Sell Your Home in Bramble Point at TwinEagles, FL

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Why Sell Your Bramble Point Home With McGreevy and Comisar?

Bramble Point at TwinEagles is 41 Pulte-built single-family homes on Bramble Court and Carradale Court in North Naples. It closed 13 sales on the Southwest Florida MLS in the 60 months to September 24, 2026, from $635,000 to $975,000, median $770,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price your home from that record.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, Bramble Court and Carradale Court, 60 months, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)

This page is written for the owner. For the full picture of the neighborhood itself, the Pulte plans, the recorded Bramble Pointe declaration and its 2025 amendment, the flood map street by street and the schools, read our complete Bramble Point at TwinEagles neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a home on Bramble Court or Carradale Court for the most money, with the fewest surprises, on a timeline you control. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Bramble Point Home With the #1 Team in Southwest Florida Since 2012

Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the board, club and association paperwork on every listing they take. If you are comparing listing agents across the whole city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.

The Credentials, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.

Our Record Behind This Page

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On two short courts that trade two or three homes a year, the whole market is what your price depends on, and the whole market is small enough to show you in full. Every figure below comes from two independent public systems, the Southwest Florida MLS and Collier County’s own recorded deeds, and each one carries its source and its date. We tracked every one of the 13 Bramble Point MLS closings of the last 60 months, every one of the 12 qualified resales the county recorded in the same five years, and every recorded Bramble Point sale back to the first Pulte closing in September 2006, before writing a word.

How We Work a Bramble Point Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, the gate list, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the paperwork, which in Bramble Point means a deeded club membership, three estoppels, a neighborhood board that must approve your buyer in writing, and a lawn and irrigation program your buyer inherits. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.

What Makes Selling in Bramble Point at TwinEagles Different?

Selling in Bramble Point at TwinEagles differs from most Naples sales in six ways: 41 near-identical Pulte homes are compared line by line, the neighborhood board must approve your buyer in writing, every sale needs three estoppels, the buyer’s club initiation fee is a large share of the price, the association runs every lawn, and twenty-year roofs are coming due.

Data updated: September 2026 (Bramble Pointe declaration as recorded in 2006 and amended in 2025; The TwinEagles Club membership page and 2024 Membership Agreement; TwinEagles HOA 2024 Approved Budget; Collier County permit files January 2024 to July 2026)

Forty-One Homes, One Builder, One Era

Pulte Home Corporation was the declarant and the exclusive builder of Bramble Point, and it recorded the Declaration of Covenants, Conditions and Restrictions for Bramble Pointe at TwinEagles on September 1, 2006, describing “41 residential units.” The 2026 Collier County roll carries exactly 41 single-family homes, 24 on Bramble Court and 17 on Carradale Court, with a county year built of 2006 for 29, 2007 for 9, and 2022 or 2023 for three homes that have been rebuilt or re-dated since. Building areas run from 1,957 to 2,320 square feet, a median of 2,124. When the lots, the builder, the roof tile and the size are this uniform, a buyer compares the membership category, the roof, the setting behind the house and the condition, and very little else. Your listing has to win exactly that comparison.

The Board Approves Your Buyer

Section 12.2 of the recorded declaration is blunt: “No Owner may effectively lease, or convey title to a Parcel or any interest therein by sale or gift without the prior written approval of the Board of Directors of the Association.” The board has 20 days after it receives your notice and the information it asks for, and if it does not act in that time the sale is deemed approved. Most single-family neighborhoods in Southwest Florida have no step like this, and it sits on top of the club’s own approval and the master association’s screening, so a Bramble Point contract has to be written around it from day one.

Three Estoppels on Every Sale

Every Bramble Point home belongs to the Bramble Pointe at TwinEagles Residents’ Association and to the TwinEagles Homeowners Association, the master association, and carries a deeded membership in The TwinEagles Club. The club’s estoppel sheet lists Bramble Court and Carradale Court among the eight TwinEagles streets that need a third, neighborhood estoppel on top of the club’s and the master association’s (club estoppel requirements by street). Three certificates mean three turnaround clocks, so a Bramble Point listing orders them the week it goes live.

The Initiation Fee Weighs More Here Than Anywhere Else Inside the Gate

“Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social),” the club says, and Golf is capped at 614 memberships across the 717 homes (The TwinEagles Club membership page, read September 2026). The buyer pays the club an initiation fee at closing, $150,000 for Golf, $60,000 for Sports or $45,000 for Social as posted in September 2026, plus a $3,500 transfer fee under the club’s 2024 Membership Agreement. None of that money reaches you. But on a $770,000 Bramble Point home a Golf initiation is about a fifth of the price, a far larger share than on a $2 million home elsewhere in TwinEagles, so the category deeded to your home changes who can buy it more in Bramble Point than on any other street.

Your Buyer Inherits a Lawn Crew

The declaration as amended in 2025 makes the Bramble association responsible for “mowing, fertilizing, edging, trimming, pruning and replacement of sod” and for the irrigation system on every lot, as a common expense, while the owner pays to replace shrubs, plants and trees (2025 amendments). For a seasonal buyer that clause is often the reason to choose Bramble Point at all. For you it means the lawn in your listing photographs is the association’s work, done on its weekly schedule whether you are in Naples or not. The roof, the paint, the structure and the house insurance stay with the owner.

Twenty-Year Roofs Are Coming Due

Thirty-eight of the 41 homes carry a 2006 or 2007 county year built, and section 9.8 of the declaration says “The color of the roof tile shall not be changed nor shall other roofing materials or styles be substituted.” Collier County’s issued-permit files show three Bramble Point reroof permits between December 2025 and June 2026, at declared values of $36,399 to $56,000. The roof is now the first question a Bramble Point buyer’s insurer asks, and a seller who can answer it with a permit and a final inspection removes the largest negotiating item before it starts.

What Should a Bramble Point Seller Know First?

A Bramble Point at TwinEagles seller should know nine facts before choosing a list price: the 13-closing five-year record, the one closing of the last year, the one active listing, the three estoppels, the board’s written approval, the buyer’s initiation fee, the Phase One balance, the roof and the flood file. Each is set out below.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; club, association and FEMA documents as linked)

• 41 single-family homes, 24 on Bramble Court and 17 on Carradale Court, built by Pulte in 2006 and 2007, inside TwinEagles’ 717 homes and homesites.
• The Southwest Florida MLS shows 13 Bramble Point closings in the 60 months to September 24, 2026, from $635,000 to $975,000, a median of $770,000, the first window that holds ten or more.
• Those 13 sold after a median 24 days on market at a median 96.86 percent of final list price, and 3 of the 13 closed at full list price, none above it.
• The last 12 months hold one closing, $770,000 in May 2026, so a “twelve-month median” for Bramble Point is a single house.
• One Bramble Point home was for sale on September 24, 2026, a Carradale Court home listed at $625,000, below every Bramble Point closing of the last five years.
• Collier County’s recorded deeds hold 12 qualified Bramble Point resales in the same five years, median $772,500, on 11 different homes.
• The buyer pays the club $150,000, $60,000 or $45,000 at closing, plus a $3,500 transfer fee, and takes over the remaining Phase One capital assessment.
• Three estoppels (the club, the master association and the Bramble association) and the Bramble board’s written approval of your buyer, decided within 20 days of a complete application.
• Flood is a paperwork question: four of five FEMA street points read Zone X, the east end of Bramble Court reads Zone AH, and no elevation certificate or FEMA letter is on file for any Bramble Point address.

