
The TwinEagles Club is a private, member-owned club, organized as a tax-exempt social club under section 501(c)(7) (ProPublica copy of the club's IRS filings). Member ownership began when the developer signed a turnover agreement with the club on November 16, 2018 and members approved the transfer in January 2019, a vote The Golf Wire reported at 97.5% in favor (The Golf Wire). Member-owned means the members, through an elected board, control budgets, dues and capital projects. It does not by itself mean a refundable equity certificate; no public TwinEagles document describes one.
The last public TwinEagles dues schedule, fiscal 2022, shows no food and beverage minimum for any membership category. The club has not posted a newer schedule, so the current policy is not public. What that sheet does show are per-use golf charges: a $26 member cart fee per round, walking fees, and seasonal guest fees that rose in the peak January 15 to April 14 window. If a minimum matters to your budget, ask for the current Dues and Fees sheet with the TwinEagles club estoppel; it is the document that states what a member in that category is billed.
Yes, on the last public TwinEagles schedule (fiscal 2022). Full Golf members paid a $26 cart fee per round; walking was $15 for 18 holes. Guest fees ran by season: $65 per guest from November 1 to January 14, $175 before 11 a.m. and $90 after from January 15 to April 14, and $40 from May 1 to October 31. Family guests were priced lower. A locker was $100 a year per member, and lockers were unavailable during the Phase One renovation. Sports members paid a green fee each round. Current amounts are set each fiscal year and are not posted publicly.
The TwinEagles Homeowners Association bills one annual assessment per home, due January 1. Its 2024 approved budget ran from $3,300.46 for a Covent Garden condominium to $5,586.19 for an Estates homesite in Inverness, each figure carrying a $660 reserve contribution. By neighborhood, 2024 amounts were about $5,018 in Hedgestone, $4,896 in Lake Estates, $4,393 in Wicklow, $3,736 in Hollybrook and Wisteria, $3,646 in Dundee and Lockford, $3,610 in Bramble Point, and about $3,403 to $3,408 in Kinross and Fenhurst. The 2025 and 2026 budgets are behind the owner login, so newer amounts are not public. Seven neighborhoods add a quarterly neighborhood assessment on top.
The TwinEagles master association's budget funds the shared community layer: the gatehouse and security contract, private roads, lakes and lake banks, preserves, common-area landscaping, street lights and the association's reserves (2024 approved budget; HOA Community FAQs). It does not pay for the club: golf, dining, the clubhouse and club facilities are funded through club dues and the Phase One assessment. The association's December 2025 survey names St. Moritz as the gatehouse staffing contractor (survey replies).
Yes. TwinEagles has two separate governing bodies. The TwinEagles Homeowners Association, Inc. is a Chapter 720 homeowners' association with a board of 12, one director per neighborhood, managed by FirstService Residential (HOA board page). The TwinEagles Club, Inc. is a member-owned private club with its own board, budget and fiscal year (club site). The master association has no vote on club dues or initiation, and the club does not set HOA assessments. A buyer therefore receives separate estoppel certificates from each, plus a third on streets that also have a neighborhood association.
Seven TwinEagles neighborhoods have a separate neighborhood association that bills quarterly: Bramble Point, Covent Garden, Dundee, Hollybrook, Lockford, Wicklow and Wisteria (HOA Community FAQs). Covent Garden has three condominium associations and a recreation association for its private pool. Fenhurst and Kinross have no separate association; they pay a landscaping assessment through the master association. The Estates, Lake Estates and Hedgestone pay the master assessment only. The club's estoppel requirements by street show which addresses need a third estoppel. Neighborhood assessment amounts are not published.
FirstService Residential manages the TwinEagles master association, and the neighborhood associations use their own managers (HOA Community FAQs). The club's neighborhood HOA contact list dated January 30, 2024 names Cambridge for the Covent Garden condominiums and Cardinal Management Group for Wicklow; those two assignments agree across every source we read. Hollybrook's association moved to Complete Property Management of SWFL in April 2024, per its own management page and its state filings. For the other neighborhood associations, managers have changed over the years, so a TwinEagles buyer should take the manager's name from the estoppel certificate issued for the specific home.
No. TwinEagles has no community development district. The three 2025 Collier County tax bills we checked on TwinEagles homes carry a single non-ad-valorem line, the $261.91 District 1 garbage assessment (Collier County Tax Collector), and the Florida Commerce Official List of Special Districts, generated September 23, 2026, names no TwinEagles district. That is a real difference from several North Naples clubs, where a CDD bond and operating assessment sit on the tax bill on top of club and HOA costs.
TwinEagles homes sit in Collier County millage code 285, which carried a 2025 rate of 12.2558 mills on the tax bills we checked (Collier County Tax Collector). Across residential parcels on the 2026 preliminary tax roll, the median total bill for TwinEagles was $9,124, a figure that mixes homesteaded and non-homesteaded owners. A buyer's own bill resets after purchase because the assessed value moves toward the sale price, and homestead status changes the result. Ask for a tax estimate built on your contract price, not the seller's current bill.
TwinEagles has 717 homes and homesites on about 1,115 acres (club membership page; HOA 2024 budget), and the 2026 county roll shows 714 improved residences plus three vacant Estates lots. For governance the community has 12 neighborhoods, each electing one director to the master board. The club's site plan shows 17 names because The Estates is divided into six enclaves: Glasgow, Inverness, Lochlomond, Sterling Hill, Strathmore and Thornhill. The other 11 neighborhoods are Bramble Point, Covent Garden, Dundee, Fenhurst, Hedgestone, Hollybrook, Kinross, Lake Estates, Lockford, Wicklow and Wisteria.
Grand Arbors is the name used for the northern phase of TwinEagles, roughly 650 acres recorded under Grand Arbors plats, while The Estates is the original Phase One of about 474 acres around the Talon course. Grand Arbors is not a neighborhood with its own association; it is a phase name that appears on plats and in older marketing. The local county roll maps every Fenhurst Way parcel to a TwinEagles Grand Arbors plat, for example, even though the neighborhood is known simply as Fenhurst. Buyers see the name on legal descriptions and title work, not on neighborhood signage.
TwinEagles runs from condominiums to custom estates. Covent Garden holds 120 carriage-home condominiums in 30 buildings of four units (HOA Covent Garden page). Single-family neighborhoods sit on lots the developers marketed at about 52 to 53 feet in Kinross and Fenhurst, 60 to 67 feet in Lockford, Wisteria, Dundee and Hollybrook, 75 feet in Wicklow and 90 feet in Hedgestone. Lake Estates offers 110-foot lakefront homesites on the 34-acre lake, and The Estates holds custom homes around the Talon, with the last Sterling Hill and Inverness sites marketed at nearly one to nearly two acres. Lot widths are developer-marketed figures, not plat measurements.
In the Southwest Florida MLS (pulled September 24, 2026), TwinEagles closings in the 12 months to September 24, 2026 ran from $350,000 to $3,300,000, with a median of $1,031,250 across 50 sales of all product types (even n: the mean of $1,012,500 and $1,050,000). The low end is Covent Garden condominiums, with a median of $457,000 on 11 sales; the 39 single-family sales had a median of $1,150,000, topped by a Lake Estates home. Collier County recorded deeds for the same window, which lag about three months, hold 37 sales from $350,000 to $3,100,000.
The lowest recorded entry point into TwinEagles is a Covent Garden carriage-home condominium. In Collier County recorded deeds for the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026), Covent Garden had 11 sales with a median of $457,000 and a low of $350,000. The next rung is the smaller single-family neighborhoods: Kinross (36-month window, 14 sales, median $867,500), Fenhurst (36 months, 11 sales, median $875,000) and Bramble Point (60 months, 12 sales, median $772,500). Remember that the entry price is not the whole entry cost: every TwinEagles buyer also pays the club initiation for the home's deeded category, from $45,000 Social to $150,000 Golf.
Covent Garden is TwinEagles' only condominium neighborhood: 30 two-level carriage-home buildings with four units each, 120 condominiums in three condominium sections, built 2006 to 2017 (HOA Covent Garden page; county roll). The developer sold first-floor plans of about 1,654 square feet and second-floor plans of about 2,297 square feet, each with a two-car garage, and the neighborhood has its own private pool run by a recreation association. In Collier County recorded deeds, Covent Garden had 15 sales in the 24 months ending September 24, 2026 (newest recorded sale June 30, 2026), median $500,000. Its master HOA assessment was the community's lowest in 2024, $3,300.46.
