Wisteria is 46 single-family homes on 65-foot lots on Wisteria Drive in TwinEagles, Naples, built 2013 to 2016 by Minto, Stock and Rutenberg, with its own HOA. Verified MLS and county sales, fees and FEMA flood letters from McGreevy and Comisar.
McGreevy and Comisar are the top-reviewed real estate team for selling and buying homes in Wisteria 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 Wisteria home, or you are weighing one of the 46 homes on Wisteria Drive, this page answers the questions that move the price: which builder built the house, what the Wisteria association does on top of the master association, what every qualified Wisteria resale since 2021 brought, why 2026 prices sit below 2024, and what the FEMA letters on Block 106 say about flood insurance.
Wisteria at TwinEagles is a 46-home single-family neighborhood on 65-foot homesites inside the master-planned community of TwinEagles in Naples, Florida. It is the one-street, one-block neighborhood that The Ronto Group's builders finished between 2013 and 2016, and it is one of seven TwinEagles neighborhoods with its own homeowners' association on top of the master association.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What "Wisteria" means on the public record. Wisteria is Block 106 of the recorded plat TwinEagles Phase Two B (Plat Book 47, pages 23 to 39, Collier County): 46 lots, every one holding a home, all on Wisteria Drive, plus one road tract owned by the neighborhood association. Minto built 28 of the homes, Stock Signature Homes built about ten, and Arthur Rutenberg Homes built several more on individually sold lots. Every Wisteria owner belongs to two associations, the Wisteria at TwinEagles Homeowners Association and the TwinEagles Homeowners Association, and every home carries a deeded membership category in The TwinEagles Club.
Not to be confused with: Wisteria Way in East Naples (ZIP 34114), Wisteria Lane in Naples, or the Wisteria Pointe carriage homes at Copperleaf in Estero. The Wisteria on this page is Wisteria Drive, ZIP 34120, inside the TwinEagles gate on Immokalee Road. Club and county records spell the community TwinEagles as one word; most people search it as Twin Eagles.
Every figure below comes from a primary public record, and each is dated. Call Jesse direct at (239) 898-6072 for a confidential conversation about your Wisteria home, or call Marc at (239) 287-5873 if you are buying.
If you're searching for the best realtor for Wisteria at TwinEagles in TwinEagles, Naples, whether you're ready to sell your Wisteria 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 Wisteria track record: The Southwest Florida MLS shows 4 Wisteria closings in the 12 months to September 24, 2026, from $1,012,500 to $1,350,000 (the highest in March 2026), at a median 91.10% of final list price (the mean of 87.57% and 94.63%), and no Wisteria home is listed for sale today. Over 60 months the MLS shows 9 Wisteria closings, from $1,012,500 to $1,775,000 (December 2024), and we tracked every one of them.
Data updated: September 2026. Source: Southwest Florida MLS, 12 and 60 months, pulled September 24, 2026.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Wisteria at TwinEagles realtor, and you can read every review on our Google Business Profile. Three from clients:
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Verified Google review
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
For Wisteria sellers: professional photography, drone and video that shows the lake, preserve or fairway behind your home, a qualified-buyer database built over two decades in Southwest Florida, and a listing file that answers the builder, membership, association, flood-letter and permit questions before a buyer's attorney asks them.
Selling your Wisteria home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Wisteria? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Naples.
Selling? Start with a free Wisteria home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers and call Marc at (239) 287-5873.
Wisteria at TwinEagles is Block 106 of the recorded plat TwinEagles Phase Two B in Collier County: 46 single-family homes on Wisteria Drive, governed by the Wisteria at TwinEagles Homeowners Association under the TwinEagles master association. The name, the lot count and the association all trace to recorded or state-filed documents.
Three FEMA determination letters and the county's own elevation-certificate file describe Wisteria homes the same way: "Lot 31, Block 106, Twineagles, Phase Two B, as shown on the Plat recorded in Plat Book 47, Pages 23 through 39" (FEMA case 16-04-3423A). Collier County's roll carries 47 parcels on Wisteria Drive: 46 improved single-family homes coded to TwinEagles Phase 2B and one road tract, owned by the Wisteria association, coded to the earlier Phase 2 plat. There are no vacant Wisteria lots; the last home site sold in 2014 and the last builder closing recorded in 2016.
The TwinEagles Homeowners Association's approved 2024 budget carries a line titled "Grand Arbors, Wisteria" with 46 units, the same count as the county roll and the neighborhood's articles (Approved 2024 HOA Budget). The label "Grand Arbors" is the Bonita Bay Group's marketing name for the northern half of TwinEagles; it is a budget grouping, not the name of Wisteria's plat.
The Wisteria at TwinEagles Homeowners Association, Inc. was filed with the Florida Division of Corporations on July 3, 2012, as a not-for-profit corporation under Chapters 617 and 720 of the Florida Statutes, document number N12000006553, and it is active with annual reports filed every year from 2013 through April 14, 2026 (Sunbiz record). Its five current officers and directors are Wisteria Drive owners. The association also holds the neighborhood's common road tract on the county roll.
Four bodies touch every Wisteria home, and each has its own document:
The master association's own rule decides conflicts between the first two: "If the Use Restrictions for any applicable Neighborhood Association are more restrictive, then the Use Restrictions for the Neighborhood Association will control."
Wisteria Drive is a single street off TwinEagles Boulevard in the northern half of TwinEagles, the gated golf community on the north side of Immokalee Road in Naples, ZIP 34120. It sits about 0.7 to 0.9 miles from the clubhouse and about 2.5 to 2.7 driving miles inside the Immokalee Road gate, beside the Lake Estates frontage on the boulevard.
From the Immokalee Road entrance, residents drive north on TwinEagles Boulevard past the Estates enclaves and the clubhouse. OpenStreetMap routing puts the entry end of Wisteria Drive at about 2.5 miles and 10 minutes from the gate, and the far end at about 2.7 miles and 11 minutes; the clubhouse at 11725 TwinEagles Boulevard is 0.7 to 0.9 miles and three to four minutes away. The Lake Estates homes line TwinEagles Boulevard between the Dundee roundabout and Wisteria, and Lockford and the Maidstone Court section of Hedgestone are the closest neighborhoods on the map.
The plat numbers Wisteria's 46 lots in a single run along the street, and county elevation certificates tie lot numbers to addresses. Lot 4 is 12448 Wisteria Drive, lot 13 is 12412, lot 24 is 12368, lot 31 is 12340 and lot 37 is 12316. Read together, lots 1 to 23 are the even-numbered homes from 12460 down to 12372, lots 24 to 41 run from 12368 down to 12300, and lots 42 to 46 are the five odd-numbered homes from 12425 to 12443. That key matters because the developer, the builders and FEMA all speak in lot numbers.
The developer's 2016 announcement described Wisteria as "acknowledged for the beauty of its water, preserve, and golf course views" (Naples Daily News, March 5, 2016). Homes back onto lakes, preserve or golf holes depending on the lot; the Estates enclaves and the Talon course are at the front of the community to the south.
No. "Grand Arbors" was the Bonita Bay Group's 2003 to 2010 marketing name for the northern phase of TwinEagles, and the master budget still groups every non-Estates neighborhood under it. Wisteria's recorded plat is TwinEagles Phase Two B; several other neighborhoods sit on plats that carry the Grand Arbors name.
Living in Wisteria at TwinEagles means owning a 2013-to-2016 builder home, most between about 2,600 and 3,600 square feet, on a 65-foot homesite, on a quiet one-street neighborhood a few minutes from the TwinEagles clubhouse, with a neighborhood association handling landscaping and a mandatory club membership that makes golf, dining and racquets part of daily life.
Wisteria's buyers are mostly the same people who buy across the middle of TwinEagles: full-time and seasonal owners who want a newer single-family home inside a private golf club without paying Estates prices. The homes are large enough for visiting family, small enough to lock and leave in summer, and priced below the Hedgestone and Estates tier and above the Kinross and Fenhurst tier. TwinEagles has no age restriction, and Bear Creek Elementary, opened in 2025, is less than a mile from the gate.
Daily life runs through the club. The Talon course (Jack Nicklaus with Jack Nicklaus II, opened January 15, 1999) and the Eagle course (redesigned by Steve Smyers and reopened in 2012) are the two 18-hole courses, and the clubhouse, pool, racquets courts and fitness center are under a mile from Wisteria Drive (The TwinEagles Club, golf). Errands go out the Immokalee Road gate: the NCH Northeast freestanding emergency department is about 3.3 miles from the gate, Mercato about 12 miles and Vanderbilt Beach about 13.
Distance and choice. Wisteria is about 2.5 miles inside the gate, so every trip out starts with a boulevard drive, and the I-75 interchange at Immokalee Road is about 6.6 driving miles from the gate. Exterior changes need approval from the architectural committee, and the Wisteria association sets the landscaping. You also pay two association assessments plus club dues, and the buyer's club initiation fee is a large one-time cost that has no equivalent in a non-club neighborhood.
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
Wisteria at TwinEagles homes closed through the Southwest Florida MLS at $1,012,500 to $1,775,000 in the last 60 months, nine closings listed one by one below because nine is too few for a meaningful median. The 2026 closings are the softest in the set: four from $1,012,500 to $1,350,000, against three 2024 closings from $1,525,000 to $1,775,000. Across all 32 Wisteria MLS closings since March 1, 2013, the first window with 10 or more, the median sale price is $912,500 (the mean of $905,000 and $920,000), from $550,000 to $1,775,000, with a median 71.5 days on market (the mean of 69 and 74), a median sale-to-list ratio of about 95.2% (the middle pair is 95.23% and 95.24%) and a median $300.61 per square foot of living area (the mean of $298.41 and $302.80). That all-history figure includes the builders' new-construction closings from the 2013 to 2016 build-out, which is why it sits well below today's resale prices.
Data updated: September 2026. Source: Southwest Florida MLS, Development TWIN EAGLES, Wisteria Drive, closed sales 60 months and all MLS history, pulled September 24, 2026. No Wisteria closing in either window is a non-MLS sale entered in the MLS.
The MLS price per square foot uses the listing's living area. The county deed table further down counts only DOR-qualified, arm's-length sales over $100,000; the county building area used for price per square foot is the roll's building-area field, which is not the MLS living-area figure, so the two are never compared.