Is Now a Good Time to Sell a Bramble Point Home?

For a prepared, well-priced Bramble Point at TwinEagles home, yes, with one caution. The 13 MLS closings of the last five years sold after a median 24 days at 96.86 percent of list, but the only Bramble Point listing on September 24, 2026 asked $625,000, below every recent sale, and your buyer will see it first.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, Bramble Court and Carradale Court, closed 60 months and active, pulled 24 Sep 2026)

The Sixty-Month Record: Thirteen MLS Closings

Our rule is to widen the window until it holds ten sales. The 12, 24 and 36-month Bramble Point windows hold 1, 3 and 7 closings, so the first window with ten or more is 60 months, and that is the headline record on this page.

Source: Southwest Florida MLS, development name Twin Eagles, closed 09/25/2021 to 09/24/2026, pulled September 24, 2026, with every closing assigned to Bramble Point by street, Bramble Court and Carradale Court, because the MLS subdivision field is inconsistent. Across all of TwinEagles the same 60-month window shows 188 closings at a median 32 days on market and 96.17 percent of list, so Bramble Point homes have sold a little faster and a little closer to list than the community as a whole.

Since 2024: Seven Closings, All Below List

The market that matters to your price is the recent one. The seven Bramble Point MLS closings from March 2024 to May 2026 ran from $635,000 to $909,000, a median of $770,000, and every one closed below its final list price, at a median 95.71 percent after a median 53 days on market [our arithmetic from the MLS rows]. The three closings at full list price all came in 2022 and 2023, when the whole of Southwest Florida was short of homes. The honest reading is that buyers are still paying Bramble Point prices, but they are paying them after negotiating, and the homes that listed high waited longest.

The One Active Listing, and What It Does to Your Number

On September 24, 2026 the Southwest Florida MLS showed one active Bramble Point listing: a Carradale Court home with three bedrooms plus a den, three baths and 2,098 square feet of living area, listed at $625,000 after 19 days on market. That ask is below every Bramble Point closing of the last five years, including the September 2024 low of $635,000. Across TwinEagles the same pull showed 15 active listings, about 3.6 months of supply, and Covent Garden condominiums on offer from $350,000 to $635,000. We do not know why that home is priced where it is, and a listing can be priced for its condition, its category or its seller’s timing. What we do know is that your buyer will tour it, so your price has to explain, with the roof, the view and the club category, why your home is worth more.

The County Deed Record Beside the MLS

We ran the same five years through Collier County’s recorded deeds. Counting only DOR-qualified, arm’s-length sales over $100,000, the county holds 12 Bramble Point resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), from $635,000 to $975,000, a median of $772,500, the mean of the two middle sales, $770,000 and $775,000, $9,451,400 in volume and $365.83 per county square foot of building area. Twelve of the 13 MLS closings match a county-recorded price; the county’s qualified file does not carry the April 2022 MLS closing at $680,000, and three other transfers above $100,000 in the window were not qualified by the county and are left out. The county measures homes by the roll’s building area, which is not MLS living area, so we never set the two per-foot figures side by side.

How Often a Bramble Point Home Comes Up for Sale

Eleven different homes, 27 percent of the 41, sold on qualified deeds in about 57 months, roughly 5.6 percent of the neighborhood a year, or two to three homes. One Carradale Court home sold twice in the window (matched on street, year built and building area). With so few sales, your sale will very likely become the comparable the next buyer and appraiser use, and a mispriced listing can sit for months, because the sale that could rescue an ambitious price may be a season away. Few Bramble Point homes come up for sale, so the next owner who sells should call us first.

Thinking of Selling in Bramble Point? Start With a Written Valuation

With 13 MLS closings in five years, one in the last twelve months and a single competing listing at $625,000, the first price you publish is the most important decision of your Bramble Point sale. Request a written opinion of value through our free Bramble Point at TwinEagles home valuation or the McGreevy and Comisar free home valuation, or call Jesse direct at (239) 898-6072. Buying instead? See how we represent buyers in Naples or call Marc at (239) 287-5873.

What Have Bramble Point Homes Sold For Since 2006?

Collier County’s recorded deeds trace Bramble Point at TwinEagles through a full cycle: Pulte’s first sales at a median of $593,400 from 2006 to 2008, resales down to a $335,000 low in 2012, a $494,500 median in 2021, a jump to $859,900 in 2022, and recorded resales between $635,000 and $909,000 since 2024.

Data updated: September 2026 (Collier County recorded deeds, qualified sales, all recorded history to 30 Jun 2026; Southwest Florida MLS, pulled 24 Sep 2026)

The Builder Years, 2006 to 2008

The first recorded home sale on each of 40 lots, from September 2006 to March 2008, had a median of $593,400 and ran from $369,000 to $713,500. By year the median was $617,900 for 27 sales in 2006, $517,650 for 10 sales in 2007 and $426,700 for the last 3 in 2008, a slide that tracks the national downturn of those years. The developer’s November 2007 announcement still quoted Bramble Pointe as “base-priced from the $500,000s, including homesite,” and put the count at 37 of 41 sold (Florida Weekly, November 22, 2007). The same announcement described the neighborhood as “41 detached villas by Pulte Homes,” while the Collier County roll records all 41 as single-family homes, which is how a listing should describe yours.

Resales by Year Since 2009

Source: Collier County recorded deeds, qualified improved sales over $100,000, excluding each lot’s first sale from the builder. Every year holds fewer than ten sales, so read each median as the middle of a handful of houses; even-numbered counts use the mean of the two middle sales, and medians of one to three sales are shown for the record, not as a trend.

The Same Houses, Sold More Than Once

The cleanest price evidence on a small street is the same house selling twice. The county file carries several Bramble Point homes that resold in the last five years after an earlier recorded sale, each the same home in the county file, matched on street, year built and building area:

Source: Collier County recorded deeds, qualified sales; percentages are our arithmetic, and renovations, pools and replacements between the two sales are not in the record. The last row is the clearest lesson on either court: the same house lost about $100,000 between a 2022 contract and a 2024 contract, which is what the end of the post-2021 rush looked like on a single home. The two Carradale Court rows are two different homes of the same recorded size.