Florida applies milestone inspections under section 553.899 and the structural integrity reserve study requirement in section 718.112 to condominium buildings three habitable stories or more in height. TwinEagles' Covent Garden buildings were sold as first-floor and second-floor carriage-home plans in two-level buildings, according to the developer's floor plans. We publish no legal conclusion on whether either requirement applies, because the story count has not been confirmed from building permits or the condominium declarations. Ask the Covent Garden association for its building records and its reserve disclosures before you sign.
TwinEagles is essentially built out. The 2026 Collier County roll shows 714 improved residences and three vacant homesites, all in The Estates, and the developer's Florida entities withdrew from the state on October 23, 2025 (Florida Division of Corporations records, search). Newer homes do appear on resale: the county roll's year-built field shows Kinross built 2015 to 2018, Dundee 2016 to 2019 and Lake Estates 2015 to 2022. Occasional rebuilds and custom homes on the remaining Estates sites are the only new construction left, and any build requires approval under the master association's Estates design review guidelines.
The Collier County roll's year-built field dates TwinEagles homes from 1999, when the first Estates homes went up beside the new Talon course, to the 2020s. By neighborhood, the roll shows The Estates 1999 to 2024 (median 2013), Hedgestone, Wicklow, Hollybrook and Bramble Point starting in 2006, Covent Garden 2006 to 2017, Wisteria from 2011, Lockford and Fenhurst from 2012, Lake Estates and Kinross from 2015 and Dundee 2016 to 2019. A few late maximums reflect a single rebuild or re-coded year rather than new phases. For a buyer, the split matters for roofs, openings and wind-mitigation credits.
TwinEagles was built by a sequence of production and custom builders. Pulte built Bramble Point and Covent Garden; Centex and then Stock built in Wicklow; Centex and then Minto in Hollybrook; Minto in Lockford and Dundee; Lennar in Fenhurst and Kinross; and Arthur Rutenberg, Stock, Divco, Kingon and others built in Hedgestone, Lake Estates, Wisteria and The Estates, according to contemporaneous Naples Daily News archive coverage and developer releases. Custom building is possible only on the three vacant Estates homesites or as a teardown, subject to the Estates design review guidelines.
TwinEagles has two courses. The Talon is a Jack Nicklaus and Jack Nicklaus II design that opened January 15, 1999; Nicklaus Design renovated it in 2021 and it reopened in January 2022 (Nicklaus Design; club golf page). The Eagle opened in 2007 as Gary Player's Aerie, was rebuilt by Steve Smyers with Patrick Andrews and reopened in 2012, and had four holes redone in 2019 (Golf Course Architecture). Both are private, for TwinEagles members and their guests.
On the club's 2024 scorecards, the Talon plays to 7,420 yards, par 72, rated 75.9 with a 145 slope from the back tees (Talon scorecard), and the Eagle plays to 7,607 yards, par 71, rated 77.5 with a 150 slope (Eagle scorecard). By those numbers the Eagle is the harder test from the tips, and both courses carry multiple forward tee sets with lower ratings for everyday play. National rating databases carry older figures; the 2024 club scorecards are the current TwinEagles numbers we rely on.
By the club's own 2024 scorecards, the Eagle is the harder TwinEagles course from the back tees: 7,607 yards, par 71, a 77.5 rating and a 150 slope, against the Talon's 7,420 yards, par 72, 75.9 rating and 145 slope (Talon scorecard; Eagle scorecard). The Eagle hosted the LPGA CME Group Titleholders in 2012, while the Talon hosted the PGA TOUR Champions event now known as the Chubb Classic for most of the years from 2002 to 2018 (Wikipedia, Chubb Classic, reported). Most members play both, since the club alternates summer maintenance closures.
Yes. The Talon at TwinEagles hosted the PGA TOUR Champions event known over the years as the ACE Group Classic and the Chubb Classic from 2002 to 2006 and again from 2012 to 2018 (Nicklaus, 2018; Wikipedia, Chubb Classic, reported). The Eagle hosted the LPGA's CME Group Titleholders in 2012 (Wikipedia, 2012 CME Group Titleholders, reported). The Florida State Golf Association has also held championships at TwinEagles, including the 2004 Florida State Amateur. No tour event is scheduled at TwinEagles in any public calendar we found.
TwinEagles golf is fully private. The Talon and the Eagle are open to TwinEagles members and their guests, and the club sells no non-resident memberships (club membership page). Guests pay seasonal guest fees and, on the last public schedule, unaccompanied guests were not permitted in the January 15 to April 14 peak (fiscal 2022 schedule). From May 1 to October 31, TwinEagles Full Golf members can use the club's summer reciprocal program at other area clubs, and one TwinEagles course stays open while the other is closed for maintenance.
TwinEagles caps Golf at 614 memberships across two 18-hole courses, roughly 300 per course, and the club describes nine-minute tee intervals (club membership page). Full Golf members can request tee times 14 days in advance under the last public privileges schedule (fiscal 2022). The club does not publish in-season booking data, so we cannot put a number on wait times. The club's FY2024 federal return reports the rounds played and dues revenue (ProPublica 990) for anyone who wants to gauge course use.
The TwinEagles clubhouse was renovated and expanded in a member-approved project completed in 2023, and its construction manager, Curran Young, lists the project at 71,376 square feet (Curran Young project page). The work was part of the $22.5 million Phase One program members approved in 2020 alongside the Talon renovation (Club and Resort Business). The clubhouse houses the Grille Room and Terrace, a banquet room and private dining, the fitness center and the pool complex. We do not state a story count, because no permit or plan we reached confirms one. Clubhouse tours are by appointment.
Beyond 36 holes, The TwinEagles Club lists two Har-Tru tennis courts, four tournament-sized pickleball courts, four lighted synthetic bocce courts, a 2,500-square-foot resort-style pool and spa with zero-entry, a fitness center with studio classes and personal trainers, a treatment suite for massage, and three dining outlets: the Grille Room and Terrace, the Midway Cafe and the Tiki (club life page; dining page). The golf practice facility includes a Himalayan-style putting course (club golf page). TwinEagles has no full-service spa, croquet lawn or playground.
Yes. TwinEagles has four tournament-sized pickleball courts built in the clubhouse renovation and two Har-Tru clay tennis courts (club life page). The club also runs bocce leagues on four lighted synthetic courts added in 2023, and trade press reported about 1,250 bocce sign-ups after the first year (Club and Resort Business, reported). In summer, TwinEagles racquet players share courts with The Quarry, Esplanade and Heritage Bay under the North Naples Neighbors reciprocal (2025 Reciprocal Program). Sports and Social members have unlimited racquet use.
No. TwinEagles has no beach club, marina or boat access. A Gulf beach club and an equestrian center appeared in the developer's 1997 announcement and were never built, and no current club page offers either (club site; HOA Community FAQs). TwinEagles residents use Collier County beach parks with the county's resident beach parking permit; Vanderbilt Beach Park is about 22 minutes off-peak from the TwinEagles gate by OSRM routing. Boaters keep boats at public ramps or private marinas off-site, since boats cannot be stored outside at a TwinEagles home.
TwinEagles has one guarded gatehouse at its entrance on Immokalee Road, staffed by the security contractor St. Moritz (HOA December 2025 survey replies). Residents' vehicles use a barcode, and guests are registered through the dwellingLIVE system (HOA Community FAQs). We do not state the gate's staffed hours, because no public TwinEagles document we reached sets them; the security contract and the association's rules are behind the owner login. Buyers can ask the association's manager for the current staffing schedule.
The TwinEagles master association's recorded Use Restrictions (2024) allow a home to be leased no more than three times in a calendar year, for at least 30 consecutive days each time, on the association's approved lease form, with tenant screening before occupancy through the association's application process. Neighborhood associations and the Covent Garden condominiums can impose stricter rules, so check the neighborhood's own documents. In practice that means TwinEagles works for seasonal and annual leases, not nightly or weekly vacation rentals.
No. The TwinEagles master association requires every lease to run at least 30 consecutive days and allows no more than three leases per home per calendar year (Use Restrictions, 2024). That rules out nightly and weekly vacation rentals. Every tenant is screened before occupancy, and guests reach the property only through the gatehouse registration system. An owner who wants to rent a TwinEagles home for the winter season can do so under a single lease of a month or more; the tenant's use of the club is then governed by the club's renter rules and fees.