Closed | Sale price | Final list price | Sale-to-list | Living area (sq ft) | Days on market |
|---|---|---|---|---|---|
May 2026 | $1,012,500 | $1,070,000 | 94.63% | 2,797 | 3 |
April 2026 | $1,050,000 | $1,199,000 | 87.57% | 2,905 | 176 |
March 2026 | $1,050,000 | $1,200,000 | 87.50% | 2,905 | 175 |
March 2026 | $1,350,000 | $1,426,000 | 94.67% | 2,642 | 13 |
March 2025 | $1,490,000 | $1,525,000 | 97.70% | 2,889 | 95 |
December 2024 | $1,775,000 | $1,799,000 | 98.67% | 2,905 | 14 |
May 2024 | $1,600,000 | $1,680,000 | 95.24% | 2,618 | 74 |
February 2024 | $1,525,000 | $1,650,000 | 92.42% | 2,740 | 69 |
February 2023 | $1,500,000 | $1,500,000 | 100.00% | 2,905 | 1 |
Source: Southwest Florida MLS, closed 09/25/2021 to 09/24/2026, pulled September 24, 2026. Total volume $12,352,500; one of the nine closed at or above final list price.
The Collier County recorded-deed file for the same five years holds 10 DOR-qualified Wisteria resales, one more than the MLS: a February 2024 deed at $1,860,000 that does not appear among the MLS closings. On the county record the 60-month median is $1,495,000 (the mean of $1,490,000 and $1,500,000) and the median price per square foot of county building area is $519.82, a different denominator from the MLS living-area figure above.
Recorded | Sale price | County building area (sq ft) | County year built |
|---|---|---|---|
May 2026 | $1,012,500 | 2,797 | 2014 |
April 2026 | $1,050,000 | 3,562 | 2022 |
March 2026 | $1,050,000 | 2,928 | 2015 |
February 2026 | $1,350,000 | 2,594 | 2018 |
March 2025 | $1,490,000 | 2,889 | 2014 |
December 2024 | $1,775,000 | 3,150 | 2014 |
May 2024 | $1,600,000 | 2,618 | 2014 |
February 2024 | $1,525,000 | 2,740 | 2015 |
February 2024 | $1,860,000 | 3,050 | 2015 |
February 2023 | $1,500,000 | 2,889 | 2018 |
Source: Collier County recorded deeds, DOR-qualified sales recorded September 24, 2021 to June 30, 2026, the newest sale on the county file. Recording dates run a few days ahead of MLS closing dates, and county building area differs from MLS living area. Total recorded volume $14,212,500. Median $1,495,000 is the mean of the middle two sales ($1,490,000 and $1,500,000), so no single Wisteria home sold at the median. Median county price per square foot $519.82.
A median needs enough sales to mean something. The Southwest Florida MLS holds 4 Wisteria closings in the last 12 months, 6 in 24 months, 8 in 36 months and 9 in 60 months, so no window short of all MLS history reaches 10; the page lists the 60-month closings one by one and uses the 32 closings since March 2013 for the median. For reference only, the 12-month median of four closings is $1,050,000 (two closings at that price), the 24-month median $1,200,000 (the mean of $1,050,000 and $1,350,000) and the 36-month median $1,420,000 (the mean of $1,350,000 and $1,490,000). The county deed file reaches 10 qualified sales at 60 months, which is why its median is shown above.
Every Wisteria MLS closing in 2024 was $1,525,000 or more; every 2026 closing was $1,350,000 or less. Four sales a year is too few to call a trend with confidence, and the 2026 homes are not the same houses as the 2024 homes. TwinEagles as a whole did not fall on price: its Southwest Florida MLS median was $1,031,250 across 50 closings in the 12 months to September 24, 2026 (the mean of $1,012,500 and $1,050,000), against $975,000 across 113 closings in 36 months. What changed community-wide is pace and discount, a median 83 days on market and 94.63% of final list over 12 months against 55 days and 95.11% over 36 months. On Wisteria Drive the 2026 split is plain: the two homes listed at $1,199,000 and $1,200,000 sat 176 and 175 days and closed at $1,050,000, while the two priced closer to the market closed in 3 and 13 days at about 94.6% of list.
Nine MLS closings in five years (ten on the county deed file) across 46 homes is about two a year, or roughly 4 percent of the neighborhood annually. In the Southwest Florida MLS 12-month count for all of TwinEagles, Wisteria accounts for 4 of 50 closings. With a pool that small, one well-presented home can reset a buyer's view of the street, in either direction.
No Wisteria home was listed for sale in the Southwest Florida MLS on September 24, 2026; all 15 active TwinEagles listings that day were in other neighborhoods. Call Marc at (239) 287-5873 to hear about a Wisteria home the day it comes up.
Wisteria at TwinEagles homesites sold for $162,500 to $185,000 apiece in 2012 to 2014, new builder homes closed at about $600,200 to $933,800 in 2013 to 2016, resales ran mostly $900,000 to $1,200,000 in 2019 to 2021, and qualified resales reached $1,860,000 in 2024 before easing to $1,012,500 to $1,350,000 in 2026.
Data updated: September 2026. Source: Collier County recorded deeds.
Recorded | Price | What it was |
|---|---|---|
September 2012 | $162,500 | single Wisteria homesite |
March 2013 | $162,500 | single Wisteria homesite |
May 2013 | $170,000 | single Wisteria homesite, DOR-qualified |
March 2014 | $185,000 | single Wisteria homesite |
April 2014 | $185,000 | single Wisteria homesite |
Source: Collier County recorded deeds, sales coded vacant at the time of sale. The builders bought their lots in multi-parcel deeds from 2012 to 2014 (four lots in July 2012, three in December 2012, and groups of two to nine through September 2014), and those deeds do not break out a price per lot, so they are not used for a lot price.
The first recorded sale of each finished Wisteria home is the builder's closing. The qualified ones run from $600,200 (April 2013) to $933,800 (August 2016), with most between about $640,000 and $890,000. The developer advertised Wisteria "From the $500's" throughout (archived developer page, 2013), so the recorded prices show what options, lots with better views and upgraded plans added to the base price. In March 2016 the developer announced that "with the sale of Stock Signature Homes' Jasmine II residence," Wisteria was "now sold out" (Naples Daily News, March 5, 2016).
Qualified Wisteria resales from 2017 to early 2021 cluster between about $725,000 and $1,200,000: $900,000 and $905,000 (2017), $800,000 and $1,060,000 (2018), $550,000 to $1,200,000 (2019, the low sale an outlier), $725,000 to $957,500 (2020), and $900,000 to $995,000 in early 2021. There was then no qualified Wisteria resale on the county file between March 2021 and February 2023.
The same homes, sold new and resold later, show what a Wisteria owner has actually earned. Each row is one home on the county deed file.
First recorded sale (new) | Latest recorded resale | Change |
|---|---|---|
$626,400 (2014) | $1,500,000 (2023) | +139% |
$667,800 (2014) | $1,600,000 (2024) | +140% |
$770,000 (2014) | $1,775,000 (2024) | +131% |
$689,300 (2015) | $1,525,000 (2024) | +121% |
$702,500 (2014) | $1,490,000 (2025) | +112% |
$677,200 (2013) | $1,350,000 (2026) | +99% |
$642,000 (2015) | $1,050,000 (2026), after $900,000 in 2021 | +64% |
$608,600 (2015) | $1,050,000 (2026), after $840,000 in 2021 | +73% |
Source: Collier County recorded deeds; percentage changes are our arithmetic on the recorded prices and ignore improvements, commissions and carrying costs. The homes sold in 2023 and 2024 more than doubled; the homes sold in 2026 gained less, which is the same 2026 reset shown in the market snapshot above.
Five Wisteria homes carry a county year built of 2017, 2018 or 2022, yet the deed file shows each was first sold as a finished home in 2013, 2014 or 2015, and the county's elevation certificates for those lots date from 2013 to 2015. The roll year on those five reflects later improvement or re-assessment coding, not original construction. The 21 Wisteria building permits on the county's elevation-certificate index were all issued from 2012 to 2015.
Wisteria at TwinEagles is 46 builder homes on one street in TwinEagles, and with about two resales a year every sale sets the market. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own on Wisteria Drive, start with a free Wisteria 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.
Wisteria at TwinEagles was platted during the Bonita Bay Group years as Block 106 of TwinEagles Phase Two B, sat unbuilt through the 2008 to 2010 downturn, and was developed by The Ronto Group after its September 2010 purchase of TwinEagles, with Minto, Arthur Rutenberg Homes and Stock Signature Homes building every house between 2011 and 2016.
TwinEagles began in 1997 as Jim Colosimo's plan for a Jack Nicklaus golf community on a former tomato farm, and the Bonita Bay Group took it over and marketed its northern section as "Grand Arbors" from about 2003. Phase Two B, recorded in Plat Book 47, created Wisteria's 46 lots, but the Bonita Bay Group's residential activity in TwinEagles collapsed in 2008 and 2009, when it closed the TwinEagles golf club (Naples Daily News, 2009).
Every Wisteria parcel carries the same deed dated September 15, 2010, Official Records Book 4605, Page 2861, a multi-parcel conveyance recorded in the same book as the assignment of declarant rights (Book 4605, Page 2872) and the Golf and Sports Recreational Covenant (Book 4605, Page 2967). That is the recorded moment The Ronto Group, backed by Angelo, Gordon and Co., took over TwinEagles; the developer later described "The Ronto Group finalizing its purchase of TwinEagles in September, 2010" (Naples Daily News, 2016; Business Observer, 2011).
On July 3, 2012, attorneys for the new declarant, TwinEagles Developments AGR, L.L.C., filed the Wisteria at TwinEagles Homeowners Association's articles of incorporation. The articles name the declarant, state that Wisteria "will contain forty-six (46) single-family Dwelling Units," and name the Declaration of Neighborhood Covenants and Restrictions for Wisteria at TwinEagles as the neighborhood's governing instrument (Sunbiz filing).
Minto and Arthur Rutenberg Homes opened the neighborhood in 2012 and 2013, with Rutenberg's Anastasia (2,454 square feet) and Bardmoor II (2,621 square feet) and Minto's Birkdale, Inverness, Saint Andrews and Turnberry plans (2,840 to 2,910 square feet) on the developer's model list. In May 2014, Stock Signature Homes bought nine of the lots first assigned to Rutenberg in a single deed. The last Wisteria home, Stock's Jasmine II, sold in early 2016 (builder closings on the deed file run through August 2016), and Wisteria became one of the first five TwinEagles neighborhoods to sell out.
The Ronto Group turned TwinEagles over to its homeowners at the end of 2018, when the club became member-owned (archived turnover announcement, 2019). The Wisteria association is run by a five-member board of Wisteria owners and a professional management company, and Wisteria holds one of the twelve neighborhood seats on the master association board.
Three builders built Wisteria at TwinEagles: Minto built lots 1 to 23 and 42 to 46, 28 homes in all; Stock Signature Homes built about ten homes on lots first assigned to Arthur Rutenberg Homes; and Arthur Rutenberg Homes built several homes for individual buyers on lots they bought one at a time. The builder is often the first question a Wisteria buyer asks.