What the Series Means for a Seller Today

An owner who bought new from Pulte in 2006 at around $600,000 has seen Bramble Point resales clear that level only since 2022, and an owner who bought between 2012 and 2021 holds a large gain on paper. Either way, you bought before the club charged any initiation fee at all; the first one, in April 2021, was $30,000 for Golf, and it rose to $65,000 from February 1, 2022, to $130,000 from March 1, 2024, and to the $150,000 posted today (Initiation Fee Policy; club membership page). Your buyer’s all-in cost for a Golf-deeded home is therefore far higher than the price on your deed suggests, and that is the context for every Bramble Point price since 2024. An owner who bought in 2022 or 2023, at the top of the recorded series, faces the harder conversation, and we would rather have it with the recorded numbers on the table than with a portal estimate that ignores them.

Why the 2022 Jump Is the Wrong Anchor

The Bramble Point median gained about 74 percent from 2021 to 2022. The master association’s own history records that in 2021 “nearly every lot in the community was sold” and “many residents upgraded to larger homes” (TwinEagles Community FAQs). With only 41 homes, a few sales in either direction move a yearly median a long way. A seller today should price against the 2024 to 2026 band, $635,000 to $909,000 on recorded deeds, not against the 2022 and 2023 peak.

Bramble Point vs Covent Garden: Which Will Your TwinEagles Buyer Choose?

Bramble Point vs Covent Garden is the comparison nearly every entry-level TwinEagles buyer makes. Pulte built both from the 2005 Grand Arbors lottery. Bramble Point offers 41 detached homes on their own lots at a $770,000 five-year MLS median; Covent Garden offers 120 condominiums in 30 four-unit buildings, with a private pool, at $553,500.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds to 30 Jun 2026; TwinEagles HOA 2024 Approved Budget; Covent Garden and Bramble Pointe governing documents; FEMA National Flood Hazard Layer)

Covent Garden sits on Covent Garden Court, near the clubhouse on the same northern side of TwinEagles, and it is the condominium your Bramble Point buyer has almost certainly toured. Our Covent Garden at TwinEagles guide carries every recorded Covent Garden sale, its building-by-building flood points and its condominium documents. For a Bramble Point seller the comparison matters because Covent Garden sets the floor of the club’s price ladder, and a buyer who can live without a yard will weigh your home against the best Covent Garden unit on offer.

The Bramble Point vs Covent Garden Decision Table

Sources: Southwest Florida MLS, pulled September 24, 2026 (Covent Garden’s 60-month figures are our arithmetic from the MLS rows: 32 closings, one entered after closing and left out of days on market and sale to list; its even-count median is the mean of $527,000 and $580,000); Collier County recorded deeds (county building area, never compared with MLS living area); TwinEagles HOA Approved 2024 Budget; Bramble Pointe governing documents; Florida Statutes 718.503; TwinEagles Quick Guide for Realtors; FEMA National Flood Hazard Layer, queried September 2026.

What the Premium Pays For

On the same five-year MLS yardstick a Bramble Point home sold for about $88 more per square foot of living area than a Covent Garden condominium, and the county’s recorded deeds give almost the same gap, about $82 per county square foot [our arithmetic]. That premium buys land under the house, no shared walls, a private garage and yard, and a neighborhood association that mows and irrigates the lawn. It also brings the costs a condominium owner does not carry alone: the whole roof, the whole house policy and the exterior paint. When your listing names the roof date, the insurance quote and the lawn program, the premium reads as value rather than as a higher number.

The Same Buyer, Two Different Questions

A Covent Garden buyer asks what the condominium association’s reserves, insurance and documents look like; a Bramble Point buyer asks how old the roof is and what the board needs. Both pay the same club initiation for the same deeded category, which is why, at this end of the market, the category on the estoppel can matter more than the choice of neighborhood. A Social-deeded Bramble Point home at $770,000 costs a buyer $818,500 with the initiation and transfer fee; a Golf-deeded Covent Garden unit at $553,500 costs $707,000 [our arithmetic from the club’s posted fees]. A golfer on a budget runs exactly that sum.

Who Should Choose Bramble Point, and Who Should Choose Covent Garden

A buyer should choose Bramble Point for a detached home and a private yard a short cart ride from the clubhouse, with the lawn and irrigation handled and no condominium reserve question. A buyer should choose Covent Garden for the lowest price into the club, a shared pool, association insurance of the building and fewer exterior responsibilities.

What the Comparison Means for Your List Price

Covent Garden had five units listed on September 24, 2026, and its twelve-month closings took a median of 121 days, so condominium buyers have choice and time. Your Bramble Point home does not compete with a Cheshire at $457,000 on price; it competes on what a condominium cannot offer. The listing has to lead with it: your own lot and garage, your roof date, what sits behind the house and the association lawn crew. Price inside the recorded 2024 to 2026 Bramble Point band, show why, and the Covent Garden comparison works in your favor.

How Does Bramble Point Compare With the Rest of TwinEagles for a Seller?

On the seller’s own yardsticks, Bramble Point at TwinEagles is the least expensive single-family neighborhood in TwinEagles on the same five-year MLS window, a $770,000 median against $840,000 for Fenhurst, $855,000 for Kinross and $960,000 for Hollybrook, and its homes sold faster than the community’s: a median 24 days on market against 32.

Data updated: September 2026 (Southwest Florida MLS, closed sales assigned to neighborhoods by street, 60 months to 24 Sep 2026; Collier County recorded deeds, 60 months to 30 Jun 2026; TwinEagles HOA 2024 Approved Budget)

The Seller’s Yardstick, MLS, One Window for Every Row

Source: Southwest Florida MLS, development name Twin Eagles, closed 09/25/2021 to 09/24/2026 and active, pulled September 24, 2026, each closing assigned to a neighborhood by street. The Covent Garden, Fenhurst and Kinross rows are our arithmetic from the MLS rows on the same 60-month window; Fenhurst’s 23 include 2 sales entered after closing and Covent Garden’s 32 include 1, which count in price and are left out of days on market and sale to list. Even-count medians are the mean of the two middle sales. Home counts from the 2026 preliminary Collier County roll and the club.

The County Benchmark, Five Years of Recorded Resales

Yardstick: Collier County recorded deeds, DOR-qualified resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026); median per county square foot uses the roll’s building area, not MLS living area; even counts use the mean of the two middle sales; assessments from the TwinEagles HOA Approved 2024 Budget. Above this group sit Wicklow, Lockford, Wisteria, Dundee, Hedgestone, The Estates and Lake Estates.

What the Yardstick Tells a Bramble Point Seller

Three things. First, your per-square-foot price is not low for TwinEagles; on MLS living area Bramble Point’s $365.42 sits level with Hollybrook’s $364.91, and it is the size of the homes, about 2,100 square feet, that sets the lowest single-family price in the gate. A buyer who wants the club and a detached house for the least money is your buyer, and there are only 41 homes that answer that search. Second, Bramble Point has sold faster than TwinEagles as a whole over five years, a median 24 days against 32, so a well-priced listing does not need a long runway. Third, the next step up is close: Fenhurst and Kinross, the Lennar streets of 2012 to 2018, sold at five-year MLS medians of $840,000 and $855,000 for newer, generally larger homes, and a buyer stretching past $800,000 will tour them. Our TwinEagles seller guide sets all twelve neighborhoods side by side.