Renters can play under the club's renter rules. The last public TwinEagles schedule (fiscal 2022) listed renter golf fees of $35 per round from May 1 to January 14 and $50 from January 15 to April 30, and a separate renter fee for Full Golf homes. Those rules attach to the privileges of the home being leased, so a tenant in a Golf-deeded home had golf access that a tenant in a Social home did not. The club has not posted a newer schedule, so confirm current renter privileges and fees with The TwinEagles Club before you sign a lease there.
Yes, within the association's leasing rules. A TwinEagles home can be leased for 30 days or more, up to three times a year, with tenant screening (Use Restrictions, 2024), so a seasonal lease is a practical way to test the community. Your club access as a tenant depends on the category deeded to the home you rent and the club's renter fees (fiscal 2022 schedule), so rent a Golf-deeded home if golf is what you are testing. Moving from renting to buying later means paying the full initiation fee for the home you buy.
The TwinEagles master association's recorded Use Restrictions (2024) allow a reasonable number of ordinary household pets, require pets to be leashed or otherwise confined outside the home, and prohibit breeding for commercial purposes. The Covent Garden condominiums and the neighborhood associations can add their own limits, such as weight or number, in their own documents, so a TwinEagles buyer with a large dog or several pets should read the neighborhood rules as well as the master restrictions before closing.
Under the TwinEagles Use Restrictions (2024), trucks including pickups, boats, trailers and recreational vehicles may be kept only inside an enclosed garage. Personal golf carts are allowed on TwinEagles streets but not on the golf courses, and drivers must be at least 16 (HOA Community FAQs). That garage rule matters for Covent Garden and the smaller-lot neighborhoods, where garages are two-car. Buyers with a boat usually store it off-site.
Exterior changes to a TwinEagles home, including pools, additions, paint colors, roofs, shutters, impact windows, generators and landscaping, need approval from the master association's architectural review committee before work starts (ARC application; architectural review page). The Estates has its own design review guidelines, and the ARC application for storm shutters and windows asks for an annotated drawing of every opening and the product description. Neighborhood associations may add their own review layer, so allow time for both.
FEMA maps TwinEagles as a patchwork of Zone X and shallow-ponding Zone AH on panels 12021C0217H and 12021C0219H, effective May 16, 2012 (FEMA National Flood Hazard Layer; FEMA Map Service Center). Across 94 street points checked in the 12 neighborhoods, 55 read Zone X (minimal or shaded) and 39 read Zone AH, from all X on the six Estates streets to six of seven AH on Kinross Lane, and at least 21 FEMA letters issued from 2012 to 2024 remove houses or portions of lots from the mapped hazard area, including one 2015 letter covering "a portion of Lots 1 through 61" in Dundee. A street point is not a house pad, so we never state one home's zone; ask for the elevation certificate and any FEMA letter.
It depends on the house pad and the loan. A federally backed mortgage requires flood insurance on a structure in a FEMA special flood hazard area such as Zone AH, unless a FEMA Letter of Map Amendment or Revision removes that structure; TwinEagles has at least 21 such letters (FEMA NFHL). Separately, Citizens Property Insurance requires flood coverage on all wind-covered personal residential policies from January 1, 2027, with condominium unit-owner (HO-6) policies excepted (Citizens flood requirement). Collier County's Class 5 rating in FEMA's Community Rating System earns a 25% discount on NFIP premiums (FEMA CRS list).
We found no TwinEagles-specific flood or damage record from Hurricane Ian in 2022 or Hurricane Milton in 2024. Both storms were coastal storm-surge events for Collier County (NWS Ian summary; NWS Milton impacts), and TwinEagles sits inland where the state's SLOSH model places it only in the Category 4 and Category 5 surge zones (FDEM storm surge zones). USGS lidar puts TwinEagles street elevations at about 15.2 to 16.5 feet. For a specific home, the seller's disclosure and insurance claims history are the record to ask for.
TwinEagles is in Collier County evacuation Zone E, the outermost zone, at every point we checked on the Florida Division of Emergency Management's Know Your Zone layer (FDEM layer). Zone E is ordered to evacuate only in the most severe surge scenarios. The state has since published a newer evacuation-zone layer that cannot be point-queried, so confirm your TwinEagles address on Collier County's evacuation lookup each season. Wind is the main hurricane exposure here: the design wind speed is about 160 mph.
Apart from the earliest Estates homes of 1999 and the early 2000s, TwinEagles homes date from 2006 on, under the statewide Florida Building Code. The current code maps place the whole community in the wind-borne debris region with a design wind speed of about 160 mph (UF GeoPlan wind speed data for the Florida Building Commission), where new construction must protect openings with impact-rated glass or approved shutters. What a specific older home has is a question for its permits and a wind-mitigation inspection. Adding or upgrading shutters, impact windows or a standby generator at a TwinEagles home requires architectural review (ARC application).
No public source reports a TwinEagles-specific homeowners premium, so we do not publish one. What moves the number for a TwinEagles home is the roof's age, the opening protection documented on a wind-mitigation form, the house's value and the flood zone of the pad. Two statewide facts help: Citizens' approved 2026 multiperil rates fell 8.8% on average statewide (Citizens), and the state's wind-mitigation discount form was revised effective April 1, 2026. Homesteaded owners of homes built before 2008 and insured at $700,000 or less may qualify for My Safe Florida Home grants.
Every TwinEagles address is zoned to Bear Creek Elementary (2400 Cub Court, opened August 2025), Oakridge Middle and Gulf Coast High. We ran all 767 address records on all 19 TwinEagles streets through Collier County Public Schools' live zone lookup for both the 2026 and 2027 school years and got the same three schools every time (CCPS zone lookup). All three earned an A for 2025-26, and the district earned its ninth straight A (CCPS 2026 Accountability Brief). Off-peak from the gate, the drives are about 4, 6 and 8 minutes. Confirm your address with the district.
Yes. By OSRM off-peak routing from the TwinEagles gate, Community School of Naples (pre-K 3 to grade 12) is about 18 minutes away (Community School of Naples), St. John Neumann Catholic High School and Naples Christian Academy about 20 minutes, and Seacrest Country Day School about 24 minutes (Seacrest). Florida Gulf Coast University, Florida SouthWestern State College's Collier campus and Ave Maria University are each within about half an hour of TwinEagles. Hodges University closed in 2024 and is no longer an option.
TwinEagles works for families who want A-rated zoned schools close by: every address is zoned to Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26 (CCPS Accountability Brief). The community skews older, though: the Census block group that contains TwinEagles had a median age of 66.2 in the 2020-2024 American Community Survey (Census Reporter), and TwinEagles has no playground. Families use Big Corkscrew Island Regional Park and North Collier Regional Park nearby. The club's pool and racquet programs are open to members' households.
TwinEagles sits on the north side of Immokalee Road in ZIP 34120, unincorporated Collier County, about 6.5 miles east of I-75 and about 3 miles east of Collier Boulevard, between Collier Boulevard and Wilson Boulevard. The community's address anchor is the clubhouse at 11725 TwinEagles Boulevard. By OSRM off-peak routing from the TwinEagles gate, Vanderbilt Beach is about 22 minutes away; allow about 7 more minutes from the far end of the community and more in season (OSRM routing on OpenStreetMap data, queried September 2026). Beach parking uses Collier County's resident beach permit (Collier Parks).
TwinEagles is its own gated, platted golf community on the Immokalee Road corridor of North Naples, with a Naples mailing address and ZIP 34120. It is not part of the Golden Gate Estates lot grid, although rural Estates acreage lies nearby to the east and south. Collier County's zoning map shows TwinEagles as rural agricultural (A-MHO) inside the Rural Fringe receiving area, even though the county approved a TwinEagles PUD in 1997 (Collier zoning atlas sheet 8720N). On our site TwinEagles sits in the North Naples, Immokalee Road group on the Naples hub.
By OSRM off-peak routing from the TwinEagles gate on Immokalee Road: I-75 is about 10 minutes (6.6 miles), Mercato about 21 minutes, Waterside Shops about 24, Naples Airport about 25, Fifth Avenue South about 30 and Southwest Florida International Airport (RSW) about 39 minutes (OSRM routing on OpenStreetMap data, queried September 2026). Miami is about two and a half hours and Tampa about three. These are free-flow estimates with no traffic; add about 7 minutes from the clubhouse end of TwinEagles and more in the January to April season, when Immokalee Road is at its busiest.
