The Estates is 63 custom homes on the original 1999 Phase One plat of TwinEagles, Naples, on six streets near the Talon course. No sub-HOA, 3,500 sq ft minimum, Zone X street points. Verified county, club and FEMA records from McGreevy and Comisar.
McGreevy and Comisar are the top-reviewed real estate team for selling and buying custom estate homes in The Estates at TwinEagles, Naples. Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar. If you are getting ready to sell your Estates home, or you are weighing a one-of-63 custom home on a large Talon-course homesite, this page answers the questions that actually move the price: which membership is deeded to the house, what the 2023 Estates Design Review Guidelines let you build, what every Estates sale since 2021 brought, and where each street sits on today's flood map.
The Estates at TwinEagles is a 63-home custom estate neighborhood inside the master-planned community of TwinEagles in Naples, Florida. It is the original 1999 section of TwinEagles at the front of the community, one of the two highest-value recorded plats in the gate, and the only TwinEagles neighborhood governed by its own Estates design guidelines with a 3,500-square-foot minimum home size.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What "The Estates" means on the public record. The Estates is the recorded plat TwinEagles Phase One (Plat Book 30, pages 78 to 85, Collier County): 66 residential homesites, of which 63 hold homes and 3 were still vacant on the 2026 county roll. The developer marketed it as six named enclaves, Strathmore, Thornhill, Sterling Hill, Glasgow, Inverness and Lochlomond, each on its own street: Golden Eagle Court, Peregrine Court, Aerie Lane, Talon Drive, Bald Eagle Way and Five Oaks Lane. All six are described on this page. There is no separate Estates homeowners' association; every Estates home belongs to the TwinEagles Homeowners Association and carries a deeded membership in The TwinEagles Club.
Not to be confused with: Lake Estates at TwinEagles, the 19-home lakefront neighborhood on TwinEagles Boulevard with its own page, Lake Estates at TwinEagles; "Twin Eagle Lake Estates," a resort in Missouri; Golden Gate Estates, the large-lot county subdivision east of TwinEagles; or Twin Eagles grills. Talon, Aerie, Golden Eagle, Peregrine and Bald Eagle are Estates street names, and Talon and Eagle are also the names of the two golf courses.
Every figure below comes from a primary public record, and each is dated. Call Jesse direct at (239) 898-6072 for a confidential conversation about your Estates home, or call Marc at (239) 287-5873 if you are buying.
If you're searching for the best realtor for The Estates at TwinEagles in TwinEagles, Naples, whether you're ready to sell your Estates home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Estates track record: In the 60 months to September 24, 2026, The Estates recorded 11 closed sales on the Southwest Florida MLS, including 2 non-MLS sales entered in the MLS, and we tracked every one of them: median $2,600,000, from $1,725,000 to a high of $3,250,000 (January 2025), with the newest at $3,150,000 in September 2026. The 9 MLS-marketed sales closed at a median 90.00% of final list price after a median 32 days on market. The 12-, 24- and 36-month windows hold only 3, 4 and 4 Estates closings, so 60 months is the first window with ten or more.
Data updated: September 2026. Source: Southwest Florida MLS, 60 months (closed September 25, 2021 to September 24, 2026), pulled September 24, 2026.
Honors and recognition:
McGreevy and Comisar is a top-reviewed The Estates at TwinEagles realtor, and you can read every review on our Google Business Profile. Three from clients:
★★★★★ "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
★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" 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
For Estates sellers: professional photography, drone and video that shows the homesite and the Talon frontage, a qualified-buyer database built over two decades in Southwest Florida, and a listing file that answers the membership, design-guideline, flood and permit questions before a buyer's attorney asks them.
Selling your Estates home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in The Estates? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Naples.
Selling? Start with a free Estates home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
The Estates at TwinEagles is the recorded plat TwinEagles Phase One, Plat Book 30, pages 78 to 85, in unincorporated Collier County, ZIP 34120. It holds 66 residential homesites in Blocks B through E: 63 custom single-family homes and 3 vacant lots on the 2026 county roll, all governed by the TwinEagles master association.
That short definition settles three questions buyers ask first. It is not a condominium, it is not a separate homeowners' association, and it is not the same thing as Lake Estates. Everything else on this page, from the setback chart to the fee line, follows from the plat and from the master association's documents.
The county-filed FEMA elevation certificates on Estates homes describe each lot the same way, for example "Lot 63, Block E, Twineagles Phase One, P.B. 30, pages 78-85, Collier County, Florida," and "Lot 15, Block B, Twineagles Phase One." The certificates we read cover Blocks B, C, D and E (Collier County Elevation Certificates layer). On the 2026 preliminary tax roll, the Phase One plat carries 66 residential parcels, and its median preliminary just value, $2,245,257, is second among the eleven recorded TwinEagles plats and condominiums only to the 19-home Lake Estates replat ($2,312,741). The range runs from $1,158,636 to $4,164,874. Forty-three of the 63 homes, 68%, carry a homestead exemption, well above the 54% rate across TwinEagles as a whole.
The TwinEagles Homeowners Association's approved 2024 budget (adopted November 8, 2023) splits the Estates into six assessment lines that match the developer's six enclaves exactly: Lochlomond 6 units, Sterling Hill 18, Thornhill 6, Strathmore 15, Inverness 9 and Glasgow 12, for 66 in all. Vacant lots are billed like homes, which is why the budget count is 66 while the home count is 63.
A search of the Florida Division of Corporations for names beginning "Estates at TwinEagles" returns exactly one TwinEagles entity: The Estates at TwinEagles, Ltd., a Florida limited partnership filed May 15, 1997 as TwinEagles Development Company, Ltd., renamed in May 2002, with a Bonita Springs general partner at the Bonita Bay Group's Coconut Road address. It filed a certificate of dissolution on September 19, 2016. It was the residential developer, not an owners' association. The master association's own pages say it: "If your street/neighborhood is not listed above, you only have TE HOA & landscaping for your property is handled individually" (TwinEagles Community FAQs), and none of the six Estates streets is listed.
Three bodies touch every Estates sale. The TwinEagles Homeowners Association, Inc., a Chapter 720 association managed by FirstService Residential at 11330 TwinEagles Blvd, owns the roads, lakes and preserves, runs the gate and enforces the Estates design guidelines. The TwinEagles Club, Inc., a member-owned private club, holds the membership deeded to the home. Collier County governs zoning, permits and taxes. The Estates holds one of the twelve seats on the master association board, one representative for each neighborhood.
The Estates at TwinEagles is made up of six developer-named enclaves, each a single street: Strathmore on Golden Eagle Court, Thornhill on Peregrine Court, Sterling Hill on Aerie Lane, Glasgow on Talon Drive, Inverness on Bald Eagle Way and Lochlomond on Five Oaks Lane. The names appear on the master association budget, not on any deed.
The enclave names come from the developer's numbered site plan, which numbers the original estate lots 1 to 67 (archived TwinEagles site plan). The lot and block numbers on the county-filed elevation certificates line up with that plan on every certificate we read. Distances below were routed on OpenStreetMap data from a point on each street, off-peak, and are approximate.
Enclave | Street | Site-plan lots | Homes | Vacant lots | County year built (median) | 2024 master assessment |
|---|---|---|---|---|---|---|
Strathmore | Golden Eagle Ct | 1 to 16 | 15 | 0 | 2001 to 2024 (2018) | $5,575.48 |
Thornhill | Peregrine Ct | 17 to 22 | 6 | 0 | 2001 to 2024 (2010.5) | $5,559.42 |
Sterling Hill | Aerie Ln | 23 to 40 | 17 | 1 | 1999 to 2024 (2013) | $5,572.80 |
Glasgow | Talon Dr | 41 to 52 | 12 | 0 | 2001 to 2021 (2011.5) | $5,579.50 |
Inverness | Bald Eagle Way | 53 to 61 | 9 | 0 | 2004 to 2023 (2019) | $5,586.19 |
Lochlomond | Five Oaks Ln | 62 to 67 | 4 | 2 | 2000 to 2022 (2010.5) | $5,559.42 |
Sources: Collier County preliminary 2026 roll (homes, vacant lots, year built); TwinEagles HOA approved 2024 budget (assessments); developer site plan (lot numbers). Strathmore shows 15 parcels for 16 site-plan lots, which suggests two lots were combined.
Strathmore is the second-largest enclave on the site plan, after Sterling Hill, and the one with the newest median year built, 2018, because five of its 15 homes carry a year built of 2020 or later. County building areas on Golden Eagle Court run from 4,031 to 6,656 square feet, median 4,902. A 2024 FEMA letter on one Golden Eagle Court lot removed the new house from the flood zone while leaving part of the lot in it, the only such letter on the Phase One plat. Golden Eagle Court is about a mile from the gate.
Thornhill is six homes on Peregrine Court, the smallest enclave by homes after Lochlomond, and it carries the largest homes in the Estates: a median county building area of 6,161.5 square feet and a maximum of 8,910. Two of the 11 Estates closings on the Southwest Florida MLS in the last 60 months were on Peregrine Court: $2,355,000 in October 2021 and $3,150,000 in September 2026, the most recent Estates sale (pulled September 24, 2026). A $180,999 reroof permit was issued on Peregrine Court in November 2025.
Sterling Hill is the biggest enclave, 17 homes and one vacant lot on Aerie Lane, and the developer's own releases put its homesites along the Talon course. It is where most of the recent rebuilding shows: six Aerie Lane homes carry a year built of 2020 or later, and county-filed elevation certificates for Aerie Lane homes were signed in 2021, 2023 and 2024. The developer called Sterling Hill and Inverness "Legacy estate neighborhoods ... located at the front of the community."
Glasgow is 12 homes on Talon Drive, closest to the gate after Lochlomond, about 0.7 miles by road. Talon Drive recorded a $3,100,000 sale in summer 2026 (June 30 on the county deed file; entered in the Southwest Florida MLS as a non-MLS sale closed July 13), and the largest remodel permit on any Estates street since 2024, a $600,000 building permit issued September 19, 2024.
Inverness is nine homes on Bald Eagle Way and along the east edge of TwinEagles Boulevard, the Estates enclave closest to the clubhouse, about a quarter mile by road. Its homesites face the Talon course. Inverness carries the highest 2024 master assessment in TwinEagles, $5,586.19, and the highest Estates sale of the last 60 months on the Southwest Florida MLS, $3,250,000 in January 2025. Its median year built, 2019, reflects four homes built since 2020.
Lochlomond is the gate-side enclave on Five Oaks Lane, about half a mile from the Immokalee Road entrance: four homes and two lots that were still vacant on the 2026 roll. It is the only Estates street with more than one vacant lot, so it is where a buyer is most likely to find land. A qualified Five Oaks Lane resale recorded at $2,131,200 in January 2022 on the county deed file, and a Five Oaks Lane home closed at $2,425,000 in January 2026 on the Southwest Florida MLS.
No. A deed or title commitment reads "Lot , Block , TwinEagles Phase One," with the plat book reference. Strathmore, Sterling Hill and the other names survive in the master association's budget lines and in the developer's archived marketing. A buyer searching the Southwest Florida MLS will usually find these homes filed under TwinEagles with the Estates street address.