Where Bramble Point Sits Inside TwinEagles

The master association lists twelve neighborhoods for governance. Bramble Point is one of the five released in the 2005 Grand Arbors lot lottery, alongside Covent Garden, Hedgestone, Hollybrook and Wicklow, one of seven with its own neighborhood association, and one of the closest to the clubhouse: every Bramble Point street point is within half a mile of it by road. That short trip, and the lawn program, are the two features a Bramble Point listing should never leave out.

How Do We Price a Bramble Point Home?

We price a Bramble Point at TwinEagles home from the 13 MLS closings of the last five years, read against the seven since March 2024, then adjusted for size, setting, the deeded club category, the roof and the flood file, and tested against the one competing listing and the likely appraisal.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds; The TwinEagles Club membership page and FY2022 Dues and Fees)

We Start With the Bramble Point Record, Not the TwinEagles Median

The TwinEagles-wide MLS median over the last twelve months was $1,031,250, pulled up by the custom homes of The Estates and Lake Estates and the larger Minto and Stock streets. It is the wrong starting point for a Bramble Point home, and so is any automated estimate that blends Bramble Point with Covent Garden’s condominiums or with the Lennar homes of Kinross and Fenhurst. A Bramble Point price starts from Bramble Point sales, read on MLS living area, and is cross-checked against the county’s recorded deeds on the county’s own building-area measure, never one against the other.

The Plans on the Public Record

Pulte marketed three plans from 1,964 to 2,389 square feet under air. Its 2007 announcement named two: the Maple, a two-bedroom, two-and-a-half-bath plan of 1,964 square feet under air, and the Spinnaker, a two-story plan with two bedrooms, a den and three baths at 2,098 square feet (Florida Weekly, November 22, 2007). The third plan reached 2,389 square feet, and its name is not in any public source we found. The MLS record of the last five years shows Bramble Point living areas from 1,964 to 2,589 square feet, median 2,098, and the county roll’s building area runs from 1,957 to 2,320. Owners have enclosed, extended and remodeled over twenty years, so your permit set and survey, not a brochure, describe your house, and we price it against Bramble Point sales of the same recorded size first.

Same Plan, Different Price: What the Record Shows

With one builder and three plans, the most useful thing the record can show is the same size selling at different prices. At 1,964 square feet of MLS living area, the Maple’s size, Bramble Point homes closed at $680,000 in June 2023, $635,000 in September 2024 and $775,000 in January 2025. At 2,098 square feet, the Spinnaker’s size, they closed at $875,000 in May 2022 and $800,000 in March 2024. At 2,389 square feet, the largest plan, they closed at $859,900 in October 2022 and $975,000 in April 2023 [our arithmetic from the MLS rows]. The $140,000 spread between two Maple-sized homes about five months apart is not the plan; it is the roof, the updates, the setting and the club category, which is exactly what a Bramble Point price has to account for.

The Setting Behind the House Sets the Bracket

The developer’s 2007 announcement described Bramble Pointe as “surrounded by lakes, nature preserves and the first fairway of the Gary Player-designed Aerie golf course.” The Aerie was rebuilt by Steve Smyers with Patrick Andrews as today’s Eagle course and reopened in 2012, so a listing should describe the hole a home faces on the current layout, never the 2007 one. The lakes belong to the master association’s stormwater system, and the declaration states that “the lakes shall not be available for use by Parcel Owners or the Association.” No public dataset tags a sale by its view, so we never publish a view premium. We isolate it the honest way, against recorded Bramble Point sales of similar size and age with and without it, using your survey and aerial photographs.

The Deeded Category Changes the Buyer’s Math More Here Than Anywhere

The initiation fee is a fixed number on top of your price, and at Bramble Point prices it is a large one. Here is what a buyer actually writes at closing at $770,000, the five-year MLS median and the most recent Bramble Point closing, before prorations and closing costs, at the club’s posted September 2026 fees:

Our arithmetic from the MLS figure, the club membership page and the 2024 Membership Agreement. The rows are illustrations, not a statement about any address, because the category is set by each home’s deed and only the club’s estoppel states it. The $105,000 gap between the Golf and Social fees is about 14 percent of that price. A Golf-deeded Bramble Point home competes for golfers who want to be near the first tee; a Social-deeded one is often the most affordable detached home in the club, and a different buyer entirely. The club’s recorded covenants attach a category to each lot, and we have found no public document that lists the category for every Bramble Point home, so we order the club estoppel before we price.

The Phase One Balance the Buyer Assumes

In 2020 members approved the $22.5 million Phase One Master Plan, funded partly by a capital assessment that runs 12 years from September 2020; the club’s plan states that “the buyer will be responsible for all remaining monthly payments” (Phase One Master Plan). The last public figure, on the club’s fiscal 2022 schedule, was $244 a month for Golf (FY2022 Dues and Fees). The 144 monthly payments run September 2020 to August 2032, and the 71 remaining after September 2026 come to $17,324 at the FY2022 rate, an illustration and not a balance [our arithmetic]. The club estoppel states the actual figure for your home.

The Roof, the Systems and the Permit File

Collier County’s monthly issued-permit files from January 2024 through July 2026 show 17 permit records on Bramble Court and Carradale Court and no new-home permit: three reroofs, three shutter or storm-protection jobs, one doors-and-windows job, one screen enclosure, seven air-conditioning replacements, one water heater and one plan revision (Collier County issued permits, July 2026). That is the maintenance profile of twenty-year-old homes. Under Florida Statutes 627.7011, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old, so an original 2006 or 2007 roof is already past that line. A replaced tile roof, impact openings and a current wind-mitigation report, each permitted and approved, are worth more on a Bramble Point home than on almost any other street in TwinEagles, and we price that difference from recorded sales rather than a contractor’s invoice.

Why Automated Estimates Miss in Bramble Point

An automated estimate sees a house, a lot and nearby sales. It cannot see the club category deeded to your home, the Phase One balance your buyer takes over, whether your roof is original or new, whether your home sits near the east end of Bramble Court where the street reads Zone AH, or whether a lake, a preserve or a fairway sits behind your lanai. With two or three Bramble Point sales a year, and Covent Garden condominiums and Lennar homes inside the same gate for a model to borrow from, it has too little to learn from, and your buyer sees its estimate too, which is one more reason your price needs a written, sourced rationale behind it.

Pricing Against the Homes Your Buyer Tours the Same Afternoon

In a thin market the live listings matter as much as the closings. On September 24, 2026 your buyer could tour the Carradale Court home at $625,000, Covent Garden units from $350,000 to $635,000, two Fenhurst homes at $675,000 and $774,000, two Kinross homes at $775,000 and $1,100,000, and two Hollybrook homes at $758,000 and $1,050,000. We read every one of them with its price history, and we set your number where it wins that comparison, not where it merely matches the last Bramble Point sale.