The closest groceries to TwinEagles are east and west on Immokalee Road: the Publix at Neighborhood Shoppes at Orangetree (Publix) and the Publix at The Shoppes at Pebblebrooke (Publix), each a short drive from the gate. Founders Square at Immokalee Road and Collier Boulevard is about 6 minutes off-peak and holds restaurants, services and an urgent care (Barron Collier Companies). Mercato, with Whole Foods, is about 21 minutes from the TwinEagles gate, and Waterside Shops about 24.
The closest emergency room to TwinEagles is NCH Northeast, a freestanding emergency department at 15420 Collier Boulevard, open 24 hours, about 6 minutes off-peak from the gate (NCH Northeast). NCH North Naples Hospital, which has a pediatric emergency department, is about 16 minutes away, and Physicians Regional Pine Ridge about 17 (NCH emergency services). Collier Urgent Care at Founders Square is about 6 minutes (Collier Urgent Care). NCH has announced a hospital campus in Ave Maria, east of TwinEagles (NCH release).
In season, yes. Collier County's 2025 Annual Update and Inventory Report rates the Immokalee Road link from Collier Boulevard to Wilson Boulevard, the stretch TwinEagles fronts, as over capacity, and shows no funded widening of that link (2025 AUIR). Relief is coming at the edges: the Vanderbilt Beach Road extension opened its first phase on June 12, 2026, and the county has programmed a rebuild of the Randall Boulevard and Immokalee Road intersection (Gulfshore Business, June 2026). TwinEagles residents plan errands around the morning and school peaks.
Across Immokalee Road from TwinEagles, Collier County approved NC Square on July 8, 2025: up to 129 homes and 50,000 square feet of commercial space (Collier Clerk hearing notice; WINK News). GL Homes' Valencia Trails also sits across the road on the roughly 550-acre tract the TwinEagles developer sold in January 2014 for a reported $35 million (Business Observer). Bear Creek Elementary opened nearby in August 2025.
TwinEagles was announced in 1997 by developer Jim Colosimo; the Talon opened in 1999, and the project went into bankruptcy that September (CourtListener, 252 B.R. 819). Bonita Bay Group bought it out of bankruptcy in 2000 (reported at about $53 million), and The Ronto Group with Angelo, Gordon and Co. bought it in 2010 (reported at about $11 million) (HOA Community FAQs). Since the turnover agreement of November 16, 2018 and the members' January 2019 vote, The TwinEagles Club has been member-owned, and homeowners control the master association.
Yes on both counts, at different times. TwinEagles' original developer entities entered bankruptcy in September 1999, months after the Talon opened (CourtListener, 252 B.R. 812). Bonita Bay Group bought the project out of bankruptcy in August 2000 and developed the Grand Arbors phase. During the 2009 downturn Bonita Bay Group sold courses to avoid its own bankruptcy (Golf Inc.) and closed the TwinEagles golf club for a period (Naples Daily News archive), before Ronto bought TwinEagles in 2010.
The TwinEagles Club's federal return for the fiscal year ending October 2024 reports $18.18 million in revenue, including $10.21 million in dues, net assets of $39.18 million, and about $23.3 million outstanding on the loan that financed the $22.5 million Phase One program (ProPublica 990). On the master association side, lake-bank restoration and entry landscaping were funded without a special assessment (HOA landscape notice). Neither body posts a reserve study publicly.
The TwinEagles club's major special charge is the Phase One capital assessment: a 12-year monthly assessment from September 2020 that funds the Talon renovation and clubhouse rebuild, and that a buyer assumes (Phase One Master Plan). The club's IRS filing notes that special capital assessments over $500,000 require a member vote (ProPublica 990). The master association funded its lake-bank remediation, scheduled in phases through 2028, and its entry landscaping without a special assessment (lake-bank update, June 2026).
A TwinEagles purchase has more paper than most. The club must approve the buyer, and the signed 2024 Membership Agreement with the $3,500 transfer fee must reach the club at least seven days before closing. The master association screens buyers through its application process. The title company orders two or three estoppel certificates depending on the street: the club, the master association and, where one exists, the neighborhood association (estoppel requirements by street). Add a flood-zone check on the pad and a wind-mitigation report.
Yes. Every step of a TwinEagles purchase can run remotely. The club accepts its Membership Agreement and supporting documents electronically, the master association's buyer screening is an online application (instructions), and estoppel certificates are ordered by the title company. The two things we recommend seeing in person or by live video are the home's position on the lake or course and the state of its roof and openings. Private showings need an appointment with the showing agent and gate verification under the HOA's Quick Guide for Realtors.
Collier County approved a TwinEagles planned unit development in 1997, and the county's list of PUD ordinances still carries the TwinEagles entries (LDC Appendix F). Today, however, the county's zoning map shows TwinEagles as rural agricultural with a mobile-home overlay (A-MHO) inside the Rural Fringe Mixed Use receiving area, with no PUD polygon, and TwinEagles is not on the county's current PUD Master List dated June 11, 2026 (zoning atlas sheet 8720N). For a homeowner, the recorded covenants and the master association's use restrictions are what govern day to day.
TwinEagles lawns are irrigated with non-potable water from Resource Conservation Systems, a private irrigation utility that has served North Naples and Bonita Springs communities since 1985 (RCS fact sheet; HOA Community FAQs). It is a separate monthly bill. The RCS 2026 tariff sets a base charge by lot class, from $10.37 to $47.57 a month, plus $1.56 per 1,000 gallons up to a tier cap (RCS tariff). Which class applies to a given TwinEagles lot is not published; the seller's recent RCS bills answer it.
TwinEagles covers about 1,115 acres, the figure both the developer and the club use, for 717 homes and homesites, which works out to well under one home per acre across the whole property. Much of that land is the two 18-hole courses, lakes (the largest is 34 acres, shared by Lake Estates and Dundee) and preserves. The Estates, the first phase, covers about 474 acres around the Talon, and the Grand Arbors phase about 650 acres to the north. Higher acreage figures in court filings and water-use permits measure different boundaries and should not be read as the community's size.
TwinEagles fits retirees who want a private two-course club, an active racquet and social calendar and a gated inland setting. The Census block group that contains TwinEagles had a median age of 66.2 in the 2020-2024 American Community Survey (Census Reporter), and about 54% of TwinEagles residences (387 of 714) carried a homestead exemption on the 2026 preliminary county roll, a sign of many full-time owners. NCH Northeast's 24-hour emergency room is about 6 minutes from the gate. The trade-offs: a six-figure initiation, current dues not posted publicly, and a 22-minute drive to the beach.
TwinEagles is a mix. About 54% of TwinEagles residences, 387 of 714, carried a homestead exemption on the 2026 preliminary Collier County roll, meaning the owner declared the home a permanent Florida residence. The rest are second homes, rentals and owners who homestead elsewhere. The social calendar follows the season: the club's busy months run November to April, when groups like the TwinEagles Book Club meet (HOA February 2024 newsletter), and the golf reciprocal season runs May 1 to October 31, when many members travel.
TwinEagles backs onto preserve land, and residents regularly see white-tailed deer, wild turkey, alligators, bobcats and black bears, according to master association newsletters (HOA January 2024 newsletter). The deer population grew large enough that the association relocated 42 deer between November 2025 and January 2026 under Florida Fish and Wildlife Conservation Commission permits (deer relocation FAQs). Both courses hold Audubon International Gold Signature Sanctuary certification (2023). No bald eagle nest on the property is documented in the records we reviewed.
TwinEagles social life runs through the club and resident groups. The club schedules recurring dining nights and events, bocce leagues and finals, and charity golf; resident groups include TwinEagles Cares, which runs Feed Thy Neighbor and Habitat for Humanity workdays, and a Book Club of about 55 in season (HOA newsletters). The ScholarSIP gala raises money for the employee scholarship fund, and outside charities hold golf events at TwinEagles, such as the Literacy Council's 2026 fundraiser (Above Board Chamber).
TwinEagles and Mediterra are both North Naples private clubs with 36 holes and a membership that runs with the home, but they differ on entry cost, district taxes and extras. TwinEagles posts a $150,000 Golf initiation and has no CDD; our Mediterra page reports a higher golf initiation, a CDD assessment on the tax bill and a Gulf beach club that TwinEagles lacks. TwinEagles' prices are reported here from Collier County recorded deeds and Mediterra's from the MLS, two different record systems, so we do not compute a ratio between them. The full decision table is in the TwinEagles vs Mediterra section above.