Living in The Estates at TwinEagles means a custom home on one of the largest homesites inside a gated, member-owned golf club in North Naples, with the Talon course or a lake behind many of them, 30-foot side setbacks, no neighborhood dues and no shared amenities of its own. The club, two miles of boulevard and the gate do the rest.
It is a quieter, more private version of TwinEagles. The six Estates streets are short courts and lanes off TwinEagles Boulevard at the front of the community, so traffic past an Estates home is mostly the neighbors'. The design guidelines keep homes at least 60 feet apart on the side lot lines and 50 feet back from the street, and they prohibit fences and walls, so the look is open lawns, native hedgerows and canopy trees rather than walled compounds.
The Estates is one of the most year-round parts of TwinEagles on the county record: 68% of Estates homes carry a homestead exemption, against 54% across the community (only the Lake Estates and Dundee plats run higher). The census block group that covers TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, but The Estates has no age restriction and nothing in the recorded use restrictions limits who may live here.
The daily rhythm runs through the club. An Estates owner is a member in whichever category is deeded to the home, Golf, Sports or Social, and the clubhouse, rebuilt and expanded in the member-approved $22.5 million Phase One program finished in 2023, is between one quarter mile and just under two miles away by road depending on the street. The club's own pages describe a 2,500-square-foot resort-style pool and spa, two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a fitness center and three dining outlets.
There is no Estates pool, no Estates clubhouse and no Estates maintenance crew. Lawn, irrigation and the landscaped strip between your property line and the street are your job, and the 2023 design guidelines hold that landscaping to a written standard: at least ten shade trees on every homesite, native hedgerows between homes, St. Augustine or Zoysia lawn only. Beaches are about 22 minutes away off-peak, and Immokalee Road in season is slow.
When the developer was selling the last Sterling Hill and Inverness homesites in 2016, one couple who built a 6,146-square-foot Divco home told the Naples Daily News why they chose the Estates: "We wanted to be at the front of the community and said it would be nice not to have neighbors behind us so a golf course fairway was what we wanted" (Naples Daily News, April 17, 2016). The same couple added that they "decided we'd rather be further back from the water mainly because of hurricane threats and storm surges." That is still the Estates buyer we meet.
Selling an Estates home? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in The Estates? Read how we represent buyers and call Marc at (239) 287-5873 to tour the streets.
The Estates at TwinEagles recorded 11 closed sales on the Southwest Florida MLS in the 60 months from September 25, 2021 to September 24, 2026, at prices from $1,725,000 to $3,250,000 and a median of $2,600,000 (an observed sale, because eleven is odd). The 12-, 24- and 36-month windows hold only 3, 4 and 4 Estates closings, so 60 months is the first window with ten or more, and every sale is listed below.
Data updated: September 2026. Source: Southwest Florida MLS, 60 months, pulled September 24, 2026.
Across those 60 months the Estates logged $28,969,680 in closed volume, including 2 non-MLS sales entered in the MLS. The 9 MLS-marketed sales closed at a median 90.00% of final list price (3 of 9 at or above list) after a median 32 days on market; the 2 non-MLS sales count in price and in the count but not in days on market or sale-to-list. The median sold price per MLS living square foot is $570.84, the mean of the middle pair ($568.22 and $573.46) across the 10 sales with a living area on record. In the last 12 months three Estates homes closed: $3,150,000 on Peregrine Court (September 2026), $3,100,000 on Talon Drive (July 2026, a non-MLS sale entered in the MLS) and $2,425,000 on Five Oaks Lane (January 2026).
Closed | Sold | Final list | Enclave (street) | MLS living sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|
Sep 18, 2026 | $3,150,000 | $3,500,000 | Thornhill (Peregrine Ct) | 5,493 | 267 | 90.00% |
Jul 13, 2026 | $3,100,000 | $3,100,000 | Glasgow (Talon Dr) | 6,688 | non-MLS sale | n/a |
Jan 9, 2026 | $2,425,000 | $2,700,000 | Lochlomond (Five Oaks Ln) | 3,500 | 32 | 89.81% |
Jan 30, 2025 | $3,250,000 | $3,699,000 | Inverness (Bald Eagle Way) | 4,502 | 63 | 87.86% |
Jun 9, 2023 | $2,500,000 | $2,500,000 | Strathmore (Golden Eagle Ct) | not recorded | non-MLS sale | n/a |
Jan 25, 2023 | $2,600,000 | $2,895,000 | Strathmore (Golden Eagle Ct) | 4,386 | 95 | 89.81% |
Mar 24, 2022 | $2,950,000 | $3,300,000 | Sterling Hill (Aerie Ln) | 7,219 | 165 | 89.39% |
Dec 15, 2021 | $2,149,000 | $2,149,000 | Strathmore (Golden Eagle Ct) | 3,782 | 13 | 100.00% |
Nov 15, 2021 | $1,725,000 | $1,725,000 | Inverness (Bald Eagle Way) | 3,502 | 8 | 100.00% |
Nov 10, 2021 | $2,765,680 | $2,747,900 | Sterling Hill (Aerie Ln) | 3,879 | 30 | 100.65% |
Oct 8, 2021 | $2,355,000 | $2,499,000 | Thornhill (Peregrine Ct) | 5,612 | 7 | 94.24% |
Source: Southwest Florida MLS, Development TwinEagles, closed September 25, 2021 to September 24, 2026, pulled September 24, 2026; homes assigned to the Estates by street, because the MLS subdivision field is inconsistent. "Non-MLS sale" marks a sale entered in the MLS after it closed, which has no days on market and no meaningful sale-to-list. Per-square-foot figures here use MLS living area.
The Collier County recorded-deed file (DOR-qualified sales, newest recorded June 30, 2026) holds 7 qualified Estates resales in nearly the same period, median $2,355,000. It carries one sale the MLS list above does not, $2,131,200 on Five Oaks Lane in January 2022, and it treats three transfers at $2,950,000, $2,500,000 and $2,425,000, the same prices as three MLS closings, as not qualified. That is why the two records differ in count and median; neither is a price change.
Recorded | Price | Enclave (street) | County building area (sq ft) | County year built | Price per county sq ft |
|---|---|---|---|---|---|
Oct 4, 2021 | $2,355,000 | Thornhill (Peregrine Ct) | 5,428 | 2002 | $433.86 |
Nov 10, 2021 | $1,725,000 | Inverness (Bald Eagle Way) | 3,491 | 2007 | $494.13 |
Dec 6, 2021 | $2,149,000 | Strathmore (Golden Eagle Ct) | 6,153 | 2021 | $349.26 |
Jan 24, 2022 | $2,131,200 | Lochlomond (Five Oaks Ln) | 3,484 | 2022 | $611.71 |
Jan 23, 2023 | $2,600,000 | Strathmore (Golden Eagle Ct) | 4,734 | 2005 | $549.22 |
Jan 29, 2025 | $3,250,000 | Inverness (Bald Eagle Way) | 4,651 | 2022 | $698.77 |
Jun 30, 2026 | $3,100,000 | Glasgow (Talon Dr) | 4,725 | 2008 | $656.08 |
Source: Collier County recorded deeds, DOR-qualified arm's-length sales over $100,000, as held in the county's sales file (newest recorded sale in the file: June 30, 2026). "County building area" is the roll's building-area field, which is not MLS living area; never compare these per-square-foot figures to MLS per-square-foot figures. Year built is today's roll value, so the December 2021 and January 2022 rows may have been new or nearly new homes when they sold.
The 60-month median is $2,600,000 on the Southwest Florida MLS and $2,355,000 on the county's qualified-deed list (where the median price per county square foot is $549.22); each record is labelled with its own count and its own square-foot measure, and the two per-square-foot figures are never compared. The two highest MLS closings, $3,250,000 in January 2025 and $3,150,000 in September 2026, are both recent. With three closings in 12 months, any "12-month median" quoted for the Estates rests on three houses. The sale-to-list median of 90.00% says Estates homes have been listing well above where they close: six of the nine MLS-marketed sales closed below 95% of final list.
Eleven MLS closings on 63 homes in 60 months is roughly 3.5% of the homes a year. Low turnover is the defining fact of this market: a buyer who wants the Estates often waits for the right street, and a seller who lists sets the next comparable.
On September 24, 2026 the Southwest Florida MLS showed one active Estates listing, at $3,897,000 after 290 days on market (Southwest Florida MLS active listings, pulled September 24, 2026). Call Marc at (239) 287-5873 for today's inventory and any pending sales.
The Estates at TwinEagles is 63 custom homes on the TwinEagles Phase One plat, and it trades only a handful of times a year, so every sale sets the market. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own on Golden Eagle Court, Aerie Lane, Talon Drive, Bald Eagle Way, Peregrine Court or Five Oaks Lane, start with a free Estates home valuation or call Jesse direct at (239) 898-6072. If you are buying in TwinEagles, read how we represent buyers and call Marc at (239) 287-5873. When you are comparing agents, see why sellers across the county name McGreevy and Comisar among the best real estate agents in Naples.
Estates homesites have gone from $228,000 to $375,000 on the first recorded lot deeds of late 1998 to $705,000 and $730,000 in the last qualified lot sales of 2022, with a low of about $200,000 in 2007 and 2008, when the Bonita Bay Group was winding down. Finished homes have moved from roughly $1.05 million to $1.4 million for most 2010 to 2013 resales to $3.1 million to $3.25 million in 2025 and 2026.
Data updated: September 2026. Source: Collier County recorded deeds.
Year | Qualified lot sales | Median | Range |
|---|---|---|---|
2001 | 5 | $490,000 | $390,000 to $510,000 |
2002 | 5 | $440,000 | $400,000 to $500,000 |
2005 | 28 | $437,500 | $340,000 to $650,000 |
2007 | 1 | $200,000 | single sale |
2008 | 1 | $200,000 | single sale |
2012 | 1 | $215,000 | single sale |
2013 | 3 | $350,000 | $315,000 to $400,000 |
2017 | 1 | $600,100 | single sale |
2018 | 1 | $600,000 | single sale |
2020 | 2 | $592,500 | $585,000 to $600,000 |
2021 | 7 | $515,000 | $425,000 to $700,000 |
2022 | 2 | $717,500 | $705,000 to $730,000 |
Source: Collier County recorded deeds, qualified sales coded vacant at sale. The 2005 count reflects the Bonita Bay-era lot market of that year, when, in the master association's own history, the Grand Arbors lottery created "additional demand for lots in the Estates section of the community."
The developer's own marketing brackets those numbers. In April 2016, the last six Sterling Hill and Inverness sites were "priced from $632,500 to $775,000" and ranged "from nearly an acre to nearly two acres" (Naples Daily News, April 17, 2016); a later release quoted "$500,000 to $600,000" for the same kind of site (archived TwinEagles news page). The master association's history records that "in the first three months of TwinEagles 23rd year, the final remaining lots in the estate section were sold," which dates the sell-out to early 2022.