How Do We Market a Bramble Point Home?

We market a Bramble Point at TwinEagles home to the buyer actually buying there: someone who wants a detached home in a private two-course club at the lowest single-family price in the gate, with the lawn handled and the clubhouse nearby. That means leading with the category, roof and setting, aerial photography and gate-ready showings.

Data updated: September 2026 (Collier County 2026 preliminary roll; TwinEagles HOA Quick Guide for Realtors; Bramble Pointe declaration; club membership page)

Who Actually Buys in Bramble Point

Across TwinEagles, 54 percent of homes carry a Florida homestead exemption on the county roll, so the community is split between main-home owners and seasonal owners, and your listing has to speak to both. Bramble Point has no age restriction, and its two-bedroom, two-bedroom-and-den and larger plans suit anyone who wants a smaller detached house. In practice the buyer who calls is usually a Florida household moving within Collier or Lee County, a current TwinEagles member moving into a smaller home, or a seasonal owner who wants a house the association keeps presentable while they are away. A current member who moves within TwinEagles in the same or a lower category pays no new initiation fee under the club’s policy, which often makes that member your strongest buyer.

Lead With the Category, the Roof and the Setting

A Bramble Point buyer asks four things first: what the club’s estoppel says about the category, how old the roof is, what sits behind the lanai, and what the board needs. So a McGreevy and Comisar listing states the deeded club category in the first line of the remarks, shows the initiation, the transfer fee and the Phase One figure from the estoppels beside the price, puts the roof permit and final inspection in the file, and names the Bramble board approval as a scheduled step rather than a surprise. It sounds like a disadvantage to print a $150,000 club fee next to a $770,000 price. In practice the buyers who call are already qualified for it, and the buyer who would have walked away in week three never takes a showing slot.

Photography, Aerial and the Water Behind the House

Bramble Point sells from the air and from the lanai. Professional architectural photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, and in Bramble Point the aerial is what shows a buyer exactly which lake, preserve or fairway sits behind your house and how close the clubhouse is. Because the association’s contractor keeps every lawn to one standard, the street shots read as one neighborhood; we book the photographs for the day after the weekly mowing the association’s 2025 rules set.

Showings Through the Gate, About Two Miles In

TwinEagles has one guarded gatehouse, at the Immokalee Road entrance on TwinEagles Boulevard, and Bramble Point sits about 2.1 to 2.3 miles and eight to nine minutes inside it by road on OpenStreetMap routing. Guests and vendors are registered through dwellingLIVE, and the master association’s Quick Guide for Realtors sets the rules every listing works under: private showings need the buyer’s agent and an appointment. We register every showing ahead of time so no buyer waits at the gatehouse, and we route the drive past the clubhouse, a third to half a mile from Bramble Point, so the distance from the gate reads as privacy rather than inconvenience.

Open Houses and the Sign Rule

Open houses run on Saturday and Sunday, 9 a.m. to 5 p.m. only, and the gate admits visitors only to addresses on the weekly open-house list pulled from the MLS, so an open house must be entered in the MLS. Signs are tighter in Bramble Point than on most TwinEagles streets. Section 9.2 of the declaration says “No sign or advertisement of any kind, including, without limitation, those of realtors, contractors and subcontractors, shall be erected within the Neighborhood without the written consent of the Board of Directors or in accordance with the regulations adopted by the Board of Directors of the Association and the Master Association,” and the master association allows one 24-by-18-inch sign to its specification, never facing the golf course. We ask the Bramble board for written consent before any sign goes in, and we plan the marketing on the assumption that buyers find your home online, not from the street.

Discreet and Off-Market Options

Not every Bramble Point seller wants a Sunday open house. An estate, a divorce, a health change or a move north is often better handled quietly, through direct agent-to-agent outreach across the North Naples clubs and appointment-only showings, which the gate rules already assume. With only 41 homes and a buyer pool that includes current TwinEagles members, a quiet sale can work here more often than on most streets, but full exposure usually produces the stronger price, so we set out both paths, and the trade between them, before you choose. Confidential conversations are welcome at (239) 898-6072.

How Do We Negotiate a Bramble Point Contract?

Jesse McGreevy and Marc Comisar negotiate every Bramble Point at TwinEagles offer themselves, and where all seven closings since March 2024 finished below list, at a median 95.71 percent, that negotiation is where a seller’s money is kept. We answer the category, roof, Phase One, flood, board and estoppel questions before the first offer arrives.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; club 2024 Membership Agreement; Golf and Sports Declaration of Recreational Covenant; Bramble Pointe declaration)

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator, and counteroffers are not written from a template. In Bramble Point that matters, because a serious buyer may be the only one for weeks, and the offer usually arrives with questions about the roof, the category and the board whose answers move the price.

Reading the Bramble Point Sale-to-List Record Correctly

The five-year median is 96.86 percent of final list price, and the median since March 2024 is 95.71 percent. That does not mean every Bramble Point buyer expects four or five percent off. It means the homes priced high waited and closed further below list: the March 2024 closing at $800,000 came in at 86.49 percent of a $925,000 ask after 141 days, and the September 2024 closing at $635,000 at 90.84 percent after 133 days, while the January 2025 closing at $775,000 took 10 days at 97.48 percent [our arithmetic from the MLS rows]. Five of the 13 five-year closings sold in 15 days or fewer, and the three that sat past 120 days all closed below list, two of them by more than 9 percent. A home priced inside the recorded band, with its file complete, draws offers close to its ask, and the negotiation turns on terms rather than a large reduction.

Negotiating the All-In Number, Not Just the Price

A Bramble Point buyer negotiates a total, and part of it is not on the house. The club initiation is the buyer’s by the club’s rules. Everything else is a contract term: who bears the $3,500 transfer fee, how club dues, the master association’s January 1 assessment and the Bramble quarter in progress are prorated, whether the Bramble association has set a capital contribution at closing, and how the remaining Phase One payments are handled. The club’s recorded Golf and Sports Declaration of Recreational Covenant makes seller and buyer “jointly and severally liable to the Club for any dues … incurred prior to the date of sale,” so a clean club estoppel is part of what you deliver. Often the right answer to a concession request is a precise proration, not a price cut.

Roof, Insurance and Inspection Before the Offer

The questions that stall a Bramble Point contract are predictable: the age of the roof, the air conditioning and the water heater on a twenty-year-old home, whether an elevation certificate exists, whether the home sits near the east end of Bramble Court where the street reads Zone AH, and whether every exterior change was approved. We put the roof permit and final inspection, the wind-mitigation report, any elevation certificate, the permits for every replacement and the architectural approval letters in the listing file on day one, so the buyer’s insurance agent quotes the home in a day, and no buyer uses an unanswered question to reopen the price after inspection.