At TwinEagles the membership is deeded and mandatory, but the buyer pays the club's initiation fee at closing ($45,000 to $150,000 by category) and pays annual club dues; nothing about the club comes free with the purchase price (club membership page). In communities that roll golf into the home price and HOA fee, the golf cost sits inside the house price and the assessment instead. Neither model is cheaper by definition: compare the total of initiation, dues, capital charges, HOA and any CDD over the years you expect to own. Our Quail West and Talis Park pages lay out two other North Naples models.
TwinEagles price per square foot from Collier County recorded deeds uses the county roll's building area, which counts total area under roof, as the denominator; MLS price per square foot uses living area, which is smaller on the same house. The two must not be compared. On the county denominator, the 24 months ending September 24, 2026 (newest recorded sale June 30, 2026) shows median figures from about $274 in Covent Garden (15 sales) to about $648 in Lake Estates (3 sales, too thin to read as a market rate). When we compare TwinEagles with other Naples golf communities, we use one record system on both sides.
Buying in TwinEagles? The deeded membership category, the remaining Phase One balance and the flood status of the pad change what a TwinEagles home is really worth to you. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in TwinEagles and across Naples.
Own in TwinEagles and thinking of moving? Get a free TwinEagles home valuation, or call Jesse direct at (239) 898-6072. Confidential conversations welcome.
TwinEagles sellers face questions most Naples sellers never see: who pays the club initiation, what happens to the deeded membership, which estoppels to order and how the Phase One assessment moves to the buyer. The answers below use Collier County recorded deeds for prices and the club's and associations' own documents for every rule, each linked where it is used.
For a TwinEagles seller, the best realtor is one who can price the deeded membership category, the Phase One balance and the flood status of the pad, not only the house. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and our Domain Realty Group team has sold over $2.5 billion in real estate. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, and hold a 5 Star Award for Customer Satisfaction for 21 straight years from Gulfshore Life Magazine. Compare us on how we would handle the TwinEagles club and estoppel steps, not only on marketing.
The best TwinEagles listing agent is the one who knows the steps that can stall a sale here: club approval of the buyer, the Membership Agreement that must reach the club seven days before closing (2024 Membership Agreement), two or three estoppels by street, gate rules for showings and the ban on realtor signs in Covent Garden (HOA Quick Guide for Realtors). McGreevy and Comisar build those steps into the listing plan from day one, and we price from recorded sales by neighborhood. To talk it through, call Jesse direct at (239) 898-6072.
A TwinEagles home's value starts with its neighborhood, then turns on the club category deeded to it (Golf, Sports or Social), its lake or golf view, its year built and updates, and the flood status of its pad. Collier County recorded deeds give the neighborhood baseline: for example, Hedgestone's 60-month median is $2,205,000 (14 sales) and Kinross's 36-month median is $867,500 (14 sales), each window ending September 24, 2026 (newest recorded sale June 30, 2026). A buyer will also weigh the initiation fee they must pay and the Phase One balance they will assume. For a number on your address, request a free TwinEagles home valuation.
Request a free TwinEagles home valuation online, or call Jesse direct at (239) 898-6072; confidential conversations are welcome. We price a TwinEagles home against recorded sales in its own neighborhood, adjust for the deeded club category, the view, the build year and updates, and check the flood status of the pad and any FEMA letter. We also pull the club estoppel figures a buyer will see, the remaining Phase One assessment and current dues, because those shape what a buyer can pay. There is no charge and no obligation to list.
In the Southwest Florida MLS (pulled September 24, 2026), TwinEagles had 50 closed sales in the 12 months to September 24, 2026, including 1 non-MLS sale entered in the MLS, at a median of $1,031,250 (the mean of the middle pair, $1,012,500 and $1,050,000), from $350,000 for a Covent Garden condominium to $3,300,000 for a Lake Estates home. The MLS-marketed sales closed at a median 94.63% of the final list price, and 2 of 49 closed at or above list. Collier County recorded deeds for the window (newest deed June 30, 2026) hold 37 qualified sales at a median of $925,000, every one a resale. Eleven of the 50 MLS closings were Covent Garden condominiums, which pulls the all-product median down.
Using the Southwest Florida MLS (pulled September 24, 2026) and widening each window until it holds at least 10 closings: Covent Garden 12 months, 11 sales, median $457,000; Kinross 24 months, 11 sales, $740,000; Fenhurst 36 months, 10 sales, $872,500; Dundee 36 months, 11 sales, $1,630,000; Bramble Point 60 months, 13 sales, $770,000; Hollybrook 60 months, 18 sales, $960,000; The Estates 60 months, 11 sales, $2,600,000; Hedgestone 60 months, 16 sales, $2,205,000. Wicklow, Wisteria, Lockford and Lake Estates reach 10 closings only across all MLS history (medians $840,000, $912,500, $825,000 and $2,153,345), which includes their original new-construction sales, so their 60-month ranges read closer to today: Wicklow 9 sales, $930,000 to $1,580,000; Wisteria 9 sales, $1,012,500 to $1,775,000; Lockford 6 sales, $1,070,000 to $1,590,000; Lake Estates 8 sales, $2,021,589 to $3,500,000. The neighborhoods section gives each figure beside its Collier County recorded-deed counterpart.
TwinEagles price per square foot from Collier County recorded deeds is computed on the county roll's building area, which counts total area under roof, so it runs lower than an MLS figure computed on living area for the same house; the two must never be compared. On the county denominator, Covent Garden's 12-month median was $272.09 per square foot (11 sales), and in the 24 months ending September 24, 2026 (newest recorded sale June 30, 2026), medians ran from $274.27 in Covent Garden (15 sales) to $647.54 in Lake Estates (3 sales); every neighborhood except Covent Garden had fewer than ten sales in that window, too thin to read as a market rate. On the MLS living-area denominator (Southwest Florida MLS, pulled September 24, 2026), the TwinEagles median for the 12 months to September 24, 2026 was $369.48 per square foot.
On September 24, 2026 the Southwest Florida MLS showed 15 active TwinEagles listings, at a median list price of $758,000 and a median 54 days on market, from a $350,000 Covent Garden carriage home to a $3,897,000 Estates home. Five were in Covent Garden; Dundee, Lake Estates, Lockford, Wicklow and Wisteria had none. Against 50 MLS closings in the prior 12 months, that is about 3.6 months of supply (our calculation). Call Jesse direct at (239) 898-6072 for today's active listings in your TwinEagles neighborhood, or browse current homes for sale through our Domain Realty Group team site.
In the Southwest Florida MLS (pulled September 24, 2026), the 49 MLS-marketed TwinEagles sales in the 12 months to September 24, 2026 took a median of 83 days on market, against a median of 32 over 60 months; Covent Garden's 11 sales in the latest year took a median of 121 days, and the 15 homes active on September 24 had been listed a median of 54 days. Beyond marketing time, plan for the TwinEagles-specific steps between contract and closing: club approval of the buyer, the Membership Agreement due at the club seven days before closing (2024 Membership Agreement), buyer screening by the master association and two or three estoppel certificates, which a Chapter 720 association must issue within 10 business days of a request (section 720.30851).
Not on the all-product median, but buyers are negotiating harder. Southwest Florida MLS medians (pulled September 24, 2026) read $1,031,250 over 12 months (50 sales), $993,750 over 24 months (78), $975,000 over 36 months (113) and $959,950 over 60 months (188), while the median sale-to-list ratio slipped from 96.17% over 60 months to 94.63% in the latest 12 and median days on market rose from 32 to 83. Collier County recorded deeds show the TwinEagles all-product median at $925,000 in the 12-month window (37 sales), $959,900 in the 24-month window (65 sales), $1,012,500 in the 36-month window (103 sales) and $967,500 in the 60-month window (174 sales), all ending September 24, 2026 (newest recorded sale June 30, 2026). The windows overlap and the mix shifts: the 12-month window holds a larger share of Covent Garden condominiums (11 of 37), which lowers the median on its own. Read these as a record of what closed, not a forecast. The honest reading for a TwinEagles seller is neighborhood by neighborhood, with the specific comparable sales for your street.