Qualified resales of finished Estates homes by year: 2009, 2; 2010, 3; 2011, 2; 2012, 4; 2013, 1; 2014, 1; 2015, 2; 2016, 1; 2017, 2; 2018, 2; 2020, 1; 2021, 9; 2022, 1; 2023, 1; 2025, 1; 2026 through June, 1. The 2021 cluster, nine sales in one year, is the only time the Estates traded like a normal neighborhood, and it matches the master association's note that in 2021 "nearly every lot in the community was sold" and "many residents upgraded to larger homes." The highest qualified Estates sale on the county file is $3,415,700 on Talon Drive in 2009, a Bonita Bay-era record that the 2025 and 2026 sales have approached but not passed.
Before 2009 the county file codes some Estates sales in the $340,000 to $480,000 range as improved, on parcels whose homes were built years later. Those are almost certainly lot sales carried under today's improved flag, so this page does not use pre-2009 "home" sales for any trend.
The Estates at TwinEagles began as the whole of TwinEagles: developer Jim Colosimo's 1997 plan for large estate homesites around two Jack Nicklaus courses on a former tomato farm off Immokalee Road. By the time the Talon course opened on January 15, 1999, 67 estate lots had been laid out in "what is now The Estates," and those lots are the Phase One plat.
The master association's history records that in April 1997 the developer "announced plans to build 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," on 175 homesites where "each lot was on a 5-acre parcel due to rural zoning." The Talon opened in January 1999 and equity memberships then sold for $120,000. The developer declared bankruptcy in early 2000 (TwinEagles Community FAQs, history). The beach club and the equestrian center were never built.
The Bonita Bay Group bought TwinEagles out of bankruptcy in August 2000 for a reported $53 million. The Amended and Restated Declaration of Covenants, Conditions and Restrictions for TwinEagles was recorded on March 13, 2001 (Official Records Book 2789, Page 2639), and a Supplemental Declaration for the Phase One plat sits in the same Official Records book (Book 2789, Page 2722); it still sets the 3,500-square-foot minimum for every Estates home. Bonita Bay then reconfigured the land north of the clubhouse into the smaller-lot Grand Arbors neighborhoods and built the second course. The Estates kept its original large-lot form. In 2005, the recorded Social recreational covenant for the new Grand Arbors lots expressly exempted "all Lots in TwinEagles Phase One," one reason the membership question on an Estates home must be read from the club's own estoppel (2005 covenant amendment).
The Ronto Group, backed by Angelo, Gordon and Co., bought the club and community in September 2010 for a reported $11 million and sold the remaining estate sites to custom buyers. In 2016 the developer marketed the last six Sterling Hill and Inverness homesites as "Legacy estate neighborhoods at the front of the community," built by "A.R.B.C. Arthur Rutenberg Homes, Divco Custom Homes and Stock Signature Homes" (Naples Daily News, April 17, 2016). Ronto turned the club and the association over to the members under a Transfer and Turnover Agreement dated November 16, 2018 (club Initiation Fee Policy).
The members approved the $22.5 million Phase One master plan in 2020 (a club program, not the plat of the same name): the Talon renovation by Nicklaus Design, completed for a January 2022 reopening, and the clubhouse rebuild finished in 2023 (club Phase One Master Plan booklet). The master association adopted new Estates Design Review Guidelines on February 15, 2023, replacing the May 31, 2018 version, and the final Estates lots were sold in the first months of 2022.
On the county record, "TwinEagles Phase One" is the Estates plat. At the club, "Phase One" is the 2020 capital program and its monthly Phase One capital assessment, which every member category pays. The two share a name and nothing else; an Estates buyer pays the club's Phase One assessment for the same reason a Kinross buyer does, because of the club membership, not because of the plat.
The Estates at TwinEagles is 63 custom single-family homes built from 1999 to 2024, with county building areas from 3,472 to 9,588 square feet and a median of 4,662. Each was designed for its lot by the owner's architect and builder and approved under the Estates guidelines; there are no production floor plans.
County building areas by band: 7 homes under 4,000 square feet, 31 from 4,000 to 4,999, 8 from 5,000 to 5,999, 13 from 6,000 to 7,999 and 4 at 8,000 or more (mean 5,213). The county's building-area field counts more than air-conditioned space, so it runs larger than MLS living area; the recorded minimum of 3,500 square feet is measured under air. A custom Divco home finished in 2015 on an Estates site measured 6,146 square feet under air with a 1,126-square-foot screened outdoor living area and a four-car garage, per its owners' account in the Naples Daily News.
By county year built, 5 homes date from 1999 to 2001, 18 from 2002 to 2009, 22 from 2010 to 2019 and 18 from 2020 to 2024. The first homes, built before the statewide Florida Building Code took effect on March 1, 2002, are the ones a buyer's inspector will look at hardest for windows, roof attachment and electrical.
The Estates has no builder of record; each homeowner hired one. The names in the public record are Arthur Rutenberg Homes (A.R.B.C.), whose "Tuscany" model in Inverness measured 4,539 square feet (Naples Daily News, 2008), Divco Custom Homes, Stock Signature Homes, and Frey and Son Homes, which showed a 3,831-square-foot "Grand Francesca" model at TwinEagles in 2006. County permits since 2024 add London Bay Construction, holder of a $600,000 Talon Drive building permit.
No single architectural style is required. The guidelines call for "naturalistic and earth tone colors," hand-troweled or sand-finish stucco, stone laid in a rough ashlar pattern, tile roofs at a 6-in-12 minimum pitch, and equal detail on all four sides, and they prohibit modular homes and any vinyl, wood, metal or lap siding. The model names in the public record lean Tuscan and Mediterranean, and the county permits issued since 2024 show the pool, lanai and screen-cage work typical of these homes.
Eighteen of the 63 homes carry a county year built of 2020 or later, although the last vacant platted lots sold only in 2022. Several of those parcels show a finished-home sale price years before their current year built, for example a lot on Aerie Lane that sold for $2,240,000 in 2010 and now shows a 2024 home, and a Bald Eagle Way parcel that sold for $3,280,000 in 2006 and now shows 2022. That pattern points to tear-down and rebuild, or to reconstruction large enough to reset the county's year built; the county file does not say which.
Estates homesites are the largest in TwinEagles: the developer described the last Sterling Hill and Inverness sites as ranging "from nearly an acre to nearly two acres," and the 2023 Estates guidelines require 50-foot front setbacks and 30-foot side setbacks, so neighboring homes stand at least 60 feet apart.
Setback | Distance |
|---|---|
Front | 50 ft |
Side | 30 ft |
Rear, principal structure, golf course | 30 ft |
Rear, principal structure, lake | 20 ft |
Rear, accessory structure, golf course | 20 ft |
Rear, accessory structure, lake | 10 ft |
Wetland conservation easement, principal | 25 ft |
Wetland conservation easement, accessory | 15 ft |
Source: Design Review Guidelines, The Estates at TwinEagles, Appendix E, approved February 15, 2023. The guidelines add that setbacks also come from the Declaration and Supplemental Declaration and from "the approved Rural Fringe Mixed-Use District (RFMU)."
The county roll we use does not carry a lot area for Phase One parcels, and the recorded plat is the only authority for each lot's dimensions. Ask for the survey. For irrigation billing, the utility's tariff puts lots of 35,000 square feet and larger in its "Large Estate" class, and most Estates homesites appear to fall in that class; confirm on the utility's account for the address.
The developer's releases put Sterling Hill and Inverness along the Talon course, and the 2016 buyers quoted above chose a fairway lot "not ... with a tee in our backyard" or "a green in our backyard." Lake lots carry extra rules: roof drainage must be piped underground to the lake's dry-season waterline at the owner's cost, and the owner sods to the water's edge. Lots touching a wetland conservation easement carry a 25-foot setback for the house.
An Estates home at TwinEagles comes with a mandatory club membership deeded to the house, but not necessarily a golf membership, and never a free one. The club says each residence is deeded a Golf, Sports or Social membership, and the buyer pays the club an initiation fee at closing: $150,000 for Golf, $60,000 for Sports or $45,000 for Social in September 2026.
The club's membership page states: "Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)," "Membership is mandatory for all 717 Homeowners," and Golf memberships are "capped at 614" (The TwinEagles Club, Membership). The master association's history adds that the 2018 separation of club and association "clearly defines The TwinEagles Club as a private club as opposed to a bundled community" (TwinEagles Community FAQs). Any listing that calls an Estates home "bundled golf" or says golf is "included in the price" is wrong on the club's own words.
Here the Estates differs from the rest of TwinEagles. The 2005 recorded Social covenant that bound the Grand Arbors lots exempted "all Lots in TwinEagles Phase One" (Official Records Book 3879, Page 4116 and exhibit), and the 2010 Golf and Sports covenant attaches a category to a lot by a recorded joinder (Official Records Book 4605, Page 2967). We have not found a single public document that lists the category for every Estates home, so the only reliable answer for a given address is the club's estoppel letter for that house. Ask for it before you write an offer, not after.
The club's Initiation Fee Policy says the fee "must be paid to the Club at the closing of the home sale," that it applies to "any person or entity who purchases a home in TwinEagles," and that the Sports and Social fees are 40% and 30% of the Golf fee under the club's 10:4:3 ratio. The club must give at least 120 days' notice of an increase. The Golf fee has climbed from $30,000 when it began on April 1, 2021, to $65,000 from February 1, 2022 (per the fiscal 2022 dues sheet), to $100,000, to $130,000 from March 1, 2024, and to the $150,000 shown on the club's page today. The policy says the fee "is to be used for Club Capital expenditures"; no public club document describes a refund when you sell.
The policy exempts gratuitous transfers to a spouse or surviving spouse, a former spouse taking title by divorce decree, family members taking title through "a bona fide family planning device," transfers to estate-planning trusts for the member or spouse, and a member who moves to another TwinEagles home in the same or a lower category within a year. Moving up a category costs the difference between the two fees. For an Estates owner planning a sale, a move within TwinEagles or an estate transfer, those clauses can be worth six figures.
Under the 2010 covenant, a Sports membership can move up to Golf only "subject to availability," and the club confirms that "Resident Golf Memberships are immediately available with homes deeded Golf." The last public dues schedule (fiscal 2022) gave Sports members four in-season rounds and unlimited off-season golf with green and cart fees, and Social members four in-season rounds as a Golf member's guest (FY22 Dues and Fees). The golf category on the estoppel is therefore one of the largest price variables on any Estates listing.
The buyer signs the club's Membership Agreement, which the club must receive "SEVEN (7) DAYS PRIOR to the closing"; membership "is contingent upon approval by the Club," the applicant authorizes credit and background checks, and a rejected applicant gets the transfer fee back (Membership Agreement 2024). The 2010 covenant makes seller and buyer "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale."
An Estates owner uses the amenities of The TwinEagles Club in the membership category deeded to the home, plus the master association's gate, roads, lakes and preserves. The Estates itself has no shared pool, clubhouse or courts; the homesite and the Talon frontage are the private amenity.