The developer's Wisteria page changed as the builders changed. In December 2013 it read: "Wisteria by Arthur Rutenberg and Minto, From the $500's. Lots 1-23 and 42-46 will be built by Minto. Lots 24-37 will be built by Arthur Rutenberg." By 2019 it read: "Wisteria by Stock Signature Homes and Minto, From the $500's. Lots 1-23 and 42-46 will be built by Minto. Lots 24,25,27,28,30,31,33,34,& 35 will be built by Stock Signature Homes" (archived page, 2013; archived page, 2019).
Lots | Addresses (Wisteria Drive) | Builder | How we know |
|---|---|---|---|
1 to 23 | even numbers 12372 to 12460 | Minto | developer lot map; Minto named as owner on county elevation certificates for lots 4, 5, 6, 7, 13, 17 and 18 |
42 to 46 | odd numbers 12425 to 12443 | Minto | developer lot map; one five-lot deed in September 2014 |
24, 25, 27, 28, 30, 31, 33, 34, 35 | 12324 to 12368 (nine homes) | Stock Signature Homes | one nine-lot deed in May 2014 matching the developer's Stock list exactly; Stock's entity named on eight of the nine elevation certificates |
26 | 12360 | Stock Signature Homes | Stock's entity named on the 2015 elevation certificate |
29, 32, 36, 37 | 12348, 12336, 12320, 12316 | Arthur Rutenberg Homes (for individual owners) | single-lot deeds 2012 to 2014; Rutenberg's franchise named as the client on the elevation certificates |
38 to 41 | 12300 to 12312 | not confirmed | the entry-end homes, with county years built of 2011 and 2012 and first sales in 2013 |
Sources: Collier County recorded deeds; Collier County elevation certificates indexed by address (county elevation-certificate layer); archived developer pages. The Minto count of 28 comes from the developer's lot list; a Naples Daily News report on Minto's TwinEagles program put its Wisteria sales at 27, so one Minto-range lot may have been built for a private buyer.
Minto's Wisteria homes were its Birkdale (2,840 square feet), Inverness (2,899), Saint Andrews (2,910) and Turnberry (2,842) plans on the 2013 model list, the same Minto family that later filled Lockford and Dundee. A Naples Daily News report on Minto's TwinEagles program described "two-story residences" among plans from 2,600 to 3,800 square feet priced from the mid-$500s to $1 million, and the developer's 2016 release described Wisteria as "one and two-story residences by Stock and Minto Florida ranging from 2,500 to 3,800 square feet."
Stock Signature Homes, the Naples builder, took nine Wisteria lots in one May 2014 deed and built plans including the Orchid II (3,158 square feet, offered at $834,515) and the Jasmine II (2,884 square feet), the plan whose sale in early 2016 sold out the neighborhood (archived TwinEagles news). Stock's Wisteria homes were among the last built: their elevation certificates are dated 2015.
Arthur Rutenberg Homes, sold locally through its A.R.B.C. franchise, opened Wisteria in 2012 and 2013 with the Anastasia (2,454 square feet) and Bardmoor II (2,621 square feet) models. After Stock took nine of the Rutenberg lots in 2014, Rutenberg's Wisteria homes were custom builds for owners who bought individual lots from 2012 to 2014 at $162,500 to $185,000.
Wisteria at TwinEagles homes are single-family builder homes of 2,594 to 4,372 square feet of county building area, median 2,892.5, sold new from 2013 to 2016, in one-story and two-story plans from Minto, Stock Signature Homes and Arthur Rutenberg Homes.
The county roll puts Wisteria's building area at a median of 2,892.5 square feet and a mean of 2,974, with only one home above 3,600 square feet (4,372). County building area is not the same as MLS living area; the builder brochures quoted air-conditioned area, so a plan sold as 2,840 square feet under air can show a different county figure.
The county roll's year built runs from 2011 to 2022, median 2015, but the deed file shows every Wisteria home sold new from 2013 to 2016, and the 21 building permits on the county's elevation-certificate index date from 2012 to 2015. For a buyer that means a home built under the Florida Building Code of that era, with original roofs and air-conditioning equipment now 10 to 13 years old unless they have been replaced.
Wisteria has no single architectural style and no published neighborhood style guide. Each builder brought its own model plans, from Rutenberg's 2,454-square-foot Anastasia to Minto's 2,910-square-foot Saint Andrews and Stock's 3,158-square-foot Orchid II, and the developer's 2016 release describes the mix as "one and two-story residences." One county elevation certificate, on a Stock home, records an attached garage of 714 square feet.
Pools, screen enclosures and summer kitchens vary by home and by the original buyer's options. The February 2023 federal aerial image (USDA NAIP) shows a pool behind most Wisteria homes, but the size, cage and equipment are a per-house question. The county's issued-permit files from January 2024 to July 2026 show no new pool or screen-enclosure permit on Wisteria Drive, which means the pools and cages there today date from the original build or from work before 2024. A buyer should ask for the pool and cage permits and the last screen replacement date.
There are no condominiums, villas, attached homes or vacant lots in Wisteria, and no home on the street was demolished and rebuilt in the county's permit files for 2024 to 2026.
Wisteria at TwinEagles homesites are 65 feet wide at the street, the developer's own description of the neighborhood ("Wisteria, 65' LOTS"), with depth and total area varying along the curve of Wisteria Drive and at the lake and preserve edges. That makes Wisteria lots five feet wider than Lockford's 60-foot sites next door, the other Minto neighborhood on the north side of TwinEagles.
The 65-foot frontage is the neighborhood's defining number: every builder release and the 2016 sell-out announcement use it ("46 one and two-story residences ... on 65-foot home sites"). Lot depth and area vary along the curve of the street and at the lake and preserve edges. Lot area appears on the recorded plat and on a survey, not on the listing sheet, and we pull it for every Wisteria home we price.
The developer sold Wisteria on "water, preserve, and golf course views," and the FEMA letters on Block 106 name the local flooding source as "ponding/overland flow," the shallow sheet flow that the lakes collect. Which view a home has depends on the lot. The February 2023 federal aerial image (USDA NAIP) shows the pattern: the homes on the south side of the street's first curve back onto a lake, the homes on the east leg face a long lake beside a golf hole, the northern homes look toward golf and preserve, and a wooded preserve fills the middle of the loop on the west. Walk the rear line of any Wisteria home before you price it; in our experience the view is the most consistent price difference between otherwise similar Wisteria floor plans.
Wisteria's own neighborhood covenants set the lot rules together with the master association's design guidelines, and the master association lists a set of "Design Review Guidelines: Grand Arbors" for the non-Estates neighborhoods alongside the Estates guidelines. The Grand Arbors guidelines are not posted publicly, so setback distances for Wisteria are not published on this page; the architectural committee confirms them for any pool, addition or lanai extension.
The master association owns and maintains the lakes and has run a multi-year lake-bank restoration program since 2024, with contracts and change orders posted through September 2026 (lake bank remediation update, June 2026). A buyer of a lake lot should ask the association whether the lake behind that home is on the restoration schedule; the program is funded by the master association, not by a special assessment on owners, according to the association's own notices.
A Wisteria at TwinEagles home comes with a deeded membership in The TwinEagles Club, but not necessarily a Golf membership and never a free one. Every TwinEagles home is deeded one of three categories, Golf, Sports or Social, and the buyer pays the club's initiation fee for that category at closing: $150,000 Golf, $60,000 Sports or $45,000 Social in September 2026 (club membership page).
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)," and "Membership is mandatory for all 717 Homeowners." Golf is "Capped at 614 total Golf Memberships," and "Resident Golf Memberships are immediately available with homes deeded Golf" (The TwinEagles Club, membership). The master association's own history says the 2018 turnover "clearly defines The TwinEagles Club as a private club as opposed to a bundled community."
Wisteria was built and sold by The Ronto Group's builders after the September 2010 Golf and Sports Declaration of Recreational Covenant (Book 4605, Page 2967), under which a "Full Golf Membership or a Sports Membership ... shall be transferred with the title" of each joined lot (recorded covenant). The developer's 2016 release said "A golf membership is included with the purchase of every newly constructed residence in TwinEagles," but that describes new-home sales in 2016, not the category attached to a particular Wisteria home today. The only reliable answer for a specific house is the club's estoppel letter, which names the category.
The buyer pays the initiation fee to the club at closing, in addition to the purchase price. The club's Initiation Fee Policy (revised October 20, 2023) exempts transfers to a spouse, certain transfers through estate-planning trusts and family planning devices, and an existing member who moves to another TwinEagles home in the same or a lower category within the policy's time limit (Initiation Fee Policy). The fee has risen sharply: the club's FY22 schedule listed $30,000 for Golf, rising to $65,000 on February 1, 2022, against $150,000 in 2026.
Under the FY22 schedule, the last public one, Sports members had four in-season rounds and unlimited off-season golf with green and cart fees, and Social members could play four in-season rounds as a Golf member's guest. Upgrading from Sports to Golf is "subject to availability" under the 2010 covenant, and with 614 Golf memberships across 717 homes, availability is the question to ask before you buy a Sports-deeded Wisteria home if you plan to play.
The buyer signs the club's Membership Agreement, which "must be received by the Club SEVEN (7) DAYS PRIOR to the closing"; membership "is contingent upon approval by the Club"; and the club charges a transfer fee that it refunds if the application is not approved (Membership Agreement 2024). The seller orders the club's estoppel letter, which states dues owed and the membership category.
A Wisteria at TwinEagles owner uses the amenities of The TwinEagles Club for the membership category deeded to the home, plus the gate, roads, lakes, preserves and common grounds of the TwinEagles master association. Wisteria itself has no private pool or clubhouse; its association maintains neighborhood landscaping and the neighborhood's own road tract.
The Talon, by Jack Nicklaus with Jack Nicklaus II, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; it plays par 72 and 7,420 yards from the back tees (Talon scorecard). 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 (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 club caps Golf memberships at 614 and describes roughly 300 Golf memberships per course with nine-minute tee times.
The clubhouse at 11725 TwinEagles Boulevard, under a mile from Wisteria Drive, was rebuilt and expanded in the member-approved 2020 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), and the club describes "a 2,500-square-foot resort-style pool and spa" (Club Life).
The club lists 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). Sports members use the racquets and fitness programs; Social members use dining and the social calendar.
The TwinEagles Homeowners Association maintains the gate and security staff, private roads, lakes, preserves, street lights, entry and boulevard landscaping, trash and recycling contracting and the neighborhood mailboxes (every neighborhood except Covent Garden, Dundee and Kinross has individual mailboxes). Its approved 2024 budget lists security services of $513,955 and lawn maintenance of $453,228 among its largest lines.