In Collier County recorded deeds for the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), the highest qualified TwinEagles sale was $3,500,000, a Lake Estates home recorded January 30, 2025. The next highest were $3,250,000 in both Lake Estates (October 2024) and The Estates (January 2025), and $3,100,000 in The Estates, recorded June 30, 2026, the top sale of the latest 12-month window. The county file covers qualified arm's-length sales of improved property over $100,000, so a family transfer or a vacant-lot sale would not appear. We do not claim an all-time record beyond that window. The Southwest Florida MLS (pulled September 24, 2026) shows the same $3,500,000 top over 60 months, and its 12-month top is $3,300,000, a Lake Estates home that closed February 10, 2026.
Yes, at a different price level. In Collier County recorded deeds for the 24 months ending September 24, 2026 (newest recorded sale June 30, 2026), TwinEagles' Covent Garden condominiums had 15 sales with a median of $500,000, while single-family neighborhood medians in the same window ran from $775,000 in Bramble Point (3 sales) to $3,250,000 in Lake Estates (3 sales). Covent Garden sellers also deal with condominium-specific items: three condominium associations and a recreation association, condominium estoppels, a ban on realtor signs in the neighborhood, and buyer questions about Florida's structural reserve rules for condominiums.
No public dataset splits TwinEagles sales by membership category, so we cannot put a number on it, and we will not guess. What we can say is that the category is a pricing fact. A buyer of a Golf-deeded TwinEagles home gets a Golf membership immediately (club membership page), while a buyer of a Sports or Social home who wants to move up faces a 614-membership cap and an upgrade at the club's discretion. The category also sets the initiation the buyer pays ($150,000, $60,000 or $45,000). We confirm your home's category from the club estoppel before we price.
TwinEagles has no public dataset that tags sales by view, so we do not publish a premium figure. What the record shows is that the highest recorded TwinEagles sales cluster in the neighborhoods built around water and the Talon: Lake Estates, on the 34-acre lake, recorded sales from $2,021,600 to $3,500,000 over 60 months, and Hedgestone and The Estates sit on course frontage. For a specific home, we compare it with recorded sales on the same street and view, which is the only honest way to isolate what a view is worth in TwinEagles.
The buyer does. The TwinEagles Club's initiation fee for the home's deeded category ($150,000 Golf, $60,000 Sports or $45,000 Social, as posted on the club membership page in September 2026) is paid by the buyer at closing under the club's Initiation Fee Policy. A seller never pays it. But a TwinEagles seller should price with it in mind, because a buyer compares the house price plus initiation, transfer fee and assumed Phase One balance against the all-in cost of other clubs.
The TwinEagles Club's 2024 Membership Agreement sets a $3,500 transfer fee that is paid with the incoming member's signed agreement, and the agreement must reach the club at least seven days before closing. The purchase contract can shift who bears the cost, as with any closing charge, but the fee travels with the buyer's membership paperwork. The agreement also says the transfer fee is refunded if the club rejects the application.
No public TwinEagles document describes a refund of the initiation fee to a selling member. The club's Initiation Fee Policy sets out when fees are charged and when they are waived, and the 2024 Membership Agreement mentions a refund only of the transfer fee to a rejected applicant. The club is private and member-owned, but its Membership Plan and bylaws, which would govern any equity return, are not public. Ask the club directly and get the answer in writing before you plan around it.
The membership stays with the house. Because each TwinEagles residence is deeded a membership, the category passes to the buyer with title, subject to the club's approval of the buyer (Golf and Sports covenant; club membership page). Your own membership ends at closing. The buyer also takes over the remaining payments on the Phase One capital assessment (Phase One Master Plan), which runs 12 years from September 2020. If you are buying another TwinEagles home, the Initiation Fee Policy treats that move separately.
Yes. TwinEagles club dues are billed on the club's fiscal year, which starts November 1, and the seller remains responsible until the membership transfers at closing. The recorded Golf and Sports covenant makes the seller and buyer jointly liable to the club for dues unpaid before the sale, which is why the club estoppel matters. Seller and buyer usually prorate dues in the purchase contract, and the title company settles the figures shown on the estoppel. Clear any past-due balance before listing so the estoppel comes back clean.
Every TwinEagles resale needs at least two estoppel certificates: one from The TwinEagles Club and one from the master association, which FirstService Residential issues through its online document ordering (club estoppel requests). Homes on streets with a neighborhood association need a third: Bramble Point and Carradale Court, Covent Garden, Dundee, Heather Woods Court in Hollybrook, Lockford, Wicklow and Wisteria (estoppel requirements by street). Order them early, because the club estoppel also tells the buyer the category and the remaining Phase One balance.
The last public TwinEagles club schedule set the club's estoppel fee at $250 (fiscal 2022); confirm the current fee when you order. For the master and neighborhood homeowners' associations, Florida law requires the certificate within 10 business days of a written request and caps the fee at an inflation-adjusted amount, currently $299 when no amount is delinquent, with an extra $119 allowed for delivery within three business days under the schedule the Department of Business and Professional Regulation publishes (section 720.30851). Covent Garden's condominium associations follow the condominium statute (section 718.116). Order all TwinEagles estoppels as soon as you have a contract.
Yes. The TwinEagles Club approves each incoming member at its discretion, and the application can include credit and background checks (2024 Membership Agreement). Under the recorded Golf and Sports covenant, the club must act within 30 days of a complete application or approval is treated as given. The master association runs its own buyer screening (application instructions). Build both approvals into the contract timeline so a TwinEagles closing date is realistic.
No. A cash buyer of a TwinEagles home removes the lender's appraisal and underwriting, and possibly a lender-driven flood-insurance requirement, but not the community's steps. The club still approves the buyer and needs the signed Membership Agreement and $3,500 transfer fee seven days before closing, the buyer still pays the initiation fee for the deeded category, and the title company still needs two or three estoppels. The master association's screening applies to every buyer. A cash offer shortens a TwinEagles closing mainly by removing financing contingencies, not by skipping approvals.
Yes, within the master association's rules. The HOA Quick Guide for Realtors allows open houses on Saturdays and Sundays only, between 9 a.m. and 5 p.m. The gate pulls the list of open houses from the MLS each week, and a visitor is admitted only if the address they give is on that list, so an open house must be entered in the MLS in time. Private showings need an appointment with the showing agent, and the gate may call the listing agent to verify it. Clubhouse tours for TwinEagles buyers are by appointment.
The TwinEagles master association's Quick Guide for Realtors addresses open-house signs: no larger than 24 by 18 inches, built to the association's sign layout, one sign in the front yard and one at the neighborhood entrance on the day of the open house, removed at day's end, never in a rear yard or facing the golf course, and no information tubes. Realtor signs are not permitted in Covent Garden at all. The guide does not describe a standing for-sale sign, so check the recorded use restrictions and the neighborhood's rules before placing one.
TwinEagles is a seasonal market: many owners and buyers are in Naples from November to April, and the club's golf reciprocal season from May 1 to October 31 marks when many members travel (club reciprocals). Listing before the season lets a home be seen by buyers who arrive in November and January. In the Southwest Florida MLS (pulled September 24, 2026), TwinEagles closings over the 12 months to September 24, 2026 bunched in spring, 8 in April and 9 in May 2026, against 1 in June 2026 and 2 in October 2025. Over 60 months, 109 of the 188 closings fell in January through June, led by April (23), January (21) and May (21), while July recorded 7. A closing trails its contract by several weeks, so a spring closing is usually a winter contract (our reading), which is why a listing ready by January meets the most buyers.
That depends on your neighborhood's recent record and on costs you carry while you wait: club dues, the Phase One assessment, the master HOA's January 1 bill and insurance. The Southwest Florida MLS (pulled September 24, 2026) shows 50 TwinEagles closings in the 12 months to September 24, 2026 and 78 in 24 months, and Collier County recorded deeds show 37 and 65 for the same windows, so the community keeps trading in every season; the latest 12 months closed at a median 83 days on market, against 32 over 60 months, so waiting also means carrying costs for longer. Two dated changes are worth watching: Citizens' flood requirement for wind policies from January 1, 2027 (Citizens) and new FEMA flood maps expected in summer 2027. We will map both against your address in a valuation.
Renovate only where the work removes a buyer's objection. In TwinEagles, exterior changes need architectural review approval first (ARC application), which adds weeks, so interior refreshes are usually faster. The county roll's year-built field shows much of Bramble Point, Hollybrook, Wicklow and Covent Garden dates from 2006 to 2008, so roofs, windows and kitchens there face more buyer scrutiny than in Dundee or Kinross, built 2015 to 2019. Impact openings and a recent roof also show up on a wind-mitigation report, which buyers use to price insurance. We walk a TwinEagles home before recommending any spending.