Building the Board, the Club and the Seven-Day Rule Into the Dates

Three approvals run in parallel on a Bramble Point contract. The Bramble declaration requires written notice to the board at least 20 days before the transfer, with the contract and the buyer’s name and address, and gives the board 20 days after it has everything it asked for, never more than 60 days after the notice. The buyer’s signed Membership Agreement and transfer fee must reach the club “SEVEN (7) DAYS PRIOR to the closing,” membership “is contingent upon approval by the Club,” and under the recorded Golf and Sports covenant the club must act within 30 days of a complete application (2024 Membership Agreement). The master association screens the buyer separately (HOA evaluation instructions). We give the Bramble notice the day the contract is signed, write the contract dates around all three clocks, and order all three estoppels the week the listing goes live.

When the Board Says No

The declaration lets the board disapprove only by a majority of the whole board and only for the causes it lists, including certain felony convictions, a record of financial irresponsibility, an application showing intent to break the covenants, a history of disruptive behavior, failure to provide requested information and an owner delinquent in assessments. If the board disapproves without good cause, the owner may demand that the association supply an approved alternate buyer, or buy the home itself, on the same terms, or withdraw the sale, and a sale to the alternate or the association must close within 60 days. It is a protection for the seller, and one worth knowing before a contract is signed.

Which Recent Bramble Point Sales Matter Most to Your Price?

The Bramble Point at TwinEagles sales that matter most are the seven MLS closings since March 2024, $635,000 to $909,000, read against the 2022 and 2023 closings that reached $975,000 and the single active listing at $625,000. Your appraiser and your buyer will use the same record, shown here without addresses.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, Bramble Court and Carradale Court, closed 60 months, pulled 24 Sep 2026)

Every Bramble Point MLS Closing, 60 Months

Source: Southwest Florida MLS, pulled September 24, 2026; sale to list and per-foot figures are our arithmetic from the MLS rows, and living area is the figure each listing reported. Thirteen sales, $10,131,400 in volume, median $770,000.

How to Read Thirteen Sales

Three patterns stand out. First, the price is not set by the living area: the two largest reported homes, at 2,579 and 2,589 square feet, closed at $680,000 and $760,000, below several homes of 1,964 to 2,100 square feet, which tells you that condition, setting and category decide a Bramble Point price more than a few hundred square feet do. Second, speed follows price: every home that sold within 15 days closed at 96.8 percent of list or better, and the three that sat past 120 days closed at 86.5 to 95.2 percent. Third, the 2022 and 2023 run, three full-price sales within a year, has not repeated; since 2024 the best sale was $909,000 in April 2025 on a 2,426 square foot home.

The County File Adds One More Clue

On the county’s recorded deeds the most recent sale, $770,000 in April 2026, is a Bramble Court home with a 2006 county year built and 2,124 county square feet, and the $800,000 sale of March 2024 is the Bramble Court home the county now dates to 2023 (matched on street, year built and building area), a rebuilt or re-dated house that resold for $265,000 more than its 2021 price. A buyer who tours one of the three homes with a 2022 or 2023 county year built will ask for the permit history and the certificate of occupancy, and so will their appraiser.

What an Appraiser Will Do With It

An appraiser needs recent, similar, nearby closings, and Bramble Point rarely supplies three in six months. Expect the appraiser to reach back 12 to 24 months inside Bramble Point and then outward to Fenhurst, Kinross and Hollybrook, adjusting for size, age and setting. We send the appraiser the Bramble Point sales above, the county matches, your roof and systems permits, and the club category from the estoppel, so the valuation that decides your buyer’s loan reflects the same evidence your price does.

What Does It Cost to Sell a Bramble Point Home?

Selling a Bramble Point at TwinEagles home costs the commission, Florida documentary stamp tax at $0.70 per $100, three estoppel fees, and prorations of taxes, club dues and both assessments. In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, and the buyer pays the club initiation and usually the transfer fee.

Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; DBPR estoppel certificate fee schedule; club FY2022 Dues and Fees and 2024 Membership Agreement; Bramble Pointe declaration and 2025 amendment)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it on a residential resale. At $770,000, the five-year MLS median and the most recent Bramble Point closing, that is $5,390. At the $975,000 top of the five-year record it is $6,825, and at the $635,000 low it is $4,445 [our arithmetic]. It is the largest fixed cost of selling after commission.

Title Insurance and the Collier County Custom

In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips, and the buyer customarily chooses the closing agent and pays the owner’s title policy. Nothing in the statutes fixes the allocation, so the contract controls, and a seller moving within Southwest Florida should confirm it in writing. Florida sets the title premium itself under Florida Administrative Code Rule 69O-186.003, so the rate is the same whichever title company is used.

Three Estoppel Certificates

Every Bramble Point sale needs an estoppel from The TwinEagles Club, one from the master association, which FirstService Residential issues, and one from the Bramble association through MAY Management Services. The club set its own estoppel fee at $250 on its fiscal 2022 schedule, the last one it posted publicly; confirm the current fee when you order. For the master and Bramble association certificates, Florida law requires each certificate within 10 business days of a written request and caps the fee (Florida Statutes 720.30851 is the homeowners’ association text), with the Department of Business and Professional Regulation adjusting the cap for inflation; its current estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, puts the cap at $299 for a current account, plus $119 for expedited delivery, plus up to $179 if the account is delinquent. The Bramble declaration adds its own clock, a certificate within 15 days of a written request. In Collier County practice the seller orders and pays the estoppel fees.

The Club and Bramble Items You Settle, and the Ones Your Buyer Pays

On your side of the statement: club dues and the Phase One payment through the closing date, the master association assessment prorated from its January 1 billing, the Bramble quarterly assessment prorated through the quarter in progress, and any past-due balance on any of the three accounts. Clear every balance before closing, because section 4.1 of the declaration makes a buyer “jointly and severally liable with the transferor for all unpaid assessments coming due prior to the time of such conveyance,” and section 4.7 lets the association deny approval of a sale while an owner is delinquent. On the buyer’s side: the initiation fee for the deeded category, paid to the club at closing, the $3,500 transfer fee paid with the Membership Agreement, the master association’s screening application, the Bramble processing fee of up to $100 in the 2006 text, and any initial capital contribution the Bramble association has set under its 2025 amendment, which is “payable at closing to the Association as determined by the Association.” The buyer then carries the remaining Phase One payments.

Commission After the NAR Settlement

Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law, per the National Association of REALTORS settlement guidance. What you negotiate with us is the listing side, and whether to offer anything toward the buyer’s agent is a separate decision we make together, based on the buyers your home is likely to meet.

A Seller Net Sheet at $770,000

Florida property taxes are paid in arrears, which is why the seller credits the buyer for the months the seller owned the home; at the $9,124 median total 2026 preliminary-roll bill on TwinEagles residential parcels, 181 days is about $4,525 [our arithmetic, an illustration]. Your own net sheet uses your contract price, your tax bill, your three estoppels and your closing date, and we build it with you before you sign a listing agreement.