On top of the master association, the Wisteria association "maintain[s] certain portions of the Lots and Dwelling Units in accordance with the Neighborhood Covenants" and owns and administers the neighborhood's "Association Property" (articles, Article I). The master association's Community FAQ lists Wisteria among the seven neighborhoods whose own association handles neighborhood landscaping and bills a separate quarterly assessment.
TwinEagles has no beach club, no marina and no boat access; the 1997 plan's Gulf beach club was never built, and the club offers no non-resident memberships. Residents use Collier County beach parking like any other county resident; Vanderbilt Beach is about 12.9 miles and 22 minutes from the gate off-peak.
Owning a Wisteria at TwinEagles home costs five recurring layers: the TwinEagles master assessment ($3,734.79 per home in the approved 2024 budget), the Wisteria association's quarterly assessment (amount not published), annual club dues for the deeded category (current rates not published), Collier County property tax at 12.2558 mills plus a garbage assessment, and metered irrigation water.
The approved 2024 TwinEagles budget billed each of the 46 Wisteria homes $3,734.79 for the year: $3,074.79 of operating assessment and $660.00 of reserve assessment, up from $3,494.31 in 2023, a 6.9 percent increase (Approved 2024 HOA Budget). The master assessment is billed annually and due January 1.
TwinEagles neighborhood | Homes | 2024 master assessment per home |
|---|---|---|
Hollybrook | 51 | $3,735.72 |
Wisteria | 46 | $3,734.79 |
Dundee | 61 | $3,646.26 |
Lockford | 41 | $3,645.49 |
Wicklow | 59 | $4,392.76 |
Hedgestone (incl. Maidstone) | 70 | $5,017.84 |
The Estates | 66 | $5,559.42 to $5,586.19 |
Source: TwinEagles HOA approved 2024 budget (November 8, 2023). The 2025 and 2026 budgets are posted behind the owner login; the seller's master-association estoppel certificate states the current figure.
The Wisteria at TwinEagles Homeowners Association levies its own assessment to pay for neighborhood landscaping, the common road tract and the association's operating costs. The master association's FAQ says the neighborhood associations bill quarterly. The Wisteria association does not publish its budget, and we do not print an amount we cannot source; the seller's Wisteria estoppel certificate, which Florida Statutes section 720.30851 requires the association to issue, states the assessment, the due dates and any amounts owed (Fla. Stat. 720.30851).
Annual club dues depend on the deeded category and are set by the club, not the association. The last public schedule, for fiscal 2022, listed annual operating dues of $13,870 for Golf, $5,548 for Sports and $4,161 for Social, plus capital dues and a Phase One capital assessment (FY22 Dues and Fees). Those are 2022 numbers and are not current; the club's estoppel letter for the specific home states what is owed today.
Wisteria homes sit in Collier County millage code 285, 12.2558 mills for 2025, which is about $1,225.58 of tax for every $100,000 of taxable value; the only non-ad-valorem line on the TwinEagles bills we reviewed is District 1 Garbage at $261.91 (Collier County Tax Collector). A buyer's taxable value resets to market value after purchase under Florida's homestead and non-homestead caps, so a new owner's bill can be well above the seller's.
TwinEagles irrigation is non-potable water from Resource Conservation Systems, billed monthly by lot class: the 2026 tariff sets a base charge of $10.37 a month for "Standard" lots of 9,000 to 16,999 square feet and $25.30 for "Estate" lots of 17,000 to 34,999, plus $1.56 per 1,000 gallons (RCS tariff, March 1, 2026). Which class a Wisteria lot falls in depends on its area.
Homeowners, wind and flood premiums depend on the specific home, its roof age and wind-mitigation features, and its flood-zone status, which on Wisteria Drive varies by lot. The flood section below explains the FEMA letters that decide whether a lender requires flood insurance.
Selling your Wisteria home? Get a free Wisteria home valuation or call Jesse direct at (239) 898-6072. Buying on Wisteria Drive? Read how we represent buyers and call Marc at (239) 287-5873.
A Wisteria at TwinEagles sale carries three estoppel letters instead of two, because Wisteria has its own association: the club's, the master association's and the Wisteria association's. The buyer also pays the club initiation fee and a club transfer fee, and the seller pays Florida documentary stamp tax on the deed.
Wisteria at TwinEagles has no community development district: TwinEagles does not appear on Florida's official list of special districts, and the Collier County tax bills reviewed for TwinEagles homes carry no CDD line. The live club capital program is the Phase One capital assessment, and the master association has funded its lake-bank and entry projects without an owner special assessment.
A CDD appears in two places: on the state's Official List of Special Districts and as a non-ad-valorem line on the property tax bill. Neither shows one for TwinEagles (Florida Commerce, Official List of Special Districts).
The club's Phase One capital assessment began in September 2020 to fund the $22.5 million Phase One program and runs for 12 years; the FY22 schedule listed $244 a month for Golf, $98 for Sports and $73 for Social, and the club states that "The buyer will be responsible for all remaining monthly payments" (Phase One Master Plan booklet). Under the club's bylaws, as its tax filing describes them, special capital assessments greater than $500,000 need a vote of the membership.
The Wisteria association's reserves and any special assessment are not published. Ask for the association's current budget and reserve schedule in the estoppel and resale package before you close.
The Wisteria at TwinEagles Homeowners Association is the neighborhood-level association for the 46 homes on Wisteria Drive. Its 2012 articles say it exists "to take title to, operate and maintain the Association Property and to maintain certain portions of the Lots," to levy assessments, to make rules and to enforce the neighborhood covenants, all beneath the TwinEagles master association.
The articles, filed July 3, 2012, are the one Wisteria governing document on public file, and they answer several buyer questions directly (articles of incorporation):
The association has been owner-run since the developer's turnover, with five officers and directors, all Wisteria Drive owners, on its April 2026 state filing. Its mailing and registered-agent address is a St. Augustine office used by MAY Management Services, the manager the club lists for Wisteria in its January 2024 neighborhood contact sheet; the 2012 filing carried a KEB Management email, which matches the master association's older FAQ (club neighborhood HOA contacts).
The articles name a "Declaration of Neighborhood Covenants and Restrictions for Wisteria at TwinEagles" as the neighborhood's governing instrument. It is a recorded document in the Collier County Official Records, but it is not posted online by the association, and the Clerk's image system blocks automated retrieval, so we do not quote it here. A buyer receives it in the association's resale package, and we read it with every Wisteria client before the inspection period ends.
The TwinEagles master association board has twelve directors, one elected from each of twelve neighborhoods, and Wisteria is one of them. That seat is the neighborhood's voice on master-association budgets, security, lake banks and landscaping standards.
A Wisteria at TwinEagles home is governed by four layers of rules: the recorded TwinEagles master declaration and its 2024 Use Restrictions, the master association's Rules and Regulations and design review guidelines, the Wisteria neighborhood covenants and association rules, and the club's membership documents. Where the neighborhood rule is stricter, the neighborhood rule controls.
Document | Who issues it | Where to read it |
|---|---|---|
Amended and Restated Declaration of CC&Rs for TwinEagles (Book 2789, Page 2639) and 2018 amendment (Book 5521, Page 2943) | TwinEagles HOA (recorded) | |
Use Restrictions, Exhibit C to the Second Amended and Restated Declaration (Book 6349, Page 3623) | TwinEagles HOA (recorded 2024) | |
Rules and Regulations (consolidated November 2021) | TwinEagles HOA board | |
Design Review Guidelines: Grand Arbors | TwinEagles HOA board | listed on the board page; not posted publicly |
Declaration of Neighborhood Covenants and Restrictions for Wisteria at TwinEagles | Wisteria association (recorded) | Collier Clerk Official Records; resale package |
Wisteria articles of incorporation (2012) | Florida Division of Corporations | |
Golf and Sports Recreational Covenant (Book 4605, Page 2967) | The TwinEagles Club (recorded 2010) |
The recorded Use Restrictions bar street parking from 1 a.m. to 6 a.m. and require commercial vehicles, trucks (the text names pickup trucks), recreational vehicles, boats and trailers to be kept in an enclosed garage. Personal golf carts may use community streets but not the golf courses, and must be garaged.
Holiday decorations are allowed from November 1 to February 1. The master Rules and Regulations allow rear and side shutters during hurricane season and front shutters only once a National Hurricane Center forecast cone reaches Naples within five days, with removal within 14 days. Real estate signs follow the master association's Realtor Quick Guide, set out in the seller section below.
Contractors may work Monday to Friday from 7 a.m. to 6 p.m. and Saturday from 7 a.m. to 4 p.m., with no work on Sundays or holidays, under the master Rules and Regulations. The community speed limit is 25 miles an hour.
No swimming or boating in the lakes; shore fishing is allowed only from your own lot or association common area, not from the golf course, and with a license.
Exterior changes to a Wisteria at TwinEagles home need approval from the TwinEagles master association's Architectural Review Committee, which covers paint, doors, lights, storm screens, trees, hardscape, landscaping, generators and solar, and meets twice a month. Work that changes neighborhood landscaping also needs the Wisteria association's sign-off under its covenants.
The master association's architectural review page lists the categories: exterior paint, doors, lighting, storm screens, tree removal or planting, hardscape, landscaping, generators and solar panels (architectural review). A Collier County permit, where one is needed, does not replace association approval, and association approval does not replace a permit.
Owners submit the association's ARC application through the resident portal; the committee meets twice monthly. The application form is posted for owners, and the master association office at 11330 TwinEagles Boulevard, (239) 919-3422, answers process questions.
Whole-house generators are common on Wisteria Drive: the county issued gas and electrical permits for generator installs on two Wisteria homes from 2024 to 2026. Florida law limits how far an association can restrict solar collectors, and the master association's committee reviews placement and screening rather than whether solar is allowed at all (Fla. Stat. 163.04).
A roof replacement needs a county reroof permit and committee approval of material and color. Only one Wisteria reroof permit appears in the county's issued-permit files from January 2024 to July 2026, which suggests many Wisteria roofs may still be the originals from 2013 to 2016; ask for the roof permit history on any home you consider.
The master association enforces its covenants through a covenant enforcement policy and fines, and the Wisteria association can enforce its own covenants in court without the two-thirds owner vote its articles require for other lawsuits. Unapproved exterior work can surface in an estoppel and hold up a sale.
No. Wisteria at TwinEagles is not age-restricted: neither the TwinEagles Use Restrictions nor the master Rules and Regulations contain 55-and-over language, and the club's membership forms list children under 23 as family members. Buyers of any age can own and live in a Wisteria home.
TwinEagles attracts many retirees and seasonal owners, and several Naples golf communities are age-restricted, so buyers often assume. TwinEagles is a family-permitted community with an elementary school, Bear Creek, less than a mile outside its gate.