The Talon, by Jack Nicklaus with Jack Nicklaus II, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; from the back tees it plays par 72 and 7,420 yards with a 75.9 rating and 145 slope. The Eagle opened in 2007 as Gary Player's Aerie and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012; it plays par 71 and 7,607 yards, rated 77.5 with a 150 slope (The TwinEagles Club, Golf; Talon scorecard; Eagle scorecard). The Talon hosted the PGA TOUR Champions event now known as the Chubb Classic in 2002 to 2006 and 2012 to 2018 (Nicklaus Design, TwinEagles). The developer's releases place the Estates' course-front homesites on the Talon.
The clubhouse was rebuilt and expanded in the 2020 member-approved program; its contractor lists the finished building at 71,376 square feet (Curran Young Construction project page). Dining runs through the Grille Room and Terrace, the poolside Tiki and the Midway Cafe (club dining). The club describes "a 2,500-square-foot resort-style pool and spa" (Club Life).
Two Har-Tru tennis courts, four pickleball courts and four lit bocce courts, a fitness center with a spa suite and group classes, and the Himalayan, an 18-hole putting course next to the Midway Cafe (Club Life).
The master association runs the single gated entrance on Immokalee Road, the roads, sidewalks, lakes and preserves, street lights, the boulevard landscaping and the architectural review committee. Its 2024 budget carried $513,955 for security services and $453,228 for common lawn maintenance (approved 2024 budget).
No beach club, no marina and no boat access. The 1997 plan's Gulf beach club was never built. Residents use Collier County beach parking permits like any other county resident; Vanderbilt Beach is about 12.9 miles and 22 minutes from the gate off-peak.
Owning an Estates home at TwinEagles means four recurring bills: the TwinEagles master association assessment ($5,559.42 to $5,586.19 in the 2024 budget, the highest in the community), club dues in the deeded membership category, the Collier County tax bill (about $29,100 on one Aerie Lane Estates property for 2025), and metered irrigation water. There is no neighborhood association fee and no CDD.
The current club dues and the 2025 and 2026 master association budgets are not published on the public pages of either organization; both sit behind member logins. Where a number below is older than 2026, it is dated, and a buyer should confirm it on the estoppel letters before closing.
Estates enclave | Units | 2024 operating share | 2024 reserve share | 2024 total per unit |
|---|---|---|---|---|
Lochlomond | 6 | $4,899.42 | $660.00 | $5,559.42 |
Sterling Hill | 18 | $4,912.80 | $660.00 | $5,572.80 |
Thornhill | 6 | $4,899.42 | $660.00 | $5,559.42 |
Strathmore | 15 | $4,915.48 | $660.00 | $5,575.48 |
Inverness | 9 | $4,926.19 | $660.00 | $5,586.19 |
Glasgow | 12 | $4,919.50 | $660.00 | $5,579.50 |
Source: TwinEagles HOA approved 2024 budget, adopted November 8, 2023. The 66 Estates units together carried $367,885.30, about 13.5% of the master budget. For comparison, the same budget billed Hedgestone $5,017.84, Lake Estates $4,895.73 and Covent Garden $3,300.46 per unit. The assessment is billed once a year and is due January 1.
Seven TwinEagles neighborhoods add a quarterly neighborhood assessment, mainly for landscaping. The Estates does not: the master association lists Hedgestone and Maidstone, Lake Estates and The Estates as neighborhoods where owners handle their own landscaping, and the club's estoppel sheet lists all six Estates streets among the addresses that need only the club and master association estoppels (club estoppel requirements). The trade-off is your own landscape contract, and the Estates guidelines set a high bar for it.
The last public dues schedule is fiscal 2022 (November 2021 to October 2022): Full Golf $13,870 in operating dues plus 7% sales tax, $1,207 capital dues, $323 capital improvements and a Phase One capital assessment of $244 a month, about $18,328 a year before tax; Sports about $7,336; Social about $5,496 (FY22 Dues and Fees). Those numbers are four seasons old, and the initiation fee has more than doubled since, so treat them as a floor and ask the club's membership office for the current sheet. The Phase One capital assessment runs 12 years from September 2020 and "the buyer will be responsible for all remaining monthly payments."
A 2025 Collier County tax bill on an Aerie Lane property in TwinEagles Phase One showed $28,841.81 in ad valorem tax plus a $261.91 "District 1 Garbage" assessment, $29,103.72 in all, at a total millage of 12.2558 (Collier County Tax Collector). The millage includes 3.75 mills for the North Collier Fire Control and Rescue District. A buyer's tax will reset to the purchase price the year after closing, less any homestead exemption the buyer qualifies for.
Irrigation in TwinEagles is non-potable water from Resource Conservation Systems, LLC, billed monthly by the utility, not by the association. Its 2026 tariff charges a "Large Estate" base rate of $47.57 a month for lots of 35,000 square feet or more, plus $1.56 per 1,000 gallons (RCS 2026 tariff). The Estates guidelines require every lot to connect to the non-potable system when it is available.
Homeowners, wind and flood insurance are the owner's cost and vary by home; see the storm and insurance section below. Citizens Property Insurance will require flood coverage on primary residences insured for wind by Citizens from January 1, 2027.
Selling? We put the full fee stack in your listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 before you write an offer.
The one-time costs on an Estates sale are the club initiation fee paid by the buyer at closing ($150,000 Golf, $60,000 Sports or $45,000 Social in September 2026), the club transfer and estoppel fees, the master association's estoppel certificate and screening application, and the usual Florida closing costs. The Estates adds no neighborhood transfer fee because there is no neighborhood association.
A new home on a vacant Estates lot carries a $3,000 architectural review fee and a $3,000 construction deposit to the master association, set out in the Estates guidelines, plus Collier County permit and impact fees (Estates Design Review Guidelines, Appendix A).
No. The Estates at TwinEagles is not in a community development district: the only non-ad valorem charge on a 2025 Estates tax bill is the county's $261.91 garbage assessment, and the state's official list of special districts contains no TwinEagles district. The master association funded its current lake-bank and entry-landscape projects without a special assessment.
The Florida Commerce "Official List of Special Districts" (report of September 23, 2026) lists no district named TwinEagles (Florida Commerce special district list), and three sampled 2025 TwinEagles tax bills, including the Aerie Lane Estates bill above, show the garbage charge as the only non-ad valorem line.
The master association's July 2025 newsletter reported an "approved funding option for Lake Bank Restoration Project without special assessment to Residents," with further phases slated for 2027 and 2028, and the association said its entry landscape project "is already fully funded" (lake bank update, June 2026; landscape project notice). Owners behind repaired lake banks may be offered a separate, owner-paid proposal to connect their own downspouts.
On the club side, the Phase One capital assessment is the live one. The club's IRS filing states that its bylaws require a membership vote for "special capital assessments greater than $500,000" (IRS Form 990 via ProPublica).
The Estates at TwinEagles is governed by the TwinEagles Declaration, a Supplemental Declaration for the Phase One plat, the master association's 2024 use restrictions, and its own 53-page Design Review Guidelines, approved February 15, 2023. Those guidelines set a 3,500-square-foot minimum, tile roofs, side-entry garages, paver driveways, no fences and ten shade trees per lot.
The guidelines are public on the master association's site (Design Review Guidelines, The Estates at TwinEagles). They replaced "the prior Design Review Guidelines for The Estates at TwinEagles dated May 31, 2018," they "supersede Neighborhood Association Documents unless a Neighborhood Document states more restrictive requirements," and where they conflict with the Declaration, the Declaration controls. The board may amend them by majority vote, prospectively only. The rest of TwinEagles works under separate Grand Arbors guidelines, which is why an Estates buyer should read this document, not a neighbor's.
Document | What it does for an Estates owner | Where it is |
|---|---|---|
Amended and Restated Declaration of CC&Rs for TwinEagles | Assessments, use, architectural control (Article IV) | Recorded March 13, 2001, Official Records Book 2789, Page 2639; Collier Clerk Official Records |
Supplemental Declaration, TwinEagles Phase One Plat | 3,500 sq ft minimum under air; Phase One setbacks | Official Records Book 2789, Page 2722, cited in the guidelines |
Second Amended and Restated Declaration, Exhibit C, Use Restrictions (2024) | Leasing, pets, vehicles, signs, business use | Recorded use restrictions, Official Records Book 6349, Page 3623 |
Design Review Guidelines, The Estates (Feb 15, 2023) | Everything you may build, plant or change | Master association site (link above) |
Rules and Regulations | Contractor hours, shutter season, gate | |
Club Membership Agreement, bylaws and membership plan | Club approval, dues, capital charges, arbitration | Club; agreement public, bylaws member-only |
"All dwellings within The Estates (Phase One of TwinEagles) shall contain a minimum of 3,500 (thirty-five hundred) square feet of enclosed living area under air." The reviewer judges "scale and proportion," and factory-built modular or mobile homes are prohibited.
Tile only: clay or concrete barrel, flat or S tile, at a 6-in-12 minimum pitch, in warm earth tones. "Asphalt or fiberglass roof shingles and metal roofs are prohibited," flat roofs are not allowed as a major element, and copper or other metals weathered to patina may be used as accents. Any change of roof material needs approval, which matters to an owner pricing a reroof.
Stucco in a rough or sand finish, rough stone in an ashlar pattern, light brick only as an accent, fascia at least 10 inches, and soffits of wood, stucco or Hardie board. "Vinyl, wood, metal or lap siding is prohibited." Colors come from the association's Approved Color List; "no pure whites, pastels or primary colors are allowed."
"A minimum 2 (two)-car, side entry garage is required," plus two uncovered parking spaces and a driveway turnaround; front-entry garages are prohibited where the lot allows side entry. Driveways must be pavers: "Gravel, porcelain, asphalt, plain concrete, or shell driveways are prohibited." Electric-vehicle chargers go inside the garage.
Fill is limited to "a maximum of 2' (two feet) above the roadway elevation in front of the home site," and stem walls are required when the finished floor is more than 18 inches above the street centerline. Those two rules, together with FEMA's base flood elevations, set how high a new Estates home can sit.
"No fences or walls are allowed," including perimeter and security fences. The exception is a dog run: black or bronze aluminum, wrought iron or vinyl-coated chain link, 4 feet tall, set back 3 feet and hidden with landscaping. Dog houses, tree houses, playhouses and metal sheds are prohibited.
Pools go in the rear yard, integral to the house; above-ground pools are prohibited. Screen enclosures must be bronze or charcoal, follow the roof pitch and avoid "boxy forms"; front screen enclosures are not permitted. Zero-edge pools are allowed only with a grading plan and no change to the lake bank.
A whole-house generator must be "completely screened from view" from the street, the rear and the neighbors with a dense hedge of at least 7-gallon plants that hides it within three months, and the owner files the county permit with the association. Solar is allowed with approval, preferably on a rear or side roof, dark panels, conduit painted to match; the guidelines cite Florida Statutes 163.04. Air-conditioning equipment is screened by a partial wall and landscaping.
Every homesite needs at least ten shade trees of 15 feet or more; Collier County separately requires one canopy tree per 3,000 square feet of pervious area, 75% native. "Multi-layered, naturalistic hedge-rows, consisting predominantly of native species are required as buffers between home sites." The owner installs and maintains the strip between the property line and the pavement with sod and street trees such as live oak. Lawns are St. Augustine or Zoysia only; fruit trees are prohibited and citrus is allowed only in side or rear yards.