What Must a Bramble Point Seller Disclose Under Florida Law?

A Bramble Point at TwinEagles seller owes the buyer the Florida Statutes 720.401 disclosure summary before the contract is signed, not at closing, and the recorded Bramble declaration adds its own duty: the complete governing documents before the transfer. Add the flood disclosure, the property tax summary and every hidden material fact.

Data updated: September 2026 (Florida Statutes 720.401, 689.302, 689.261 and 193.155; Bramble Pointe declaration, articles and 2025 amendment; Golf and Sports Declaration of Recreational Covenant)

The HOA Disclosure Summary Is Owed Before Contract

Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not the developer, supplies it. The contract itself must carry the statute’s warning in conspicuous type. If the summary is missing, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived; it ends at closing. The Bramble declaration adopts the definitions of Chapter 720, Florida Statutes, and defines “Act” as “Chapter 720, Florida Statutes (2006),” and the association’s articles organize it as a homeowners’ association under section 720.301, so a Bramble Point sale is a homeowners’ association sale, and the summary should reflect both the Bramble and the master assessments (Bramble Pointe governing documents). This is information, not legal advice; confirm the form with your closing agent or attorney.

The Covenant Twin: Section 12.2 and the Governing Documents

The Bramble declaration goes further than the statute. Section 12.2 says: “Prior to the lease or transfer, it is the responsibility of the Owner to provide the tenant or purchaser the complete set of Governing Documents and any other documents required by law. If the new purchaser has not received a copy of said documents, the closing shall be delayed until such time as the documents are provided.” That is a seller’s duty with a closing consequence, and it is written into the recorded instrument rather than a form. The association posts the declaration, the 2025 amendment, its rules and its lease application on its documents page, and the master association posts its use restrictions and rules, so the fix is simple: we assemble the full set on the day you list and deliver it with the first accepted offer.

Who Owes What in a Bramble Point Sale

The records split a Bramble Point sale cleanly, and the split is publishable even where a current dollar figure is not. The seller owes the disclosure summary before the buyer signs, the complete governing documents before closing, written notice to the Bramble board at least 20 days before the transfer, and clean accounts with all three bodies, because the declaration makes a buyer jointly liable for unpaid Bramble assessments and the recorded Golf and Sports covenant makes seller and buyer jointly and severally liable for club dues incurred before the sale. The buyer owes the club’s application and signed Membership Agreement seven days before closing, the $3,500 transfer fee, the initiation fee for the deeded category, the remaining Phase One payments, the master association’s screening and any Bramble capital contribution at closing. The board owes a decision within 20 days of a complete application, and the club within 30. Who owes what is fixed by the documents; the current amounts print on the estoppels.

No Community Development District Disclosure

Florida Statutes 190.048 requires a disclosure to buyers of property inside a community development district. Bramble Point has none: the 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s Official List of Special Districts names no TwinEagles district. The master association’s lake-bank work was funded without a special assessment to residents. Say so in the listing, because a buyer comparing North Naples communities often carries a district bond line elsewhere. Whether the Bramble association has a special or personal assessment pending is a question the Bramble estoppel must answer.

The Flood Disclosure

Florida’s residential flood disclosure, section 689.302, Florida Statutes, created by CS/CS/HB 1049 in 2024, requires a seller to disclose known flooding, any flood insurance claims filed on the home and any federal flood assistance received, per the Florida Senate’s bill analysis. Answer it from your own records, completely. In Bramble Point, where the east end of Bramble Court reads Zone AH at the street and no home has an elevation certificate on file with the county, a new certificate belongs beside the form if your home is near that end.

The Property Tax Disclosure Summary

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. Florida resets a homestead property’s assessed value to just value after a change of ownership, so your capped assessment does not pass to your buyer (Florida Statutes 193.155). On a street where many owners bought between 2012 and 2021, that reset is often the largest change in the buyer’s carrying cost.

Unapproved Exterior Work Is a Disclosure Question

Every exterior change to a Bramble Point home needs prior written approval. The Bramble rules route owners to the master association: “Any changes, modifications or additions on a property to either the structure or landscaping must receive written approval from the TwinEagles HOA Architectural Review Committee prior to the work being done” (Bramble rules and regulations). A generator, a pool cage, a paint color or a landscape change made without approval is a fact a buyer’s attorney will find by comparing the house with the association’s file, and the 2025 amendment lets the Bramble association charge an owner personally for corrective work it has to do after notice. Gather your approval letters before you list; where one is missing, apply for it before a buyer asks.

Known Defects and Johnson v. Davis

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Bramble Point home that means prior water intrusion, insurance claims, roof and air-conditioning history, open permits and unapproved exterior changes. Disclosing early costs a negotiation; concealing costs the deal.

How Does the Flood Map Affect Selling a Bramble Point Home?

The flood map affects a Bramble Point at TwinEagles sale mainly through one document, the elevation certificate, and no Bramble Point home has one on file with the county. Four of five FEMA street points read Zone X; the east end of Bramble Court reads Zone AH, and no FEMA letter names a Bramble Point lot.

Data updated: September 2026 (FEMA National Flood Hazard Layer and preliminary layer, queried 23 and 24 Sep 2026; Collier County Elevation Certificates layer; Florida Division of Emergency Management)

Street-Point Results

Sources: FEMA National Flood Hazard Layer (effective May 16, 2012), FEMA preliminary flood hazard layer (preliminary March 20, 2025) and the USGS 3D Elevation Program point service. Each point is on the street in front of an address, not on a house pad, and the map also shows AH land close to the west end of Bramble Court. Never read one home’s zone from this table.

What Zone AH Means for a Buyer’s Lender

Zone AH marks areas where FEMA expects shallow ponding of one to three feet in a 1 percent annual chance flood, with a base flood elevation set by nearby lines; around Bramble Point those lines read 14.0 to 16.0 feet, and the street at the east end of Bramble Court sits at about 15.5 feet. A home in the AH area with a federally backed mortgage generally needs flood insurance unless an elevation certificate and a FEMA letter show the structure is above the base flood elevation. Where the house sits on the lot, not the street, decides it.

No Elevation Certificates and No FEMA Letters

FEMA’s database lists letters of map amendment or revision on many TwinEagles lots since 2012, but none on a Bramble Point lot, and Collier County’s online index of elevation certificates returns none for any Bramble Court or Carradale Court address (Collier County Elevation Certificates layer). That makes a new certificate from a licensed surveyor the single most useful flood document a Bramble Point seller can add to a listing, above all near the east end of Bramble Court. If your home sits above the base flood elevation, the certificate lets a buyer’s lender and insurer rate the house itself rather than the street.

New Maps Are Coming

Collier County opened the 90-day appeal period on its proposed new flood maps on August 19, 2026 and targets summer 2027 for them to take effect (Collier County, August 2026). Every Bramble Point street point keeps its current zone on the preliminary panels, so the new maps do not change the picture at the street; a buyer should still confirm a specific home on the county’s map viewer once the new panels are final.