A Wisteria seller sells to the whole market, not just to buyers 55 and older. Florida's Housing for Older Persons Act exemption does not apply, and there is no age-verification step in the buyer approval.
Yes, with limits. Under the recorded TwinEagles Use Restrictions, no owner may lease a lot "more than three (3) times in any calendar year," every lease must run at least thirty consecutive days on the board's approved lease form, and the board must receive notice, a copy of the lease and any fee before the tenant moves in.
The Use Restrictions are Exhibit C to the Second Amended and Restated Declaration, recorded at Official Records Book 6349, Page 3623, in 2024 (Use Restrictions). The same document prohibits timesharing and fractional use and states that "The leasing of a Lot shall not be considered a business." The Wisteria neighborhood covenants can be stricter than the master rule; if they are, they control.
Tenants go through the master association's screening service, TenantEV, like buyers (screening instructions). A tenant's use of the club depends on the owner's membership and the club's renter rules; the FY22 schedule listed renter golf fees and a $1,000 transfer fee for a Full Golf renter.
Wisteria works for seasonal leases of one to three months to snowbirds who want to try TwinEagles before buying, and for longer family leases near Bear Creek, Oakridge and Gulf Coast schools. It does not work for weekly vacation rentals: the 30-day minimum and three-lease cap rule them out.
Wisteria at TwinEagles owners may keep "a reasonable number of dogs, cats, or other usual and common household pets," under the recorded TwinEagles Use Restrictions; pets must be leashed or confined outside, licensed and inoculated, and the board can require removal of a pet that becomes a nuisance. Breeding and livestock are prohibited.
TwinEagles is a preserve-and-lake community with an Audubon-certified golf operation, and deer and wading birds are part of the daily setting (Audubon certification). Keep pets leashed near lake banks and preserve edges, especially at dawn and dusk.
The TwinEagles association controls fences through architectural review. Ask the committee and the Wisteria association before installing any fence, dog run or underground electronic pet fence; the Wisteria landscaping contract may also affect where a buried line can run.
A pet that creates a nuisance can be ordered removed on the board's request under the Use Restrictions. Barking complaints go to the master association's compliance process.
The master association has run a deer relocation initiative, with a 2026 FAQ explaining the program (deer relocation FAQs, 2026). Owners with gardens and young landscaping on preserve-side lots feel it most.
Parts of Wisteria at TwinEagles are. On FEMA's effective 2012 flood map, four of seven points checked along Wisteria Drive fall in Zone AH, a shallow-ponding special flood hazard area, and the two ends of the street read Zone X; the 2025 preliminary maps show the same zones. But 36 of the 46 Wisteria lots are named in one of three FEMA letters that removed all or part of the property, or the house itself, from the special flood hazard area.
Point on Wisteria Drive | Effective zone (panel 12021C0217H, May 16, 2012) | Preliminary zone (panel 0217J, 2025) | Ground elevation (ft NAVD88) | Storm surge | Evacuation zone |
|---|---|---|---|---|---|
Entry end, near 12300 | X (minimal) | X | 16.3 | Category 5 | E |
Near 12304 | X (0.2% annual chance) | X (0.2%) | 15.9 | Category 5 | E |
Near 12340 | AH | AH | 16.1 | Category 4 | E |
Near 12380 | AH | AH | 15.4 | Category 4 | E |
Near 12420 | AH | AH | 15.9 | Category 4 | E |
Near 12433 | AH | AH | 15.9 | Category 4 | E |
Far end, near 12456 | X (minimal) | X | 16.5 | Category 5 | E |
Sources: US Census geocoder street points (interpolated along the street, not the house pad); FEMA National Flood Hazard Layer and preliminary layer; USGS 3D Elevation Program; FDEM storm surge zones and evacuation zones. FEMA base flood elevation lines within 300 meters of the AH points read 14.5 to 16.0 feet. A street point is not a house: the zone at a specific Wisteria home comes from its elevation certificate and any FEMA letter on the lot.
FEMA case | Date | Wisteria lots named | What FEMA removed from the flood hazard area |
|---|---|---|---|
13-04-4268A | July 9, 2013 | 1 to 23 and 42 to 46 | the whole property on lots 4 to 8 and 42 to 46; a portion of the property on lots 1 to 3 and 9 to 23 |
16-04-3423A | April 7, 2016 | 24, 25 and 31 | the structure (residence), with portions of the property remaining in the flood hazard area |
17-04-6665A | August 30, 2017 | 26, 27, 28, 30 and 33 | the structure (residence) |
Sources: FEMA Letters of Map Revision based on Fill (13-04-4268A; 16-04-3423A; 17-04-6665A). Each names the flooding source as "PONDING/OVERLAND FLOW" and records the lowest adjacent grade at 16.4 to 17.4 feet NAVD88.
Lots 29, 32 and 34 to 41, ten lots, are not named in any of the three letters. The 2013 letter also named all 41 Lockford lots and part of Hollybrook's Heather Woods Court in the same filing.
Each letter states that, for what it removed, "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan." For a lot where only a portion of the property was removed, the rest can still sit in Zone AH, and whether the house pad is in or out depends on where it sits. Ask the seller for the letter and the home's elevation certificate before you order an insurance quote.
Collier County keeps FEMA elevation certificates for 21 Wisteria homes, filed with their original building permits from 2012 to 2015 (county elevation-certificate layer). The certificates we could read list Zone AH with a base flood elevation of 15.5 or 16.0 feet NAVD88, and first-floor elevations of 17.2 to 19.3 feet. On the four Rutenberg-built homes where both numbers are legible on one certificate, the first floor sits 1.6 to 2.1 feet above the listed base flood elevation. Lowest adjacent grades run 16.3 to 18.3 feet.
FEMA released preliminary flood maps for Collier County on March 20, 2025, and the county's 90-day appeal period began August 19, 2026, with the new maps targeted to take effect in 2027 (Collier County, proposed flood maps). On Wisteria Drive the preliminary zones match the current ones at every point we checked. When new maps take effect, FEMA reviews whether earlier letters still apply; the three Wisteria letters are listed in the federal flood layer as "Not incorporated," which means they are not drawn on the map image, and an owner should keep the letter itself.
Wisteria Drive sits in Florida evacuation Zone E, and the state's storm-surge model shows surge reaching this area only in a Category 4 or Category 5 storm. Collier County's own evacuation-zone lookup agrees on Zone E (Collier County evacuation zone lookup).
Selling your Wisteria home? Get a free Wisteria home valuation or call Jesse direct at (239) 898-6072. Buying on Wisteria Drive? Read how we represent buyers and call Marc at (239) 287-5873.
Wisteria at TwinEagles homes were built from 2013 to 2016, so they have been through Hurricane Irma in 2017, Hurricane Ian in 2022 and Hurricane Milton in 2024. We found no report of structural hurricane damage in Wisteria or elsewhere in TwinEagles, and the county's permit files for 2024 to 2026 show no storm-repair permit on Wisteria Drive.
Irma made landfall at Marco Island on September 10, 2017, as a Category 4 hurricane, and the National Weather Service recorded a 142-mile-an-hour gust near the Naples airport and a 112-mile-an-hour gust in North Naples (National Weather Service, Irma). Irma was a wind and rain event for inland Naples; FEMA's claims data for ZIP 34120 show most of the ZIP's flood claims in 2017, and the data are not attributable to individual neighborhoods.
Ian in 2022 and Milton in 2024 were storm-surge disasters on Collier's coast, roughly 11 miles or more west of TwinEagles (National Weather Service, Ian; National Weather Service, Milton). No source we found documents Ian or Milton damage at TwinEagles, where the Wisteria street points sit at 15.4 to 16.5 feet of ground elevation.
From January 2024 to July 2026 the county issued 26 permits on Wisteria Drive: air-conditioning replacements, generators, shutters and windows, one reroof, one water-heater replacement, one radon-mitigation permit and one building permit. None is a storm-damage, structural-repair or demolition permit.
No hurricane made landfall in Florida in 2025 (CBS Miami). The 2026 Atlantic season runs to November 30; NOAA's outlook called for a below-normal season (NOAA, 2026 outlook).
Insuring a Wisteria at TwinEagles home comes down to three documents: the FEMA letter and elevation certificate for flood, a wind-mitigation report for the 2013-to-2016 roof and openings, and the roof's age. Collier County's Community Rating System Class 5 gives National Flood Insurance Program policies in unincorporated Collier a 25 percent discount.
Whether a lender requires flood insurance depends on whether the house is in the special flood hazard area after any FEMA letter. Even where a lender does not require it, a voluntary policy is available, and Citizens Property Insurance requires flood coverage on primary-residence wind policies from January 1, 2027 (Citizens, flood requirement; FEMA CRS communities, April 2026).
The Wisteria building permits on the county's elevation-certificate index were issued from 2012 to 2015, under the Florida Building Code, and TwinEagles sits in the wind-borne debris region, with an ultimate design wind speed of about 157 to 158 miles an hour for ordinary homes (Florida Building Commission, code dates). A current wind-mitigation inspection documents roof-to-wall connections, roof covering and opening protection, which drive the wind premium.
Private carriers and Citizens both write in Collier County; Citizens announced statewide multiperil rate decreases for 2026 (Citizens, 2026 rates). Quote early: a buyer's insurance commitment is often the last contingency to clear.
North Collier Fire Control and Rescue District's Station 10, at 13240 Immokalee Road, is the station the district says "serves Twin Eagles" (North Collier Fire, stations).
Every Wisteria at TwinEagles address we checked is zoned for Bear Creek Elementary School, Oakridge Middle School and Gulf Coast High School, all three graded A by the Florida Department of Education for 2025-26. We ran the lookups live on Collier County Public Schools' address locator on September 24, 2026, for the 2026-27 school year.
Wisteria address checked | Elementary | Middle | High |
|---|---|---|---|
12296 Wisteria Drive (entry tract) | Bear Creek | Oakridge | Gulf Coast |
12340 Wisteria Drive | Bear Creek | Oakridge | Gulf Coast |
12433 Wisteria Drive | Bear Creek | Oakridge | Gulf Coast |
12460 Wisteria Drive | Bear Creek | Oakridge | Gulf Coast |
Source: Collier County Public Schools zone locator, 2026-27 zones; grades from the district's 2026 accountability brief reproducing Florida Department of Education school grades. A sweep of every district address on Wisteria Drive returned the same three schools for 2026 and 2027.
Bear Creek Elementary, at 2400 Cub Court, opened in August 2025 as the first new Collier elementary school since 2008, on a 22-acre site south of Immokalee Road just east of Collier Boulevard, and earned an A in its first graded year (Bear Creek Elementary; WINK News, 2025). It is about 0.9 miles from the TwinEagles gate.