One "For Sale" sign no larger than 24 by 18 inches in the front yard behind the sidewalk, never facing the golf course; one open house sign in the front yard and one at the neighborhood entrance from 9 a.m. to 5 p.m. on the day; no information tubes; political signs prohibited.
Selling an Estates home with past renovations? Gather your approval letters, then request a free home valuation or call Jesse direct at (239) 898-6072. Planning to buy and renovate? Read how we represent buyers and call Marc at (239) 287-5873.
Every exterior change to an Estates home, from paint to a pool cage to a new house, needs written approval from the TwinEagles Architectural Review Committee before work starts. The committee meets twice a month and has 30 business days to answer a complete application; a new home adds a $3,000 review fee, a $3,000 deposit and a five-step process.
The guidelines set five steps for "initial construction": (1) submit the application with site plan, floor plans, elevations, roof plan, wall sections, exterior finishes, landscape and irrigation plans and the fees; (2) review, with a written response within 30 business days as "Approved," "Approved With Conditions" or "Not Approved"; (3) build to the approved plans, with field reviews and stop-work authority; (4) final review after the certificate of occupancy; and (5) a Certificate of Compliance. There are "no 'automatic' approvals," even for a copy of an approved house.
Additions, repainting, roofs, pools, landscaping, lighting, generators and solar go through the committee's modification form, with contractor insurance of $1,000,000 each for general liability, auto and workers' compensation. Landscaping projects must finish within 45 days of approval, and major projects such as a roof, pool, addition or in-ground propane tank within six months.
Violations can bring fines, a special assessment against the lot, removal of the work, an injunction, and "a Notice of Violation may be recorded in the Collier County records." For a seller, an unapproved change is a title and closing problem, not just a neighbor problem.
The master association's office is at 11330 TwinEagles Blvd, Naples, FL 34120, (239) 919-3422 (TwinEagles HOA contact; architectural review page).
"Approval by the Reviewer only means the proposed construction or modification complies with these Guidelines." It does not replace Collier County permits or inspections, and the association takes no responsibility for structural soundness or code compliance.
No. The Estates at TwinEagles has no age restriction: neither the master association's recorded 2024 use restrictions nor its rules contain 55-and-over language, and the club's membership forms count children under 23 as family. It is an all-ages neighborhood whose owners skew older, with a median age of 66.2 in the surrounding census block group.
The nearest age-restricted community is Valencia Trails, a GL Homes 55-and-over community directly across Immokalee Road, which the master association's own history notes was TwinEagles' former 550-acre parcel before it was sold and rezoned in 2013. The Estates is not part of that community and follows no age rule.
Because there is no Housing for Older Persons Act exemption, an Estates home can be marketed to any buyer, including families drawn by Bear Creek Elementary 0.9 miles from the gate. That widens the buyer pool at resale compared with a 55+ enclave.
Yes, with limits. The recorded 2024 use restrictions for TwinEagles allow no more than three leases per calendar year, each for at least 30 consecutive days, on the association's approved lease form, with notice and a copy to the board before occupancy and tenant screening. The Estates adds no neighborhood rule because it has no neighborhood association.
"All leases shall be in writing. No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days. The Board requires the tenant to utilize an approved form lease." (Use Restrictions, Official Records Book 6349, Page 3623). Timesharing and fractional use are prohibited, and "the leasing of a Lot shall not be considered a business."
Renters apply through the same screening vendor as buyers. On the club side, the fiscal 2022 schedule charged renter golf fees and a $1,000 renter transfer fee for access tied to a Full Golf home; confirm the current renter-privilege rules with the club before you market a seasonal lease.
Most are not bought as rentals. With 68% of Estates homes homesteaded, the neighborhood is overwhelmingly owner-occupied, and a three-lease cap with a 30-day minimum suits a winter season lease to one family, not short-term stays.
Pets are allowed in The Estates. The master association's recorded use restrictions permit "a reasonable number of dogs, cats, or other usual and common household pets," leashed or confined outdoors, licensed and inoculated, with no breeding and no nuisance animals, and the Estates guidelines add the dog-run rules: no fences except a 4-foot, landscaped dog run.
"No dogs, cats or other domestic animals are to be permitted to range freely within TwinEagles or any of the preserves," say the Estates guidelines. That is practical advice as well as a rule: the master association documents deer, wild turkey, alligators, bobcats and Florida black bears inside the gate, and it ran a state-permitted relocation of 42 deer from November 2025 to January 2026 (TwinEagles deer relocation).
"Underground electric dog signals are allowed," so an invisible fence is the usual answer to the no-fence rule.
The board may require removal of a pet that is a nuisance, and livestock and breeding are prohibited.
The street points on all six Estates streets read FEMA Zone X, area of minimal flood hazard, on both the effective 2012 maps and the preliminary 2025 maps. But individual Estates lots can include Zone AH shallow-ponding land, and two 2024 elevation certificates on Estates homes list Zone AH with a base flood elevation of 15.5 feet. The house pad, not the street, decides.
Street (enclave) | Effective zone | In the high-risk area? | Nearby base flood elevation lines (ft NAVD88) | Preliminary zone (2025 maps) | Ground at the street (ft NAVD88) |
|---|---|---|---|---|---|
Talon Dr (Glasgow) | X, minimal | No | 15.0 | X | 16.5 |
Bald Eagle Way (Inverness) | X, minimal | No | 14.5 to 15.5 | X | 16.6 |
Five Oaks Ln (Lochlomond) | X, minimal | No | 13.5 to 16.0 | X | 15.7 |
Aerie Ln (Sterling Hill) | X, minimal | No | 14.0 to 15.0 | X | 15.2 |
Golden Eagle Ct (Strathmore) | X, minimal | No | 15.5 to 16.0 | X | 16.5 |
Peregrine Ct (Thornhill) | X, minimal | No | 13.5 to 15.0 | X | 15.8 |
Sources: FEMA National Flood Hazard Layer (effective panels 12021C0217H and 12021C0219H, effective May 16, 2012), FEMA preliminary flood hazard layer (panels 0217J and 0219J, preliminary March 20, 2025), and the USGS 3D Elevation Program point service. Each point is on the street centerline in front of the address, not on the house pad, and within 30 meters of the Five Oaks Lane and Aerie Lane points the map also shows AE or AH land. Never read one home's zone from this table.
Collier County posts FEMA elevation certificates filed with building permits. On the ten Estates certificates we read, the legible first-floor elevations run from 17.4 to 19.6 feet NAVD88. The two most recent, signed in February and August 2024 for homes on Aerie Lane and Golden Eagle Court, list Zone AH with a base flood elevation of 15.5 feet and first floors at 18.0 and 18.8 feet, 2.5 and 3.3 feet above it (Collier County Elevation Certificates layer). The Estates guidelines' 2-foot fill limit and stem-wall rule explain how new homes reach that height.
FEMA issued a Letter of Map Revision based on Fill in November 2024 for a new home on Golden Eagle Court: "Structure removed, property partially inundated," meaning the house is out of the high-risk area while part of the lot is still in it. It is the only such letter on the Phase One plat in FEMA's database; the other TwinEagles letters are on the later Phase Two, Phase Two B and Grand Arbors blocks. A seller whose home has a letter should put it in the listing file, because it can decide whether a lender requires flood insurance.
Collier County opened the 90-day appeal period on its proposed new flood maps on August 19, 2026 and targets summer 2027 for them to take effect (Collier County, August 2026). All six Estates street points keep Zone X on the preliminary panels. Letters of map change issued under the old maps generally have to be revalidated when a new map takes effect, so keep your letter and certificate current.
The state's storm-surge model puts Five Oaks Lane, Aerie Lane and Peregrine Court in the Category 4 surge zone and Talon Drive, Bald Eagle Way and Golden Eagle Court in Category 5: no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones). All six streets are in Collier County evacuation Zone E (Florida Know Your Zone).
Selling? Your elevation certificate belongs in the listing file; start with a free home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873 to pull the certificate for any home you like.
No public record found names storm damage specific to The Estates at TwinEagles in Hurricanes Irma (2017), Ian (2022), Helene or Milton (2024): not the county permit files for 2024 to 2026, not the master association's documents, and not regional news. The Estates sits 15 to 17 feet above sea level at the street, far inland of the surge that struck coastal Naples.
Irma made landfall on Marco Island on September 10, 2017; the National Weather Service measured a 112 mph gust in North Naples and 9 to 15 inches of rain in inland Collier (National Weather Service, Hurricane Irma). No Estates-specific Irma damage record was found in any public source.
Ian in September 2022 brought 6.18 feet of water above high tide to the Naples Pier and $2.2 billion of damage countywide, overwhelmingly coastal (National Weather Service, Hurricane Ian summary). Milton in October 2024 cut power to about 85% of Collier customers (National Weather Service, Milton impacts).
Collier's monthly issued-permit files from January 2024 to July 2026 show no structural or storm-repair permit on any Estates street after Milton; the two Estates reroofs in that period, in November 2025, are full replacements whose cause the file does not state. Repairs that need no permit never appear, so ask the seller in writing.
The 2025 Atlantic season produced no Florida hurricane landfall, and no 2026 storm had affected Collier County as of mid-September 2026. The season runs to November 30.
Insurance on an Estates home is priced house by house on roof age, construction year, openings protection and first-floor elevation, not on the neighborhood name. Collier County's Community Rating System Class 5 gives every National Flood Insurance Program policy a 25% discount, in or out of the high-risk area, and Citizens will require flood coverage on primary homes insured for wind by Citizens from January 1, 2027.
Unincorporated Collier County has been in the Community Rating System since 1992 and is Class 5, a 25% discount (FEMA CRS eligible communities, April 2026). Under FEMA's Risk Rating 2.0 the discount applies "regardless of whether the structure is inside or outside of the Special Flood Hazard Area" (FEMA, NFIP pricing). A lender requires flood insurance when the house itself is in the high-risk area; a Zone X Estates home often carries a lower-cost preferred policy by choice.
TwinEagles sits in the wind-borne debris region of the Florida Building Code, with a design wind speed of about 157 to 158 mph for a house, so new homes and replacement windows and doors need impact glass or approved shutters. The five Estates homes with a county year built of 1999 to 2001 may predate the first statewide code of March 1, 2002; an Estates buyer should budget a wind-mitigation inspection on any home, and a seller of an older home should have one done before listing.
Citizens Property Insurance has shrunk sharply as private carriers returned, and its approved 2026 multiperil homeowners rates fall on average statewide (Citizens, 2026 rates). Citizens requires flood insurance on primary residential policies that carry Citizens wind coverage from January 1, 2027 (Citizens, flood requirement).
The Estates is served by the North Collier Fire Control and Rescue District; Station 10 at 13240 Immokalee Road is the station the district says "serves Twin Eagles" (North Collier Fire, stations).
Every Estates street at TwinEagles is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High, and all three earned an A from the state for 2025-26. We checked one address on each of the six Estates streets against Collier County Public Schools' own address lookup on September 24, 2026, for the 2026-27 school year.