No public TwinEagles dataset measures the return on specific updates, so we will not quote one. What the records support is where buyers focus. Insurance drives carrying cost, and a wind-mitigation inspection on the state's revised form credits impact-rated openings, roof shape and roof attachment (OIR form update). Flood status matters on Zone AH streets, where an elevation certificate or FEMA letter can remove a buyer's worry. Inside, buyers compare kitchens and baths against the newer Minto, Lennar and Stock homes of 2015 to 2019.
There is no public TwinEagles data on furnished versus unfurnished sale prices, so this is a judgment call. Many TwinEagles buyers are seasonal residents who may prefer a turnkey home, while full-time buyers often bring their own furniture; about 54% of TwinEagles residences carried a homestead exemption on the 2026 preliminary roll. If you offer furniture, list it on a separate inventory and let the contract state whether it conveys and at what value, because Florida's documentary stamp tax applies to the real property consideration (section 201.02). We can advise on staging either way.
Florida requires sellers to disclose known facts that materially affect a home's value and are not readily observable, and for a TwinEagles home that list usually runs longer than average. Expect to provide the flood zone of the pad and any FEMA letter of map amendment, the elevation certificate if you have one, any insurance claims or water intrusion, pending special assessments, the remaining Phase One capital assessment balance, the deeded club category and association items for your neighborhood (FEMA Map Service Center; Phase One Master Plan). A real estate attorney can confirm your specific obligations.
It can. FEMA maps TwinEagles as a patchwork of Zone X and shallow-ponding Zone AH, and a buyer with a federally backed loan must carry flood insurance on a structure in Zone AH unless a FEMA letter removes it (FEMA NFHL). TwinEagles has at least 21 such letters, including a 2015 letter covering "a portion of Lots 1 through 61" in Dundee and a 2013 letter naming Lockford's Lots 1 through 41; no letter names a Kinross or Bramble Point lot. If your home has a letter or an elevation certificate, have it ready before listing. New FEMA maps for Collier County are expected to take effect in summer 2027, and existing letters may need revalidation then.
Yes, for buyers who insure wind with Citizens. From January 1, 2027, Citizens Property Insurance requires flood coverage on all wind-covered personal residential policies, with condominium unit-owner (HO-6) policies excepted (Citizens flood requirement). For a TwinEagles buyer, that turns flood insurance from optional to required on many Zone X homes too, so the flood premium belongs in the buyer's monthly math. Collier County's Class 5 Community Rating System rating earns a 25% NFIP discount, and a FEMA letter or a favorable elevation certificate lowers the quote.
Yes, within the master association's limits. The TwinEagles Use Restrictions (2024) allow up to three leases per calendar year, each at least 30 consecutive days, on the approved lease form, with tenant screening before occupancy. Neighborhood associations can be stricter. As the owner you keep paying club dues, the Phase One assessment and HOA assessments while the home is leased, and your tenant's club use follows the club's renter rules and fees. Weigh those carrying costs against expected seasonal rent before deciding.
Yes, but every TwinEagles rule still applies to a seller without an agent. The gate admits open-house visitors only for addresses on the weekly list pulled from the MLS (HOA Quick Guide for Realtors), so an unlisted open house cannot admit the public. You still need club approval of the buyer, the Membership Agreement at the club seven days before closing, the $3,500 transfer fee and two or three estoppels. An owner selling alone also has to answer buyers' questions on initiation, category and the Phase One balance accurately, which is where TwinEagles deals most often slow down.
No. The TwinEagles Club does not operate its own brokerage; the Real Estate tab on the club's website links to an outside third-party listing platform, not a club office (club site). Any licensed Florida agent can list a TwinEagles home, and the same club approval, estoppel and gate rules apply whoever the agent is. Choose a listing agent on how well they price the membership category and manage the club and association steps.
Yes, a TwinEagles home can be marketed privately to qualified buyers when a seller values discretion. Two TwinEagles rules shape how: open-house visitors are admitted only for addresses on the gate's weekly list pulled from the MLS, so a private listing is shown by appointment only, and private showings require the buyer's agent to hold an appointment with the showing agent, which the gate may verify (HOA Quick Guide for Realtors). Off-market also narrows the buyer pool, so we price and plan it with you. Confidential conversations welcome at (239) 898-6072.
We market a TwinEagles home on what makes it different: the deeded club category, the view and the neighborhood's recorded prices. Our listing plan for luxury TwinEagles sellers includes premium marketing: cinematic video, drone, professional photography, our qualified-buyer database, and discretion and off-market capability when needed. We lead with the facts buyers search for, such as the $150,000 Golf initiation, the 614-membership golf cap, no CDD and the A-rated schools, so the buyers who call are already qualified for the club cost. Showings follow the TwinEagles gate rules for appointments and weekend open houses.
Yes. On a TwinEagles listing we manage the club side alongside the contract: confirming the deeded category and the Phase One balance from the club estoppel, making sure the buyer's signed Membership Agreement and $3,500 transfer fee reach the club at least seven days before closing, tracking the club's approval, and coordinating the master and neighborhood estoppels with the title company. We also make sure the contract states who bears the transfer fee and how dues and assessments are prorated, which keeps a TwinEagles closing date on schedule.
A TwinEagles seller's main costs are the brokerage commission, which is negotiable and set by your listing agreement; Florida documentary stamp tax on the deed at 70 cents per $100 of consideration (section 201.02), which on the 12-month recorded-deed median of $925,000 works out to $6,475; title charges as the contract allocates them; and estoppel fees for the club and the associations (section 720.30851 caps an HOA estoppel at an inflation-adjusted $299 when nothing is delinquent). Club dues and assessments are prorated to the closing date. The buyer pays the club initiation fee.
For a TwinEagles home in Collier County, Florida's documentary stamp tax on the deed is 70 cents per $100 of the sale price (section 201.02), or $7,000 on a $1,000,000 sale. Who pays title insurance and other closing charges is set by the purchase contract. Add estoppel fees for The TwinEagles Club and the master and neighborhood associations, prorations of club dues, the Phase One assessment, the January 1 HOA bill and property taxes, and any payoff of your mortgage. Your title company's settlement statement gives the final numbers.
Real estate commissions in Florida are negotiable; no law, board or association sets a rate, and The TwinEagles Club and master association play no part in it. For a TwinEagles home, compare what each agent will actually do for the fee: how they price the deeded club category, whether they manage the club approval, Membership Agreement timing and estoppels, how they market to buyers who can afford the initiation, and how they handle showings under the gate rules. For a straight answer on our terms for your home, call Jesse direct at (239) 898-6072.
A TwinEagles sale can be handled remotely. Estoppel certificates are ordered by the title company, the master association's certificate through FirstService Residential's online ordering, and club documents move by email (club estoppel requests). Showings run through the gate's appointment and open-house list, so your listing agent coordinates access (HOA Quick Guide for Realtors). Florida title companies routinely close with mail-away or remote online notarization. Keep dues and assessments current so the estoppels come back clean.
An inherited TwinEagles home follows the same club and association steps as any sale, once the personal representative or trustee has authority to sell. The deeded membership stays with the house, so the buyer pays initiation for the home's category and assumes the Phase One balance (Phase One Master Plan), and the estate must bring club dues and HOA assessments current, since the covenant makes seller and buyer jointly liable for pre-sale dues. Estate property often needs updating and a fresh flood and wind review. An estate attorney confirms authority; we handle pricing and the TwinEagles process.
Yes. The TwinEagles Club's Initiation Fee Policy addresses members who move within TwinEagles: a member moving to another TwinEagles home generally does not pay a new initiation, but a move to a higher category pays the difference between the category fees, and the policy sets conditions, so read it before you sign. Moving down, such as from a Golf-deeded estate to a Social-deeded condominium, does not trigger a new initiation under that policy. Coordinate the sale and purchase closings so your membership status is continuous.
It is a common TwinEagles question, and the record frames it. In Collier County recorded deeds for the 24 months ending September 24, 2026 (newest recorded sale June 30, 2026), Covent Garden condominiums had a median of $500,000 (15 sales), against $2,100,000 in Hedgestone (6 sales) and $3,250,000 in Lake Estates (3 sales). Under the club's Initiation Fee Policy, moving within TwinEagles to a lower category does not trigger a new initiation, but check the category deeded to the Covent Garden unit you want, because you take that category and its dues. Covent Garden's 2024 master assessment was the community's lowest, $3,300.46.