Oakridge Middle, 14975 Collier Boulevard, and Gulf Coast High, 7878 Shark Way, have each been graded A five years running. From the TwinEagles gate they are about 3.9 and 4.7 miles away.
Collier County Public Schools also runs magnet and choice programs by application (school directory). Families should confirm zoning for the specific address every year, because the district redraws attendance zones as new schools open.
Selling your Wisteria home? Get a free Wisteria home valuation or call Jesse direct at (239) 898-6072. Buying on Wisteria Drive? Read how we represent buyers and call Marc at (239) 287-5873.
Collier County issued 26 building permits on Wisteria Drive from January 2024 through July 2026, according to the county's monthly issued-permit files. Thirteen were air-conditioning replacements; the rest were generator installs, shutters, doors and windows, one reroof, one water-heater replacement, one radon-mitigation permit and one building permit. None was for a new home, a demolition or storm repair.
Permit type | Count | Largest declared value |
|---|---|---|
Mechanical (air conditioning) | 13 | $14,643 |
Electrical (including generator hookups) | 3, plus 1 revision | $17,764 |
Gas (generator fuel) | 2 | $14,000 |
Shutters, doors and windows | 4 | $11,870 |
Reroof | 1 | $74,850 |
Building | 1 | $15,000 |
Plumbing (water heater) | 1 | $2,340 |
Mechanical (radon mitigation) | 1 | $1,100 |
Source: Collier County, issued building permits, monthly files January 2024 to July 2026 (July 2026 file; January 2025 file, Wisteria reroof).
The pattern is a neighborhood entering its second decade: air-conditioning systems from 2013 to 2016 are being replaced, a few owners have added generators and new shutters, doors or windows, and one roof has been replaced. Ask any Wisteria seller for the age of the air-conditioning equipment, the roof permit history and any open permits, and check that a generator or shutter install closed with a final inspection.
Gather the closed permits and warranties for anything replaced, and check the county's permit portal for permits that were opened and never finaled. A new air-conditioning system, a generator and impact glass are the upgrades Wisteria buyers ask about, and paperwork that proves them shortens the inspection period.
Wisteria at TwinEagles sits on land zoned A-MHO (Agricultural with a Mobile Home Overlay) inside the Rural Fringe Mixed Use Overlay's receiving lands, the same county zoning as the rest of TwinEagles, and it is surrounded on every side by TwinEagles' own golf, lake, preserve and residential land. The nearest land that could change is outside the gate on Immokalee Road.
Collier County's zoning map codes the Wisteria Drive point A-MHO, with the note "4/20/82 82-32 R-82-2-1, LDC-91," inside the RFMUO-Receiving overlay; the future land use map shows Agricultural/Rural, Rural Fringe Receiving (Collier County GIS services). Inside TwinEagles, the plats, the master declaration and the club's golf land set what can be built, and every Wisteria lot is already built.
The Vanderbilt Beach Road extension east of Collier Boulevard adds an east-west route through the Golden Gate Estates area as its phases open (Collier County, Vanderbilt Beach Road Extension, June 2026).
The Bonita Bay Group paid for a wildlife underpass under Immokalee Road near the TwinEagles entrance as part of a 2002 settlement (Florida Green, 2005).
Daily life in Wisteria at TwinEagles runs through the TwinEagles master association: one staffed gate on Immokalee Road, association-contracted trash and recycling, individual mailboxes, county water and sewer, non-potable irrigation from Resource Conservation Systems, and garage-only parking for trucks, boats and trailers. The Wisteria association maintains the neighborhood landscaping.
TwinEagles has a single gated entrance on Immokalee Road, staffed by the association's security contractor. Owners register guests and vendors through the association's resident portal, and real estate showings follow the association's gate list.
The master association contracts trash and recycling for the community, and Collier County bills a District 1 Garbage assessment on each tax bill ($261.91 on the 2025 bills reviewed).
Wisteria homes have individual mailboxes; only Covent Garden, Dundee and Kinross use community mailbox units, according to the master association's FAQ.
Collier County supplies water and sewer. Irrigation is metered, non-potable water from Resource Conservation Systems; the master association's Comcast agreement brought Xfinity service to the community and paid the association $107,750.
No street parking from 1 a.m. to 6 a.m.; pickup trucks, commercial vehicles, boats, trailers and recreational vehicles only inside an enclosed garage; golf carts on the streets but not on the courses.
From Wisteria Drive | To the Immokalee Road gate | To the clubhouse |
|---|---|---|
Entry end (near 12304) | 2.5 mi, about 10 min | 0.7 mi, about 3 min |
Far end (near 12380) | 2.7 mi, about 11 min | 0.9 mi, about 4 min |
Driving distances routed on OpenStreetMap data (OSRM), off-peak, September 24, 2026; approximate.
From the TwinEagles gate: NCH Northeast freestanding emergency department, about 3.3 miles; NCH North Naples Hospital, about 9.5 miles; I-75 at Immokalee Road, 6.6 miles; Mercato, 12.1 miles; Vanderbilt Beach, 12.9 miles; Waterside Shops, 14.3 miles; Naples Airport, 16.7 miles; downtown Fifth Avenue South, 19.4 miles; Southwest Florida International Airport, 29.1 miles (OSRM, off-peak).
Wisteria and Lockford at TwinEagles are neighbors and near twins: both are one-street single-family neighborhoods of about 40 to 46 builder homes of roughly 2,900 square feet, each with its own homeowners' association managed by the same company. Wisteria has 65-foot lots and three builders; Lockford has 60-foot lots and one, Minto. Over the last five years Wisteria has resold higher.
Buyers who want a slightly wider homesite, a choice between Minto, Stock and Rutenberg floor plans, and a street with more resale history usually lean to Wisteria. Buyers who want one builder's consistent Minto product, a street point outside the mapped flood hazard area and a lower recent entry price usually lean to Lockford at TwinEagles. Both pay the same club initiation fee for the same deeded category.
Decision factor | Wisteria | Lockford |
|---|---|---|
Homes | 46 | 41 |
Recorded plat | TwinEagles Phase Two B, Block 106 | Block 107 (Grand Arbors replat of Tracts H and I and Block 107) |
Lot width | 65 feet | 60 feet |
Builders | Minto (28), Stock Signature Homes (about 10), Arthur Rutenberg Homes | Minto only |
County median building area | 2,892.5 sq ft | 2,905 sq ft |
County roll year built | 2011 to 2022 (sold new 2013 to 2016) | 2012 to 2023 |
Neighborhood association | Wisteria at TwinEagles HOA, filed 2012 | Lockford at TwinEagles HOA, filed 2013 |
Manager on the club's 2024 contact list | MAY Management Services | MAY Management Services |
2024 master assessment | $3,734.79 | $3,645.49 |
FEMA street point | Zone AH at four of seven points; X at both ends | Zone X at the point checked |
FEMA letters | 36 of 46 lots named in 2013, 2016 or 2017 letters | all 41 lots named in the 2013 letter |
Qualified resales, 60 months | 10 | 6 |
Median resale, 60 months | $1,495,000 | $1,390,000 |
Median per county sq ft, 60 months | $519.82 | $468.24 |
Highest resale, 60 months | $1,860,000 (2024) | $1,590,000 (2024) |
Most recent resale | $1,012,500 (May 2026) | $1,225,000 (April 2026) |
Schools | Bear Creek, Oakridge, Gulf Coast | Bear Creek, Oakridge, Gulf Coast |
Choose it if | you want a wider lot and a choice of three builders' plans | you want Minto's plans on a slightly smaller lot at a lower recent price |
Sources: Collier County recorded deeds (qualified sales, September 2021 to June 2026; county building area, not MLS living area); TwinEagles HOA approved 2024 budget; FEMA letters of map revision; Florida Division of Corporations; Naples Daily News, March 5, 2016 (Lockford "60-foot home sites"). Lockford's six qualified sales in 60 months, listed because six is too few for a meaningful median: $1,500,000 (April 2024), $1,590,000 (June 2024), $1,400,000 (March 2025), $1,380,000 (August 2025), $1,070,000 (January 2026) and $1,225,000 (April 2026).
Wisteria's 60-month median runs about $105,000 above Lockford's and its median price per county square foot about $52 higher, with near-identical home sizes. The five-foot-wider lots, the Stock and Rutenberg plans mixed in with Minto's, and the fact that Wisteria sold out first all play a part. Both neighborhoods show the same 2026 softening: Lockford's 2026 sales ($1,070,000 and $1,225,000) and Wisteria's ($1,012,500 to $1,350,000) overlap.
Both neighborhoods sit on the north side of TwinEagles within a mile of the clubhouse, both pay a quarterly neighborhood assessment on top of the master assessment, both need three estoppel letters at sale, and both were named in the same 2013 FEMA letter.
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.
Wisteria at TwinEagles sits in the upper middle of the TwinEagles price ladder: just below Dundee, above Lockford, Wicklow, Hollybrook, Kinross, Fenhurst and Bramble Point, and well below Hedgestone, Lake Estates and The Estates. The benchmark below compares every single-family neighborhood of similar size on the same yardstick, recorded county deeds over the same 60 months.
Neighborhood | Homes | Qualified resales (60 mo) | Median resale | Median per county sq ft | 2024 master assessment | Own association |
|---|---|---|---|---|---|---|
Hedgestone | 70 | 14 | $2,205,000 | $638.86 | $5,017.84 | no |
Dundee | 61 | 20 | $1,537,000 | $516.19 | $3,646.26 | yes |
Wisteria | 46 | 10 | $1,495,000 | $519.82 | $3,734.79 | yes |
Lockford | 41 | 6 | $1,390,000 (6 sales listed above) | $468.24 | $3,645.49 | yes |
Wicklow | 59 | 9 | $1,260,000 (9 sales) | $393.96 | $4,392.76 | yes |
Hollybrook | 51 | 14 | $942,500 | $332.34 | $3,735.72 | yes |
Kinross | 86 | 20 | $885,000 | $373.76 | $3,402.96 | landscaping assessment only |
Fenhurst | 57 | 24 | $840,000 | $369.06 | $3,407.73 | landscaping assessment only |
Sources: Collier County recorded deeds, DOR-qualified sales recorded September 24, 2021 to June 30, 2026 (county building area, not MLS living area); TwinEagles HOA approved 2024 budget; HOA Community FAQ. Where a neighborhood has fewer than 10 sales in the window, its median is shown for comparison only.
Dundee at TwinEagles is Minto's last and largest TwinEagles neighborhood, 61 homes on 62-foot lots finished from 2016 to 2019, with its own association and community mailboxes. Dundee's homes are about two years newer by county median year built and slightly larger (county median 3,001 square feet), and its 60-month median of $1,537,000 sits about $42,000 above Wisteria's on twice as many sales. Buyers who want the newest Minto construction look at Dundee; buyers who want a wider lot, individual mailboxes and a mix of builders look at Wisteria.