Address checked | Elementary | Middle | High |
|---|---|---|---|
11601 Talon Dr | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
11665 Bald Eagle Way | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
11220 Five Oaks Ln | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
11562 Aerie Ln | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
11402 Golden Eagle Ct | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
11503 Peregrine Ct | Bear Creek Elementary | Oakridge Middle | Gulf Coast High |
Source: Collier County Public Schools zone locator, address search, year 2027, each returning one exact match. Attendance zones can change; confirm your address with the district before you buy.
Bear Creek Elementary opened in August 2025 at 2400 Cub Court, about 0.9 miles by road from the TwinEagles gate, as the first new Collier elementary school since 2008, with an early-learning wing; it earned an A in its first graded year (Bear Creek Elementary).
Oakridge Middle (14975 Collier Blvd) and Gulf Coast High (7878 Shark Way) have both earned an A in each of the last five graded years, per the district's 2026 accountability brief, and sit about 3.9 and 4.7 miles from the gate (Collier County Public Schools, schools).
Collier County Public Schools earned its ninth straight A for 2025-26. Private options within roughly 20 minutes include Community School of Naples and St. John Neumann Catholic High School.
Collier County's monthly issued-permit files for January 2024 through July 2026 show 51 permit records on the six Estates streets, including 7 plan revisions, and no new-home permit. The largest is a $600,000 building permit on Talon Drive issued September 19, 2024; the rest are reroofs, pools, screen cages, generators, shutters and air-conditioning replacements.
Permit type (county description) | Records, Jan 2024 to Jul 2026 | Largest declared value | Streets |
|---|---|---|---|
Building (remodel, addition or accessory work) | 2 | $600,000 | Talon Dr, Golden Eagle Ct |
Plan revisions (building and electrical) | 7 | $1,000 | Talon Dr, Golden Eagle Ct, Peregrine Ct, Five Oaks Ln |
Reroof | 2 | $180,999 | Peregrine Ct, Aerie Ln |
Pool | 3 | $80,000 | Golden Eagle Ct, Aerie Ln, Five Oaks Ln |
Aluminum structure (screen enclosures) | 4 | $104,300 | Peregrine Ct, Golden Eagle Ct, Aerie Ln |
Electrical (mostly standby generators) | 7 | $30,000 | Aerie Ln, Golden Eagle Ct, Peregrine Ct |
Gas (propane and gas lines) | 6 | $4,900 | Aerie Ln, Golden Eagle Ct, Five Oaks Ln |
Shutters, doors and windows | 3 | $30,488 | Talon Dr, Aerie Ln |
Mechanical (mostly air conditioning) | 15 | $25,000 | five of the six streets |
Irrigation well | 2 | not declared | Aerie Ln |
Source: Collier County Building Plan Review, monthly building permit reports (one file per month; the July 2026 file is linked). Counts exclude one duplicated row and two "Golden Eagle Circle" rows in the City of Naples that are not in TwinEagles.
Ask for the permit history of the specific house, closed out, with final inspections. On a home built before 2002, look for a reroof, window and door permits and electrical work; on a home that was rebuilt, ask for the certificate of occupancy date and the elevation certificate. Collier's online permit search covers each address.
Gather the permits and the association's approval letters for every exterior change before listing. An Estates buyer's attorney will compare the house to the permit file, and the Estates guidelines let the association record a notice of violation for unapproved work.
The Estates at TwinEagles is zoned A-MHO (Agricultural with a Mobile Home Overlay, the county's base district) inside the Rural Fringe Mixed Use Overlay, Receiving Lands, on Collier County's zoning map. Around it sit Golden Gate Estates to the east and south, the NC Square planned development and Valencia Trails across Immokalee Road, and TwinEagles' own golf and preserve land.
Collier County's zoning layer returns the same answer at all six Estates street points: base zoning A, "A-MHO," with the Rural Fringe Mixed Use Overlay, Receiving Lands, and an agricultural/rural future-land-use designation (Collier County GIS services). The Estates guidelines themselves cite "the approved Rural Fringe Mixed-Use District (RFMU)" as a source of Estates setbacks. The mobile home overlay is a county mapping layer; the recorded covenants and the guidelines prohibit mobile and modular homes in the Estates.
TwinEagles' frontage on Immokalee Road, Collier Boulevard to Wilson Boulevard, is six lanes, and the county's 2025 Annual Update and Inventory Report shows it over its adopted capacity once approved-but-unbuilt trips are counted, with no funded widening of that segment (2025 AUIR). Relief comes from parallel roads, including the Vanderbilt Beach Road Extension, whose first phase opened in June 2026 (Collier County, June 2026).
Immokalee Road has "a slight rise in it just west of the entrance, allowing wildlife to migrate under the road," a $1.8 million crossing the Bonita Bay Group paid for in a 2002 settlement with environmental groups, per the master association's history. It is part of why the Estates backs onto living preserve rather than a highway sound wall.
Daily life in The Estates at TwinEagles runs through one staffed gate on Immokalee Road with resident barcodes and app-registered guests, curbside trash on Tuesdays and Fridays from bins kept in the garage, individual mailboxes to the association's Estates specification, county water and sewer, FPL electric and metered non-potable irrigation.
Residents apply for vehicle barcodes, installed at the gatehouse Monday to Friday from 1 to 3 p.m.; guests and vendors are registered through the dwellingLIVE app or website or by calling the gatehouse (TwinEagles Community FAQs). Open-house visitors are admitted only to addresses on the weekly MLS open-house list, and private showings need the buyer's agent and an appointment (Quick Guide for Realtors).
Tuesdays trash and recycling, Fridays trash. Under the Estates guidelines, bins stay in the garage and go out no earlier than 6 a.m. on pickup day.
Estates homes have individual mailboxes; only Covent Garden, Dundee and Kinross use community mailbox units. The Estates guidelines specify the post, finish (Benjamin Moore Essex Green or Sherwin-Williams Jasper) and gold lettering.
Florida Power and Light for electricity, Collier County for water and sewer, and Resource Conservation Systems for irrigation water, per the master association's utility list.
The use restrictions allow no street parking from 1 to 6 a.m. and keep commercial vehicles, pickup trucks, boats, trailers and recreational vehicles in enclosed garages, which is one reason the Estates guidelines require a side-entry garage for at least two cars plus two open spaces. Personal golf carts may use community streets but not the golf courses, and must be garaged. The speed limit is 25 mph.
Estates street | To the gate | To the clubhouse |
|---|---|---|
Five Oaks Ln | 0.5 mi | 1.8 mi |
Talon Dr | 0.7 mi | 1.4 mi |
Golden Eagle Ct | 1.0 mi | 1.7 mi |
Peregrine Ct | 1.0 mi | 1.4 mi |
Aerie Ln | 1.2 mi | 1.5 mi |
Bald Eagle Way | 1.5 mi | 0.3 mi |
Driving distances routed on OpenStreetMap data (OSRM), off-peak, from a point on each street to the Immokalee Road entrance and to the clubhouse at 11725 TwinEagles Blvd; approximate.
I-75 at Exit 111 is about 6.6 miles, the NCH Northeast freestanding emergency room at 15420 Collier Blvd about 3.3 miles, and Naples Airport about 16.7 miles; Southwest Florida International Airport is about 29 miles, roughly 39 minutes off-peak.
The Estates and Lake Estates are the two highest-value neighborhoods in TwinEagles, and both require at least 3,500 square feet under air with no neighborhood association. The Estates is 63 custom homes from 1999 to 2024 on larger Talon-side homesites at the front of the community; Lake Estates is 19 newer homes from 2015 to 2022 on 110-by-150-foot lots facing the 34-acre lake.
Buyers who want a large, private homesite and a choice of streets and ages usually land in the Estates. Buyers who want a newer house, a big-water view and a builder-era floor plan usually land in Lake Estates at TwinEagles. Both pay the same club initiation fee for the same deeded category.
Decision factor | The Estates | Lake Estates |
|---|---|---|
Homes | 63 (plus 3 vacant lots) | 19 |
Recorded plat | TwinEagles Phase One | TwinEagles Grand Arbors (Block 110 replat) |
Street setting | six short courts and lanes at the front of the community | TwinEagles Boulevard, between the Dundee roundabout and Wisteria |
Homesite | "nearly an acre to nearly two acres" in Sterling Hill and Inverness (2016 developer figure) | 110 by 150 feet, south- or west-facing (developer figure) |
View | Talon course, lakes and preserve | the 34-acre lake, "the largest lake in TwinEagles" |
Minimum home size | 3,500 sq ft under air (Phase One supplemental declaration) | 3,500 sq ft (developer marketing) |
County year built | 1999 to 2024, median 2013 | 2015 to 2022 |
Builders | custom, owner's choice | Arthur Rutenberg, Stock Signature Homes, Divco |
Design guidelines | Estates guidelines (Feb 15, 2023) | Grand Arbors guidelines (its plat is a Grand Arbors replat) |
2024 master assessment | $5,559.42 to $5,586.19 | $4,895.73 |
Neighborhood association | none | none |
Closed sales, 60 months (Southwest Florida MLS) | 11 | 8 |
Median sold, 60 months (Southwest Florida MLS) | $2,600,000 | fewer than 10 sales, no median ($2,021,589 to $3,500,000) |
Highest sale, 60 months (Southwest Florida MLS) | $3,250,000 | $3,500,000 |
Median per county sq ft, 60 months (county deeds) | $549.22 | $647.54 |
Choose it if | you want land, privacy, a Talon fairway and the option to rebuild | you want a 2015-or-later house on the lake with less land to keep |
Sources: Southwest Florida MLS (closed sales September 25, 2021 to September 24, 2026, pulled September 24, 2026); Collier County recorded deeds (per-county-square-foot row only: qualified sales, September 2021 to June 2026; county building area, not MLS living area); TwinEagles HOA approved 2024 budget; Estates Design Review Guidelines; archived developer releases (Lake Estates, 2019; TwinEagles news).
Lake Estates homes are newer and were built to the builders' 2015 to 2022 specifications on a single lakefront, and the county's per-square-foot figure favors them because the Estates includes more older and larger floor plans on bigger lots, where much of the price is land. Per square foot, the Estates looks cheaper; per homesite, it often is not.
Both neighborhoods have no sub-association and owners handle their own landscaping; both use the same gate, club and schools; both sit on the front half of TwinEagles; and the master association bills both through the same January 1 assessment.
Selling in either neighborhood? Get a free home valuation or call Jesse direct at (239) 898-6072. Deciding between them? Read how we represent buyers and call Marc at (239) 287-5873 to tour both.
The Estates at TwinEagles is the oldest and largest-lot neighborhood in TwinEagles and carries the highest master assessment; on the Southwest Florida MLS for the last 60 months its median sale, $2,600,000 across 11 closings (pulled September 24, 2026), is the highest of any TwinEagles neighborhood with ten or more closings; Lake Estates, with 8 closings from $2,021,589 to $3,500,000, is too thin for a median. On Collier County recorded deeds the Estates median, $2,355,000, is second only to Lake Estates. Eleven sales in five years also make it one of the least-traded neighborhoods in the community.