TwinEagles initiation for Golf rose from $30,000 when the club first charged it in April 2021 to $150,000 as posted in September 2026 (fiscal 2022 schedule; club membership page). The buyer pays that fee at closing, so a higher initiation raises the all-in cost of buying a TwinEagles home without adding to the seller's proceeds. The club's Initiation Fee Policy requires 120 days' notice of an increase, so a seller can see a change coming. Current dues are not public; buyers see them on the estoppel.
No new special assessment is announced in the TwinEagles documents we read. The club's continuing special charge is the Phase One capital assessment, 12 years from September 2020, which a buyer assumes (Phase One Master Plan); any club special capital assessment over $500,000 requires a member vote (ProPublica 990). The master association funded its lake-bank remediation, scheduled in phases through 2028, and its entry landscaping without a special assessment (lake-bank update). Neighborhood associations decide their own.
The renovated clubhouse, completed in 2023 and listed by its construction manager at 71,376 square feet (Curran Young), and the Talon renovation that reopened in January 2022 are the product of the $22.5 million Phase One program (Phase One Master Plan). TwinEagles buyers now see new facilities rather than a pending capital project, which is a selling point. The cost comes with them: the Phase One assessment transfers to the buyer. No public dataset isolates the clubhouse's effect on TwinEagles prices, so we do not claim a figure.
Both, depending on the buyer. For a golfer, a Golf-deeded TwinEagles home guarantees immediate access to 36 private holes with a capped roster of 614, and our benchmark shows the lowest published top-tier golf initiation of the North Naples clubs we compare. For a non-golfer, the mandatory Social or Sports category means an initiation of $45,000 or $60,000 and annual dues they cannot opt out of. The listing has to find the buyer the category fits and present the all-in cost clearly; we will not publish a resale discount or premium, because no public data measures one.
No public source reports where TwinEagles buyers relocate from, so we will not claim a split. What the county record shows is a mix of full-time and seasonal owners: about 54% of TwinEagles residences carried a homestead exemption on the 2026 preliminary Collier County roll, and the Census block group that contains TwinEagles had a median age of 66.2 in the 2020-2024 American Community Survey (Census Reporter). We market a TwinEagles listing to both seasonal and full-time buyers.
Price a TwinEagles home against the recorded sales in its own neighborhood first, then against the homes a buyer will tour the same week. Collier County recorded deeds give the neighborhood baseline, but they lag and they do not show active listings; current competition and days on market come from the MLS at the time you list. Then adjust for the deeded club category, the view, updates, the flood status of the pad and the Phase One balance the buyer will assume. A TwinEagles home priced as if every buyer can use its category tends to sit.
When a TwinEagles home sits, the cause is usually one of five things we can check against the record: price above the recorded sales in its neighborhood; a Sports or Social category marketed to golfers; an all-in cost (initiation, transfer fee, Phase One balance, dues) that was not disclosed early, so buyers dropped out late; flood or insurance questions on a Zone AH street without an elevation certificate or FEMA letter in hand; or showing access limited by the gate rules. Each has a fix. Call Jesse direct at (239) 898-6072 for a confidential second look at your listing.
A Covent Garden sale adds condominium steps to the TwinEagles process. Order estoppels from the club, the master association and the Covent Garden condominium association, which follows the condominium statute (section 718.116). No realtor signs are allowed in Covent Garden (HOA Quick Guide for Realtors). Buyers will ask whether Florida's milestone-inspection and structural reserve rules apply; those attach at three habitable stories or more (section 553.899), and the association's building records answer it. Recorded Covent Garden sales had a 12-month median of $457,000 (11 sales).
Selling in TwinEagles? Get a free TwinEagles home valuation priced from recorded sales in your neighborhood and your home's deeded club category, or call Jesse direct at (239) 898-6072. Confidential conversations welcome.
Buying your next home in or near TwinEagles? Call Marc at (239) 287-5873, or see how we represent Naples buyers.
The TwinEagles sources below are the primary records behind this page: the club's and master association's own documents, Collier County and State of Florida records, federal flood and weather data, and a small set of news and trade reports labeled as reported. No realtor, brokerage or listing portal is cited. Each link was checked on the date shown.
The TwinEagles documents below are the ones a buyer or seller actually needs: the club's membership and fee documents, the master association's rules and budget, the recorded club covenant, county zoning records and the flood and insurance references. Each row links to the issuing authority's own copy; we do not host copies.
Document | Issuer | Date | What it covers | Authority URL |
|---|---|---|---|---|
Membership Agreement | The TwinEagles Club | 2024 | $3,500 transfer fee, club approval of the buyer, seven-day delivery before closing | |
Initiation Fee Policy | The TwinEagles Club | Revised October 20, 2023 | Fee ratio across Golf, Sports and Social, exemptions, moves within TwinEagles, 120-day notice of increases | |
Phase One Master Plan | The TwinEagles Club | 2020 | The $22.5 million Talon and clubhouse program and the 12-year capital assessment a buyer assumes | |
Dues and Fees, fiscal 2022 | The TwinEagles Club | December 17, 2021 | Last public dues, privileges, guest, renter, transfer and estoppel fees | |
Estoppel Required by Street | The TwinEagles Club | July 29, 2021 | Which TwinEagles streets need two estoppels and which need three | |
Estoppel Requests | The TwinEagles Club | Current posting | How to order the club and master association estoppels | |
Neighborhood HOA Contacts | The TwinEagles Club | January 30, 2024 | The neighborhood associations and their management companies | |
Talon Scorecard | The TwinEagles Club | 2024 | Talon par, yardage, course rating and slope by tee | |
Eagle Scorecard | The TwinEagles Club | 2024 | Eagle par, yardage, course rating and slope by tee | |
Audubon Gold Signature Sanctuary certification | The TwinEagles Club (Audubon International program) | March 2023 | Environmental certification of both TwinEagles courses | |
Reciprocal Program | The TwinEagles Club | June 4, 2025 | Summer golf and racquets reciprocal clubs | |
Quick Guide for Realtors | TwinEagles Homeowners Association | 2024 | Open-house days and hours, gate procedure, sign rules, private showings | |
Approved Use Restrictions | TwinEagles Homeowners Association | 2024 | Leasing limits, pets, vehicles, boats and golf carts | |
Approved 2024 Budget | TwinEagles Homeowners Association | Approved November 8, 2023 | Master assessment for each of the 12 neighborhoods | |
Community FAQs and History | TwinEagles Homeowners Association | Posted September 2026 | Community history, HOA and club roles, billing, neighborhood associations, utilities | |
Golf and Sports Declaration of Recreational Covenant | Recorded covenant, posted by TwinEagles Homeowners Association | 2010 | What a deeded membership means: transfer with title, club approval, dues liability | |
Buyer and Tenant Evaluation Instructions | TwinEagles Homeowners Association | 2023 | The association's screening application for buyers and tenants | |
Land Development Code Appendix F, list of PUD ordinances | Collier County | 2020 to 2021 edition | The 1997 TwinEagles PUD ordinance entries | |
Zoning atlas sheet 8720N | Collier County Growth Management | Current sheet | Zoning notes for the TwinEagles area | |
Flood map search, panels 12021C0217H and 12021C0219H | FEMA | Effective May 16, 2012 | Effective and preliminary flood panels for TwinEagles | |
Flood Insurance Requirement | Citizens Property Insurance Corporation | 2026 | Flood coverage required on wind-covered personal residential policies from January 1, 2027 |
Recorded-sale figures labelled as county figures are from Collier County recorded deeds (DOR-qualified sales; every window ending September 24, 2026, newest recorded sale June 30, 2026).
Market data from Southwest Florida MLS, pulled September 2026.
Information is deemed reliable but not guaranteed. Brokered by Domain Realty.
601 people live in TwinEagles, where the median age is 66 and the average individual income is $112,628. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around TwinEagles, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Dr Jim Suttie Golf Academy, Twineagles The Club, and Twineagles Gatehouse.
| Name | Category | Distance | Reviews |
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| Active | 0.2 miles | 0 reviews | 0/5 stars | |
| Active | 0.21 miles | 3 reviews | 4/5 stars | |
| Active | 1.11 miles | 0 reviews | 0/5 stars | |
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TwinEagles has 289 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in TwinEagles do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Marital Status
Blue vs White Collar Workers
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White Collar:
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.