Hollybrook and Wicklow are the older Phase Two B neighbors, begun by Centex in 2006 and finished by Minto and Stock. Wicklow's homes are larger on average and its lots wider; Hollybrook's are smaller. Both trade below Wisteria per county square foot, partly because half or more of their homes date from 2009 or earlier on the county roll.
Wisteria is the middle of the TwinEagles market in size and age, but not in price. Its price per county square foot is the highest of any TwinEagles neighborhood below the Hedgestone, Lake Estates and Estates tier.
Wisteria at TwinEagles offers newer builder homes on wider-than-average lots close to the TwinEagles clubhouse, with a neighborhood association that handles landscaping, but buyers take on two associations, a mandatory club initiation, mixed flood mapping and a thin, falling set of recent comparables.
Selling your Wisteria home? Get a free Wisteria home valuation or call Jesse direct at (239) 898-6072. Buying on Wisteria Drive? Read how we represent buyers and call Marc at (239) 287-5873.
In our experience selling in TwinEagles and across Naples golf communities, Wisteria buyers decide on three things before they decide on the house: which builder built it, what the FEMA letter says about the lot, and which membership category the club estoppel shows. Those three questions set the price range; the finishes decide where in the range a home lands.
The builder answer tells a buyer the floor plan family, the original specification and often the ceiling height and garage size. We identify the builder from the recorded deed and the county elevation certificate before we list, rather than from memory.
A Wisteria home named in a FEMA letter, with an elevation certificate showing the floor two feet or more above base flood, gets a different insurance conversation from a home on one of the ten lots with no letter. We put the letter and the certificate in the listing file on day one.
A Golf-deeded Wisteria home reaches every buyer who wants to play; a Sports or Social home reaches a narrower pool unless a Golf upgrade is available. Ordering the club estoppel before listing lets us price for the right pool.
A 2014 Wisteria home with its original air conditioning and roof is not a problem house; it is a normal one. Buyers respond better to a seller who shows the age of each system and a plan or credit than to a seller who hopes the inspector will not notice.
Most online descriptions of Wisteria at TwinEagles come from listing portals and agent sites, and several repeat errors that matter to price: that golf is part of the price, that Wisteria has no association of its own, that Wisteria Drive is entirely outside the flood hazard area, and that Wisteria is a different neighborhood called "Wisteria Pointe."
A Wisteria home is deeded a membership category, and the buyer pays the club's initiation fee at closing, $150,000 for Golf in 2026. The developer's 2016 release said "A golf membership is included with the purchase of every newly constructed residence," which described new-home sales then, not resales now (Naples Daily News, March 5, 2016).
Wisteria has its own association, the Wisteria at TwinEagles Homeowners Association (N12000006553), with its own quarterly assessment and its own estoppel, on top of the master association.
Four of seven street points on Wisteria Drive are Zone AH, and 36 of the 46 lots have FEMA letters. Whether a particular home is in or out depends on its letter and elevation certificate.
There is no "Wisteria Pointe" in TwinEagles. Wisteria Pointe is a carriage-home neighborhood at Copperleaf in Estero; the TwinEagles neighborhood is Wisteria, on Wisteria Drive.
Three builders built Wisteria. The developer's own lot map changed in 2014 when Stock Signature Homes took nine lots first assigned to Arthur Rutenberg Homes.
If you're searching for a Wisteria at TwinEagles listing agent, or thinking, 'I need someone to sell my Wisteria at TwinEagles home...', you want a team that can name your builder from the recorded deed, put your FEMA letter and elevation certificate in front of buyers on day one, order three estoppel letters without delay, and price a home on a street that trades about twice a year.
McGreevy and Comisar bring the credentials to that file:
The Southwest Florida MLS shows 9 Wisteria at TwinEagles closings in the 60 months to September 24, 2026, and we tracked every one of them: $12,352,500 in total volume, from $1,012,500 to $1,775,000, with days on market from 1 to 176 and sale-to-list ratios from 87.50% to 100.00% (nine is too few for a median; every closing is listed in the Market Snapshot). The four 2026 closings ran $1,012,500 to $1,350,000. Across all 32 Wisteria MLS closings since March 2013, including the builders' new-construction sales, the median is 71.5 days on market and about 95.2% of final list price. Collier County recorded deeds add one more qualified resale, $1,860,000 in February 2024. Data: Southwest Florida MLS, 60 months and all MLS history, pulled September 24, 2026.
Start with a free Wisteria at TwinEagles home valuation, priced against every Wisteria sale by builder, plan and view, or talk to Jesse direct at (239) 898-6072, text or call.
Buying instead? Read how we represent buyers and call Marc at (239) 287-5873.
It depends on the price. Wisteria's nine MLS closings of the last 60 months took from 1 to 176 days on market, and across all 32 Wisteria MLS closings since 2013 the median is 71.5 days (the mean of 69 and 74) (Southwest Florida MLS, pulled September 24, 2026). In 2026 the two homes listed at $1,199,000 and $1,200,000 took 176 and 175 days and closed at $1,050,000; the two priced closer to the market took 3 and 13 days. With about two resales a year on Wisteria Drive, a correctly priced home is often the only Wisteria choice a buyer has that month.
Usually not a full renovation. Replace what an inspector will flag, such as an original air-conditioning system at the end of its life, document it with the permit, and let the buyer choose finishes. Every exterior change needs association approval that can outlast your listing window.
Yes, in the insurance quote a buyer receives and in the offer. A permitted reroof, a whole-house generator and shutters or impact openings are the upgrades Wisteria buyers ask about first, and the county's permit file shows owners are already adding them.
They can if they start late. The club must receive the signed Membership Agreement seven days before closing, and the master association screens buyers through TenantEV. Start the buyer's club and association applications the day the contract is signed, and order your three estoppels at listing.
Yes. Under Florida Statutes section 689.302, added in 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before contract, stating whether the seller knows of flood damage, has filed a flood claim or has received federal flood assistance for the property (Fla. Stat. 689.302).
Yes. An existing club member who moves to your home in the same or a lower category within the time the club's Initiation Fee Policy allows pays no new initiation fee, 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 Wisteria 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.
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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 neighborhood association, the FEMA letter and the thin comparable set, are the ones we work through on every listing inside a gate. For a wider view of the market, start with our Naples community guide, and see how Wisteria fits the whole community on our TwinEagles 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 buyer questions about Wisteria at TwinEagles come from what buyers search, what they ask us on showings and what the county, club and association records answer. Each answer is short and self-contained; the sections above carry the detail and the sources.
Wisteria at TwinEagles is a neighborhood of 46 single-family homes on Wisteria Drive inside TwinEagles, the gated golf community on Immokalee Road in Naples, Florida, ZIP 34120. It is Block 106 of the recorded plat TwinEagles Phase Two B, built from 2013 to 2016 by Minto, Stock Signature Homes and Arthur Rutenberg Homes, with its own homeowners' association.
Wisteria Drive runs off TwinEagles Boulevard in the northern half of TwinEagles, about 2.5 to 2.7 driving miles inside the Immokalee Road gate and 0.7 to 0.9 miles from the clubhouse. It is not Wisteria Way in East Naples or Wisteria Lane elsewhere in Naples.
Forty-six. The county roll, the master association's budget and the Wisteria association's own 2012 articles all give 46 single-family homes, and there are no vacant lots.
Minto built lots 1 to 23 and 42 to 46 (28 homes); Stock Signature Homes built about ten homes, including nine lots bought in one 2014 deed; Arthur Rutenberg Homes built homes for individual lot buyers from 2012 to 2014.
County building area runs from 2,594 to 4,372 square feet, with a median of 2,892.5. Builder plans in Wisteria ranged from Rutenberg's 2,454-square-foot Anastasia to Stock's 3,158-square-foot Orchid II, and the developer described the mix as 2,500 to 3,800 square feet.
Every Wisteria home sold new from 2013 to 2016. The county roll shows years built of 2011 to 2022, but the later years on five homes reflect later coding, not original construction; their first sales as finished homes were in 2013 to 2015.
Both. The developer's 2016 release describes "46 one and two-story residences," and Minto's TwinEagles program offered two-story plans. Check the specific home.
Sixty-five feet at the street, according to the developer's own description, with depth and area varying by lot.
The Southwest Florida MLS shows 9 Wisteria closings from September 2021 to September 2026, from $1,012,500 to $1,775,000, too few for a meaningful median; across all 32 MLS closings since 2013, including new construction, the median is $912,500. The four 2026 closings ran $1,012,500 to $1,350,000. On Collier County recorded deeds, 10 qualified resales in the same five years had a median of $1,495,000 and a high of $1,860,000.
Down from the 2024 peak. Every 2024 Wisteria MLS closing was $1,525,000 or more; every 2026 closing was $1,350,000 or less. TwinEagles as a whole held its price (MLS 12-month median $1,031,250 on 50 closings, against $975,000 over 36 months) but homes took longer to sell and closed further below list.
Two assessments. The TwinEagles master assessment was $3,734.79 per Wisteria home in the approved 2024 budget, including a $660 reserve share. The Wisteria association adds its own quarterly assessment, which it does not publish; the seller's estoppel states it.
Neighborhood landscaping, the neighborhood's common road tract and its own operating costs, under its covenants and 2012 articles, which say it maintains "certain portions of the Lots and Dwelling Units."
The club's January 2024 neighborhood contact list names MAY Management Services, and the association's state filing uses MAY's St. Augustine address. The master association is managed by FirstService Residential at 11330 TwinEagles Boulevard.
It carries a deeded membership category, Golf, Sports or Social, not a free golf membership (club membership page). The buyer pays the club's initiation fee for that category at closing: $150,000 for Golf in September 2026. The club estoppel names the category for the specific home.
Current dues are not published. The last public schedule, fiscal 2022, listed annual operating dues of $13,870 for Golf, $5,548 for Sports and $4,161 for Social, plus capital charges, and dues have almost certainly risen since.
Only "subject to availability" under the 2010 covenant, and Golf is capped at 614 memberships across 717 homes. Ask the club about availability before you buy a Sports-deeded home if you plan to play.
Yes. TwinEagles has one staffed gated entrance on Immokalee Road; Wisteria Drive is about 2.5 miles inside it.
Partly. Four of seven street points on Wisteria Drive fall in FEMA Zone AH, and the two ends read Zone X, on both the current and preliminary maps. Thirty-six of the 46 lots are named in FEMA letters that removed all or part of the lot, or the house, from the flood hazard area.