Neighborhood | Homes | Qualified resales | Median | Low | High | Median per county sq ft | 2024 master assessment |
|---|---|---|---|---|---|---|---|
The Estates | 63 | 7 | $2,355,000 | $1,725,000 | $3,250,000 | $549.22 | $5,559.42 to $5,586.19 |
Lake Estates | 19 | 9 | $2,800,000 | $2,021,600 | $3,500,000 | $647.54 | $4,895.73 |
Hedgestone (with Maidstone Ct) | 70 | 14 | $2,205,000 | $1,625,000 | $2,900,000 | $638.86 | $5,017.84 |
Dundee | 61 | 20 | $1,537,000 | $1,150,000 | $2,051,000 | $516.19 | $3,646.26 |
Wisteria | 46 | 10 | $1,495,000 | $1,012,500 | $1,860,000 | $519.82 | $3,734.79 |
All TwinEagles | 714 | 174 | $967,500 | $350,000 | $3,500,000 | n/a | $3,300.46 to $5,586.19 |
Yardstick: Collier County recorded deeds, DOR-qualified sales recorded September 24, 2021 to June 30, 2026; medians of all qualified sales in the window; "per county sq ft" uses the county's building-area field. Assessments from the TwinEagles HOA approved 2024 budget.
Hedgestone at TwinEagles is the Estates' closest match in price: 70 semi-custom homes on 90-by-160-foot lots, mostly by Arthur Rutenberg and Stock Signature Homes from 2006 to 2022, on the Eagle course side. Hedgestone gives a buyer a newer average house for somewhat less money (a Southwest Florida MLS 60-month median of $2,205,000 across 16 closings, against $2,600,000 for the Estates); the Estates gives more land, more privacy and the Talon.
The master association lists twelve neighborhoods. The Estates is the only one on the original 1999 plat, the only one with its own design guidelines, and one of three, with Hedgestone and Lake Estates, where owners maintain their own landscaping. The TwinEagles overview is on our TwinEagles community page.
The Estates at TwinEagles offers the largest homesites, the most privacy and the strictest design protection in a member-owned, gated golf club, with no neighborhood dues. The costs are the highest master assessment in TwinEagles, a mandatory club initiation fee, your own landscape contract, older homes on some lots, and very few homes for sale at any time.
Selling? Request a free Estates home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
The Estates at TwinEagles sells on land, light and the membership category, in that order, and it is where our experience as Top 1% Real Estate Agents Nationally Since 2008 shows most. When we walk an Estates buyer through a home, the first questions are which way the lot faces, what sits behind it and what the club's estoppel says, and only then the kitchen.
With homesites that sold for $705,000 and $730,000 in 2022 and finished homes at $3.1 million to $3.25 million in 2025 and 2026, a buyer is often pricing the land and asking what it would cost to renovate or rebuild. A seller who can show the survey, the elevation certificate and the association's approval history lets that buyer see the lot's value clearly.
A Golf-deeded Estates home and a Sports- or Social-deeded Estates home are different products, because only 614 Golf memberships exist for 717 homes. We put the membership category at the top of the listing, never buried in the remarks.
On a 1999 to 2008 Estates home, buyers expect to budget for roof, windows, pool and systems. We price with that budget in mind and show the permits that are already done, including any Estates approval letters, so the negotiation is about the house, not the unknowns.
The Estates guidelines ban fences, so privacy comes from hedgerows, canopy trees and setbacks. Photographs and drone work that show that buffer do more for an Estates listing than another interior shot.
The most common errors about The Estates at TwinEagles are that golf is "included" (the club's membership terms say otherwise), that the Estates is the same as Lake Estates, that it has its own homeowners' association, and that each enclave is a separate neighborhood. The recorded documents and the association's own pages contradict all four.
It is not. The master association's own history calls The TwinEagles Club "a private club as opposed to a bundled community," every home is deeded one of three categories, and the buyer pays an initiation fee at closing.
They are different plats, different eras and different design guidelines, billed on different lines of the master budget.
It has none. The Estates at TwinEagles, Ltd. was a developer partnership, dissolved in 2016.
They are marketing names for streets within one plat. They appear on the master budget and the developer's site plan, not on deeds.
They are Estates streets. The courses are the Talon and the Eagle; Aerie was the Eagle's name before its 2012 rebuild.
If you're searching for a The Estates at TwinEagles listing agent, or thinking, 'I need someone to sell my Estates at TwinEagles home...', you want a team that can read your club estoppel, your lot's elevation certificate and your Estates approval letters before a buyer's attorney does, and price a one-of-63 home when the neighborhood trades eleven times in five years.
McGreevy and Comisar bring the credentials to that file:
In the 60 months to September 24, 2026 The Estates at TwinEagles recorded 11 closed sales on the Southwest Florida MLS, including 2 non-MLS sales entered in the MLS, and we tracked every one of them: $28,969,680 in closed volume, from $1,725,000 to $3,250,000, median $2,600,000. The 9 MLS-marketed sales took a median 32 days on market and closed at a median 90.00% of final list price. Three closed in the last 12 months: $3,150,000 (September 2026), $3,100,000 (July 2026) and $2,425,000 (January 2026). Source: Southwest Florida MLS, 60 months, pulled September 24, 2026. Data updated: September 2026.
Start with a free Estates at TwinEagles home valuation, priced against Estates sales and homesite values by street, or talk to Jesse direct at (239) 898-6072, text or call.
Buying instead? Read how we represent buyers and call Marc at (239) 287-5873.
On the Southwest Florida MLS the 9 MLS-marketed Estates sales of the last 60 months took a median 32 days on market, from 7 days to 267 (pulled September 24, 2026). The spread is the story: three of the four 2021 sales had 13 or fewer days on market, while the September 2026 sale took 267 days and closed at 90.00% of its final list. Estates homes rarely come to market, so a correctly priced one can meet pent-up demand from buyers who have been waiting for a specific street; an overpriced one sits.
Usually not a full renovation. An Estates buyer often plans their own work, and every change needs Estates approval and permits that can outlast your listing window. Repair what an inspector will flag, document what is done, and price the rest.
Yes, measurably in the insurance quote a buyer receives. A tile reroof, impact windows and doors, and a wind-mitigation report are the upgrades Estates buyers ask about first, because the guidelines allow only tile roofs and the house sits in the wind-borne debris region.
It can if it starts late. The club must receive the signed Membership Agreement seven days before closing and must act within 30 days of a complete application under the 2010 covenant. Start the buyer's club and association applications the day the contract is signed.
Five Oaks Lane and Aerie Lane each had vacant lots on the 2026 roll. A new home next door raises the street's value; buyers will ask what is planned. Check with the association's architectural committee for any pending application before you list.
Yes. An existing member who moves to your home in the same or a lower category, and occupies it, pays no new initiation fee under the club's policy, which can make a TwinEagles buyer the strongest buyer for your home.
McGreevy and Comisar are a top-reviewed Southwest Florida real estate team based in Bonita Springs, and TwinEagles sits inside the Naples market they have worked for more than twenty years. Jesse McGreevy and Marc Comisar lead the team personally, and this page is built from the same public records they pull for every Estates client.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
When you are ready to look at what is available in TwinEagles today, our Domain Realty Group team keeps the full listing search at DomainRealtyGroup.com, and Marc will set up a private showing inside the gate.
Read Jesse McGreevy's profile and Marc Comisar's profile, learn more about McGreevy and Comisar, and follow us on Facebook and LinkedIn.
★★★★★ "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
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Jesse McGreevy and Marc Comisar have sold homes across Southwest Florida's private golf communities for more than two decades, and the questions on this page, the deeded membership, the design guidelines, the elevation certificate and the thin comparable set, are the ones we work through on every estate listing. For a wider view of the market, start with our Naples community guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
These are the questions buyers ask most about The Estates at TwinEagles in Naples, answered from the recorded plat, the master association's budget and 2023 Estates Design Review Guidelines, the club's membership documents, FEMA, Collier County Public Schools and Collier County recorded deeds, each checked in September 2026.
The Estates is the original 1999 section of TwinEagles in Naples: the recorded plat TwinEagles Phase One, with 63 custom single-family homes and 3 vacant lots on six streets at the front of the community. It is governed by the TwinEagles master association and its own Estates design guidelines.
63 homes on 66 platted homesites; three lots, one on Aerie Lane and two on Five Oaks Lane, were still vacant on the 2026 Collier County roll. The master association bills all 66 units.
Strathmore (Golden Eagle Court), Thornhill (Peregrine Court), Sterling Hill (Aerie Lane), Glasgow (Talon Drive), Inverness (Bald Eagle Way) and Lochlomond (Five Oaks Lane). They are developer names for streets inside one plat, not separate associations.
At least 3,500 square feet under air, by the recorded Phase One supplemental declaration. County building areas run from 3,472 to 9,588 square feet, median 4,662, and the county's figure includes more than air-conditioned space.
The developer described its last Sterling Hill and Inverness sites as "nearly an acre to nearly two acres." Setbacks are 50 feet in front and 30 feet on each side, so homes are at least 60 feet apart. Ask for the survey for any specific lot.
Possibly, but rarely. The last platted Estates lots sold in early 2022, and only three were vacant on the 2026 roll. Buyers who want new construction more often buy an older home and renovate or rebuild under the Estates guidelines.
Each owner chooses a builder. Names in the public record include Arthur Rutenberg Homes, Divco Custom Homes, Stock Signature Homes, Frey and Son Homes and, on recent remodel permits, London Bay Construction.
Eleven closed sales on the Southwest Florida MLS in the 60 months to September 24, 2026 ranged from $1,725,000 to $3,250,000, median $2,600,000; the most recent was $3,150,000 in September 2026. Every sale is listed in the market snapshot above.
The TwinEagles master association's 2024 budget billed Estates homes $5,559.42 to $5,586.19 a year, depending on the enclave, including a $660 reserve share. There is no separate Estates association and no neighborhood fee. The 2025 and 2026 figures are not published publicly; ask for the estoppel.
Not automatically, and never free. Every home is deeded a Golf, Sports or Social membership, and the buyer pays the club an initiation fee at closing: $150,000, $60,000 or $45,000 in September 2026. The club's estoppel letter names the category for each house.
Current dues are not public. The last published schedule, fiscal 2022, totaled about $18,328 a year before tax for Full Golf, about $7,336 for Sports and about $5,496 for Social, including the Phase One capital assessment. Expect current dues to be higher.
Only "subject to availability," under the 2010 recorded covenant, because Golf is capped at 614 memberships for 717 homes. A home already deeded Golf gets an immediately available Golf membership.
Yes. TwinEagles has one gated entrance on Immokalee Road, with resident barcodes and app-registered guests, staffed under the master association's security contract.
The Talon, the Jack Nicklaus and Jack Nicklaus II course that opened in 1999 and was renovated in 2021. The developer's releases put Sterling Hill and Inverness along the Talon.
All six Estates street points read FEMA Zone X, minimal hazard, on the effective and preliminary maps. Individual lots can include Zone AH land; two 2024 elevation certificates on Estates homes list Zone AH with a 15.5-foot base flood elevation and first floors 2.5 and 3.3 feet above it.