A lender requires it only if the house is in the special flood hazard area after any FEMA letter. Many Wisteria homes have a letter removing the house or the property, but lenders may still require a flood policy, and Citizens requires flood coverage on primary-residence wind policies from 2027.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26, for every Wisteria address checked on the district's locator.
No. TwinEagles has no age restriction in its recorded Use Restrictions, and the club's membership forms list children under 23 as family members.
Yes, up to three leases a calendar year with a 30-day minimum on the association's approved lease form, and tenants are screened. Weekly vacation rentals are not allowed.
Yes, a reasonable number of common household pets, leashed or confined outside, licensed and inoculated, under the recorded Use Restrictions.
Only inside an enclosed garage. The Use Restrictions bar commercial vehicles, pickup trucks, boats, trailers and recreational vehicles from open parking, and bar street parking from 1 a.m. to 6 a.m.
Yes, with architectural approval and county permits. Two Wisteria owners pulled generator permits from 2024 to 2026, and Florida law limits how far an association can restrict solar collectors.
No. TwinEagles has no community development district on Florida's official list or on its tax bills.
Collier millage code 285 was 12.2558 mills for 2025, about $1,225.58 per $100,000 of taxable value, plus a District 1 Garbage assessment of $261.91. A new owner's taxable value resets toward market value.
Lockford is next door, 41 Minto homes on 60-foot lots with its own association. On Collier County recorded deeds, Wisteria's 60-month median is $1,495,000 on 10 sales; Lockford's six sales in the same window had a median of $1,390,000. See the comparison section above.
Dundee is 61 newer Minto homes (2016 to 2019) on 62-foot lots with its own association and community mailboxes; its 60-month median on Collier County recorded deeds is $1,537,000 on 20 sales.
We found no report of structural hurricane damage in Wisteria from Irma, Ian or Milton, and the county's 2024 to 2026 permit files show no storm-repair permit on Wisteria Drive.
From the TwinEagles gate, Vanderbilt Beach is about 12.9 miles, Naples Airport about 16.7 miles and Southwest Florida International Airport about 29.1 miles, off-peak.
These seller questions about Wisteria at TwinEagles are the ones owners on Wisteria Drive ask us before they list: price, timing, estoppels, the club, flood paperwork, taxes and costs. Each answer stands on its own and points back to the record behind it.
It depends first on builder, plan, lot view and condition, then on the 2026 market. Wisteria's Southwest Florida MLS closings from September 2021 to September 2026 ran from $1,012,500 to $1,775,000 (the county deed file adds one at $1,860,000 in 2024), and the four 2026 closings ran $1,012,500 to $1,350,000. Start with a free valuation or call Jesse at (239) 898-6072.
About two. The Southwest Florida MLS shows 9 Wisteria closings in the 60 months to September 24, 2026, and 4 in the most recent 12 months; the county deed file records 10 qualified resales in the 60 months to June 2026.
The four 2026 Southwest Florida MLS closings were $1,350,000 (March, 13 days on market), $1,050,000 (March, 175 days), $1,050,000 (April, 176 days) and $1,012,500 (May, 3 days). No Wisteria closing has been recorded in the MLS since May 2026, and none was listed for sale on September 24, 2026.
Every 2024 Wisteria MLS closing was $1,525,000 or more and every 2026 closing $1,350,000 or less. The houses differ, and four sales a year is a thin sample. TwinEagles overall held its MLS median ($1,031,250 over 12 months against $975,000 over 36) while days on market and discounts grew, and the two 2026 Wisteria homes listed near $1,200,000 sat about 175 days. Price to the 2026 sales.
Buyers compare plans across builders on the same street, so it can. With ten sales in five years there is no reliable builder premium to quote; we compare your home against the closest plan, size and view instead.
It reaches more buyers. A Golf-deeded home gives the buyer an immediate Golf membership; a Sports or Social home can be upgraded only "subject to availability." The club estoppel names your category; lead with it.
The buyer, at closing, to the club: $150,000 Golf, $60,000 Sports or $45,000 Social in September 2026, unless an exemption in the club's Initiation Fee Policy applies.
The club's 2024 Membership Agreement describes a refund only of the transfer fee, if the club does not approve an applicant; the old Bonita Bay-era refundable deposits no longer describe today's member-owned club. Ask the club, in writing, what your membership's terms provide before you list.
Three: The TwinEagles Club, the TwinEagles master association through FirstService Residential, and the Wisteria at TwinEagles Homeowners Association. The club's estoppel sheet lists Wisteria Drive among the streets that need a neighborhood estoppel.
Florida Statutes section 720.30851 sets the delivery deadline and caps the fee an association may charge for an estoppel certificate; the club sets its own estoppel fee (the FY22 schedule listed $250). Order all three at listing so they are in hand before the buyer's inspection period ends.
Yes. Membership "is contingent upon approval by the Club," the buyer's Membership Agreement is due seven days before closing, and under the 2010 covenant the club must act within 30 days of a complete application.
Yes. Dues, the master assessment and the Wisteria assessment are prorated at closing, and under the 2010 covenant "the seller and buyer shall be jointly and severally liable to the Club for any dues" incurred before the sale.
The buyer takes it over. The club states that "The buyer will be responsible for all remaining monthly payments" of the 12-year Phase One capital assessment that began in 2020.
Yes, one 24-by-18-inch oval sign to the association's specification, in the front yard, never facing the golf course, under the master association's Realtor Quick Guide.
Yes, Saturday and Sunday from 9 a.m. to 5 p.m. only; the gate admits visitors from the weekly MLS open-house list.
Exterior changes need Architectural Review Committee approval, and some need county permits. Interior repairs and like-for-like replacements usually do not need committee approval but may need a permit, such as an air-conditioning or water-heater replacement.
If it is failing, yes, with a permit. Thirteen Wisteria air-conditioning replacements were permitted from 2024 to mid-2026, so buyers know the original systems are aging and will ask.
Rarely a full renovation. Repair what an inspector will flag, document it, and price the rest; buyers usually want their own finishes.
By plan and view first, then by the age of the roof, air conditioning, water heater and pool equipment. A home with documented replacements competes with the best sales; one with original systems prices below them.
The FEMA letter that names your lot, if there is one (2013, 2016 or 2017), and your home's elevation certificate, which the county has on file for 21 Wisteria homes. Both shape the buyer's insurance quote.
Known material defects under Florida law, and a flood disclosure under Florida Statutes section 689.302 stating whether you know of flood damage, filed a flood claim or received federal flood assistance. Disclose open permits and unapproved exterior work too.
Documentary stamp tax on the deed at $0.70 per $100 of price, customarily paid by the seller, plus the listing commission, title charges, estoppel fees and prorations.
Most Naples buyers tour from January to April. We list Wisteria homes to be on the market, photographed and estoppel-ready by the start of season, and we time price changes to the gate's open-house weekends.
It can help with a seasonal buyer who wants to move in at closing. List the furniture on a separate inventory and price the home on its own.
Yes. Many TwinEagles owners are seasonal. We manage access through the gate list, coordinate the estoppels and inspections, and close by mail or remote notary.
The club's Initiation Fee Policy exempts certain transfers through family planning devices and estate-planning trusts. Read the policy and confirm with the club before you list or retitle.
Yes, within the three-leases-a-year and 30-day-minimum rules, but a tenant complicates showings. Most sellers choose one or the other.
Yes, but you still need three estoppels, the club and association buyer approvals, gate access for every showing and a sign that meets the association's rules. Most FSBO sellers underestimate the approval timeline.
Use every Wisteria sale in the last 60 months, adjusted for builder, plan, view, condition and date, then check against Lockford and Dundee, the most similar neighborhoods. Price to the 2026 sales, not the 2024 peak.
The price is the same deal, but the square footage is not: the county's building-area figure and the MLS living-area figure are measured differently, so a price per square foot from one source is never compared with the other.
With a listing file that answers the questions an out-of-state buyer cannot answer by driving by: the builder and plan, the FEMA letter and elevation certificate, the membership category, the three estoppels, the association fees and the schools by address, plus video of the lot and the view.
McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with this page as our proof of how well we know Wisteria Drive. Call Jesse direct at (239) 898-6072.
The Wisteria at TwinEagles page is built from the primary records below: the recorded plat references, the Wisteria association's state filings, the master association's budget and recorded use restrictions, the club's membership documents, FEMA's letters and flood layers, Collier County's elevation certificates, permits and GIS, Collier County Public Schools, and dated news coverage. Every public figure on this page traces to one of them.
The Downloadable Documents for Wisteria at TwinEagles below are the primary records a Wisteria buyer or seller should read, each linked at the issuing authority: the Wisteria association's articles, the master budget, the recorded use restrictions and club covenant, the club's fee policy, membership agreement and estoppel sheet, sample county elevation certificates and the county's flood references.
Document | Issued by | Date | Link |
|---|---|---|---|
Articles of Incorporation, Wisteria at TwinEagles Homeowners Association | Florida Division of Corporations | Jul 3, 2012 | |
2026 Annual Report, Wisteria at TwinEagles Homeowners Association | Florida Division of Corporations | Apr 14, 2026 | |
Approved 2024 HOA Budget (Wisteria assessment, 46 units) | TwinEagles Homeowners Association | Nov 8, 2023 | |
Use Restrictions (leasing, pets, vehicles), OR 6349 PG 3623 | TwinEagles Homeowners Association (recorded) | 2024 | |
Rules and Regulations | TwinEagles Homeowners Association | Nov 2021 | |
Golf and Sports Recreational Covenant, OR 4605 PG 2967 | Recorded, Collier County | Sep 17, 2010 | |
Initiation Fee Policy | The TwinEagles Club | Oct 20, 2023 | |
Membership Agreement | The TwinEagles Club | 2024 | |
Estoppel requirements by street (Wisteria Drive needs three) | The TwinEagles Club | Jul 29, 2021 | |
Quick Guide for Realtors (open houses, signs) | TwinEagles Homeowners Association | 2024 | |
Community FAQs and TwinEagles history | TwinEagles Homeowners Association | 2026 | |
Elevation certificate, Wisteria lot 31 (sample) | Collier County (filed with the building permit) | 2015 | |
2026 Flood Protection newsletter | Collier County | 2026 | |
CRS eligible communities (Collier Class 5) | FEMA | Apr 1, 2026 |
The three FEMA letters on Block 106 are linked in the flood section and in Sources above. The Wisteria neighborhood covenants, the Wisteria association's budget, current club dues and the 2025 and 2026 master budgets are not published; the estoppel letters and resale package for a specific home are the route to those figures.
Market data from Southwest Florida MLS, pulled September 2026. County sales figures: Collier County recorded deeds, DOR-qualified sales recorded through June 30, 2026. McGreevy and Comisar, Best Realtor for Wisteria 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.