A lender requires it only if the house is in a high-risk zone. Citizens will require it on primary homes insured for wind by Citizens from January 1, 2027, and every policy in unincorporated Collier gets the 25% Community Rating System discount.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, for every Estates street, per the district's address lookup for 2026-27. All three earned an A for 2025-26.
No. There is no age restriction in the recorded use restrictions, and families can buy.
Up to three leases per calendar year, each at least 30 consecutive days, on the association's approved lease form, with tenant screening. Timesharing is prohibited.
No. The Estates guidelines prohibit fences and walls, including perimeter and security fences. A 4-foot dog run, set back and landscaped, is the only exception, and underground pet fences are allowed.
Yes, with architectural approval. Solar should sit on a rear or side roof with dark panels and painted conduit; a generator must be fully hidden by a dense hedge and permitted by the county.
Clay or concrete tile only, at a 6-in-12 minimum pitch, in warm earth tones. Asphalt and fiberglass shingles and metal roofs are prohibited.
Only inside an enclosed garage. The use restrictions keep commercial vehicles, pickup trucks, boats, trailers and RVs in the garage, and prohibit street parking from 1 to 6 a.m.
From about half a mile (Five Oaks Lane) to 1.5 miles (Bald Eagle Way) to the gate, and from a quarter mile (Bald Eagle Way) to about 1.8 miles (Five Oaks Lane) to the clubhouse, by road.
No. The only non-ad valorem charge on a 2025 Estates tax bill is the county's $261.91 garbage assessment, and the state's special district list has no TwinEagles district.
One 2025 Estates bill on Aerie Lane was $29,103.72 at 12.2558 mills. Your bill depends on your purchase price and any homestead exemption.
The committee meets twice a month and must answer a complete application within 30 business days. New homes add a $3,000 review fee and a $3,000 construction deposit.
Deer, wild turkey, alligators, bobcats and Florida black bears are documented inside TwinEagles, and the association relocated 42 deer under a state permit in 2025 and 2026.
The Estates has 63 older and larger-lot custom homes on the Talon side; Lake Estates has 19 newer homes on the 34-acre lake. On the Southwest Florida MLS for the last 60 months the Estates' median was $2,600,000 across 11 closings; Lake Estates had 8 closings from $2,021,589 to $3,500,000, too few for a median.
Hedgestone has 70 semi-custom homes on 90-by-160-foot lots from 2006 to 2022 and a Southwest Florida MLS 60-month median of $2,205,000 across 16 closings; the Estates offers more land, the Talon and its own design guidelines at a higher median, $2,600,000.
No public record names storm damage specific to the Estates in Irma, Ian, Helene or Milton, and the county's 2024 to 2026 permit files show no storm-repair permit there. Ask each seller in writing.
These are the questions Estates owners ask before they sell a home in The Estates at TwinEagles, answered from the club's Initiation Fee Policy and Membership Agreement, the master association's documents and 2023 Estates guidelines, Florida statutes and Collier County recorded deeds. Call Jesse direct at (239) 898-6072 for a confidential review.
It depends first on the lot, the membership category and the age of the house, then on the finishes. Estates sales on the Southwest Florida MLS since October 2021 run from $1,725,000 to $3,250,000, median $2,600,000. Start with a free Estates home valuation or call Jesse direct at (239) 898-6072.
About two. The Southwest Florida MLS shows 11 Estates closings in the 60 months to September 24, 2026, roughly 3.5% of the 63 homes a year, and Collier County recorded deeds show a one-time spike of nine qualified sales in 2021.
$3,150,000 on Peregrine Court in September 2026, $3,100,000 on Talon Drive in July 2026 and $2,425,000 on Five Oaks Lane in January 2026 (Southwest Florida MLS, pulled September 24, 2026). The highest Estates sale in the 60-month window is $3,250,000 on Bald Eagle Way in January 2025.
Owners stay. Sixty-eight percent of Estates homes are homesteaded, many owners built or rebuilt their homes, and the neighborhood has no shared-cost pressure from a sub-association. Low supply is a seller's advantage when a home is priced right.
Buyers treat the category as a major price factor because Golf memberships are capped at 614 and cost $150,000 to join against $60,000 for Sports and $45,000 for Social. The recorded deed file does not record category, so we price it from the estoppel and current buyer demand.
The buyer, at closing, under the club's Initiation Fee Policy: the fee "must be paid to the Club at the closing of the home sale" by "any person or entity who purchases a home in TwinEagles."
No public club document provides a refund on resale. The policy says the fee "is to be used for Club Capital expenditures." The only refund in the Membership Agreement is of a rejected applicant's transfer fee.
Two: one from The TwinEagles Club and one from the TwinEagles master association through FirstService Residential. The Estates has no neighborhood association, so there is no third estoppel.
The club's estoppel was $250 on its last public schedule. The master association's certificate is ordered through FirstService Residential, and Florida Statutes 720.30851 caps what an association may charge.
Yes. Membership "is contingent upon approval by the Club," the applicant authorizes credit and background checks, and the signed agreement must reach the club seven days before closing. Under the 2010 covenant the club must act within 30 days of a complete application.
Yes. Dues are prorated between seller and buyer by contract, but the 2010 covenant makes both "jointly and severally liable to the Club for any dues ... incurred prior to the date of sale." Make sure the estoppel shows a zero balance at closing.
The buyer takes over the remaining monthly payments of the club's 12-year Phase One capital assessment, per the club's fiscal 2022 schedule. Confirm the current balance on the estoppel.
One sign, no larger than 24 by 18 inches, in the front yard behind the sidewalk, never facing the golf course and with no information tube, under the Estates guidelines and the master association's realtor guide.
Yes, on Saturdays and Sundays from 9 a.m. to 5 p.m. The gate admits visitors only to addresses on the weekly open-house list pulled from the MLS, so the open house must be entered in the MLS.
For anything exterior, yes: paint, roofing, landscaping, lighting, pool, screen and hardscape work all need architectural approval. Interior repairs do not, but Collier County permits may.
Rarely a full renovation. Estates buyers often plan their own design, and approvals and permits take time. Fix inspection items, finish open permits and document everything.
Increasingly as land plus a house. Qualified Estates homesites sold for $705,000 and $730,000 in 2022, so a 1999 to 2008 home is priced on its lot, its condition and what a buyer would spend to renovate or rebuild.
Some buyers will see it that way. Eighteen Estates homes carry a county year built of 2020 or later, several on lots that already held a home. We market older homes to both the renovation buyer and the rebuild buyer.
The club estoppel request, the master association estoppel request, the survey, the elevation certificate, any FEMA letter of map change, closed permits, Estates approval letters, the roof and wind-mitigation reports, and utility and irrigation account details.
The house's elevation certificate and, if one exists, the FEMA Letter of Map Amendment or Revision. They show whether the house is in a high-risk zone, which decides whether a buyer's lender requires flood insurance.
Florida law requires sellers to disclose known facts that materially affect value and are not readily observable, which typically includes known flood or storm damage, open permits and unapproved exterior work. Your attorney or title agent can advise on the form.
Commission, Florida documentary stamp tax on the deed at $0.70 per $100 of the price, customarily the owner's title policy, estoppel fees, prorated taxes, dues and assessments, and any agreed repairs or credits.
Seasonal buyers are most active in Naples in the winter months. For a thin market like the Estates, readiness matters more than the calendar: list when the file is complete and the home shows well.
It depends on the buyer. Some seasonal buyers want turnkey, many estate-home buyers want their own furnishings. We usually price unfurnished and offer furniture separately.
Yes. The estoppels, club application and closing can be handled remotely, and a local agent manages the gate list, showings and vendors. Plan landscape care while the home is on the market, because the Estates guidelines still apply.
Not necessarily. The club's policy exempts family members taking title through "a bona fide family planning device," a surviving spouse, and transfers to estate-planning trusts for the member or spouse. If the heir then sells, the new buyer pays the fee.
Yes. A member who moves to another TwinEagles home in the same or a lower category, occupies it and sells the first home within one year pays no new initiation fee; moving up a category costs the difference.
Up to three leases a year, each at least 30 days, on the association's lease form. A tenant in place narrows the buyer pool and complicates showings, so time the lease to the listing.
No. The club's site links to an outside real estate platform, not a club-owned brokerage. You can list with any licensed agent.
You can, but the gate admits only MLS-listed open houses, the sign rules are strict, and the estoppel and club-approval steps are easy to miss. Most Estates sellers use an agent who knows the process.
Price from the eleven Estates sales of the last 60 months, the homesite sales, Lake Estates and Hedgestone as bracket comparables, and the membership category, then adjust for age, size and lot. A price set from one old sale almost always misses.
The price should match, but the square footage does not. The county's building area is larger than MLS living area, so county price per square foot runs lower than MLS price per square foot. Never compare the two directly.
With drone and twilight photography of the homesite and the Talon frontage, a complete document file, the membership category up front, and direct outreach to our qualified-buyer database.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072, text or call, or start with a free home valuation.
The Estates at TwinEagles page is built from the primary records below: the recorded plat and covenants, the master association's budget and 2023 Estates guidelines, the club's membership documents, Florida and Collier County government data, FEMA and the National Weather Service, Collier County Public Schools, and dated news coverage. Every public figure on this page traces to one of them.
The Downloadable Documents for The Estates at TwinEagles below are the primary records an Estates buyer or seller should read, each linked at the issuing authority: the Estates design guidelines, the master budget, the recorded use restrictions and covenants, the club's fee policy and membership agreement, and FEMA and county flood references.
Document | Issued by | Date | Link |
|---|---|---|---|
Design Review Guidelines, The Estates at TwinEagles | TwinEagles Homeowners Association | Feb 15, 2023 | |
Approved 2024 HOA Budget (Estates assessments by enclave) | TwinEagles Homeowners Association | Nov 8, 2023 | |
Use Restrictions (leasing, pets, vehicles), OR 6349 PG 3623 | TwinEagles Homeowners Association (recorded) | 2024 | |
Initiation Fee Policy | The TwinEagles Club | Oct 20, 2023 | |
Membership Agreement | The TwinEagles Club | 2024 | |
Estoppel requirements by street | The TwinEagles Club | Jul 29, 2021 | |
Quick Guide for Realtors (open houses, signs) | TwinEagles Homeowners Association | 2024 | |
Golf and Sports Recreational Covenant, OR 4605 PG 2967 | Recorded, Collier County | Sep 17, 2010 | |
Amendment exempting Phase One lots from the Social covenant, OR 3879 PG 4116 | Recorded, Collier County | Aug 31, 2005 | |
Community FAQs and TwinEagles history | TwinEagles Homeowners Association | 2026 | |
2026 Flood Protection newsletter | Collier County | 2026 | |
CRS eligible communities (Collier Class 5) | FEMA | Apr 1, 2026 |
Current club dues, the 2025 and 2026 master budgets and the club bylaws are member-only and are not published; the estoppel letters for a specific home are the route to those figures.
Market data from Southwest Florida MLS, pulled September 2026. County sales figures are Collier County recorded deeds, DOR-qualified sales recorded through June 30, 2026. McGreevy and Comisar, Best Realtor for The Estates at TwinEagles. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