Community Rating, Surge and Evacuation

Unincorporated Collier County is a Class 5 community in FEMA’s Community Rating System, worth a 25 percent discount on National Flood Insurance Program premiums (FEMA CRS eligible communities, April 2026). The state’s storm-surge model puts the east end of Bramble Court and the south end of Carradale Court in the Category 4 surge zone and the other points in Category 5, with no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones), and all of Bramble Point is in Collier County evacuation Zone E; confirm on the county lookup before each season.

Storms on the Record

No public record we found names storm damage specific to Bramble Point in Hurricanes Irma, Ian, Helene or Milton. Irma made landfall on Marco Island as a major hurricane on September 10, 2017 (National Weather Service, Hurricane Irma), and Collier’s issued-permit files from January 2024 to July 2026 show no structural or storm-repair permit on either street after Milton. Repairs that need no permit never appear in that file, so the flood and claims questions on the disclosure form are yours to answer from your own records.

What Will Your Buyer Pay to Own a Bramble Point Home?

Your Bramble Point at TwinEagles buyer will carry four recurring bills: the master association assessment, $3,610.23 in the 2024 budget, the Bramble quarterly assessment, which pays for lawn and irrigation care, club dues in the deeded category plus the Phase One payment, and Collier County property tax at 12.2558 mills. There is no community development district.

Data updated: September 2026 (TwinEagles HOA 2024 Approved Budget; Bramble Pointe declaration and 2025 amendment; club FY2022 Dues and Fees; Collier County Tax Collector 2025 bills; RCS 2026 tariff)

The Fee Stack Your Buyer Will Underwrite

Sources: TwinEagles HOA Approved 2024 Budget; FY2022 Dues and Fees; Collier County Tax Collector; RCS 2026 tariff. We do not add these into a monthly total, because the Bramble assessment, the current club dues and the 2025 and 2026 master budgets are not public, and a total built without them would be a guess.

The Master Assessment

The 2024 approved budget carries one line for the 41 Bramble Point homes, $3,610.23 per home, made up of $2,950.23 in operating assessment and a $660 reserve share, up from $3,373.01 in 2023; the 41 homes together carried $148,019.43. Across TwinEagles, 2024 assessments ran from $3,300.46 for a Covent Garden condominium to $5,586.19 for an Estates homesite, and Kinross and Fenhurst paid about $3,400. The 2025 and 2026 budgets sit behind the owner portal, and the master association’s estoppel states the current figure.

The Bramble Assessment and What It Buys

Seven TwinEagles neighborhoods add a quarterly neighborhood assessment, and Bramble Point is one of them (TwinEagles HOA, neighborhood associations). Under the declaration as amended in 2025 it pays for mowing, fertilizing, edging, trimming, pruning and sod replacement on all 41 lots, the lot irrigation systems and their clocks, the neighborhood road tract, insurance on association property and professional management; the association’s 2025 rules name Juniper Landscaping of Florida as the contractor and set weekly mowing, fertilizer four times and pest treatment six times a year, monthly irrigation checks and fresh mulch each late October. The amount is not published; the Bramble estoppel states the current quarterly figure, any balance and any special or personal assessment. When your buyer compares Bramble Point with a street where owners hire their own landscaper, the Bramble assessment replaces that invoice, and the listing should say so.

Club Dues, Last Published in Fiscal 2022

The last dues schedule the club posted publicly (fiscal 2022) put Full Golf at about $18,328 a year before sales tax: $13,870 in operating dues, $1,207 in capital dues, $323 in capital improvements and the Phase One assessment at $244 a month. Sports came to about $7,336 and Social about $5,496 on the same basis. That is the last public schedule, not a current bill; the initiation fee has risen 2.3 times since, so a buyer should expect current dues to differ, and the club estoppel states them. On a $770,000 home the club dues can be the largest line in your buyer’s carrying cost, which is one more reason the category matters so much in Bramble Point.

Property Tax and the Buyer’s Reset

Every Bramble Point home sits in a Collier County millage code totaling 12.2558 mills for 2025, including 3.75 mills for the North Collier Fire Control and Rescue District. At that rate each $100,000 of taxable value is about $1,226 of ad valorem tax, so a buyer taxed on $770,000 with no exemption would owe about $9,437 before the garbage line [our arithmetic, an illustration of the mechanism, not a quote for any home]. Your buyer’s first full bill follows the purchase price, the homestead decision and the county’s next assessment, not your bill.

Insurance and the Rest of the Monthly Math

Homeowners, wind and flood insurance are priced house by house on roof age, openings protection, construction year and first-floor elevation. Every Bramble Point home was built after the statewide Florida Building Code took effect on March 1, 2002, in the wind-borne debris region with a design wind speed of about 160 mph, where impact openings or approved shutters are required, and the declaration allows code-compliant laminated glass and hurricane film in place of shutters. Citizens Property Insurance requires a four-point inspection on homes over 20 years old, which from 2026 reaches the 2006 homes on both courts, and Citizens requires flood coverage on primary residences it insures for wind from January 1, 2027 (Citizens, flood requirement). A seller who hands the buyer the insurance declarations pages, the wind-mitigation report and the roof permit answers the carrying-cost questions before they end a contract late.

Which Bramble Point Rules Affect a Sale?

The Bramble Point at TwinEagles rules that most affect a sale are the board’s written approval of every sale and lease, a limit of two leases a year of at least 30 days, the like-for-like tile roof, the ban on walls and fences, garage-only trucks and golf carts, board consent for any sign, and prior approval of every exterior change.

Data updated: September 2026 (Bramble Pointe declaration as recorded in 2006 and amended in 2025; Bramble rules and 2024 lease application; TwinEagles HOA Use Restrictions 2024, retrieved 24 Sep 2026)

Leasing and Selling With a Tenant

Section 12.4 of the declaration allows only whole homes to be leased and sets “the minimum leasing period” at “thirty (30) days.” The association’s current rules and its 2024 lease application state the cap as “a maximum of 2 times per year” and “no more than (2) times per calendar year” (Bramble rules and regulations; lease application). The master use restrictions allow three leases a year and say the stricter neighborhood rule controls (TwinEagles Use Restrictions). The October 2024 lease form asks for the executed lease, a $100 application fee and a $50 criminal and credit check payable to MAY Management Services, and a $100 transfer fee payable to the association, at least 20 days before occupancy. For a seller, those limits define the investor buyer: a seasonal lease to one household works, short stays do not, and your listing should say which lease, if any, the home carries at closing.

Architectural Approvals on Work You Did

Every exterior change goes to the TwinEagles master association’s Architectural Review Committee, which meets every two weeks and asks for the contractor’s insurance and licence, drawings to scale and, where applicable, the county permit (TwinEagles ARC application). The 2006 declaration gives the reviewer 60 days to respond to a complete submission, and the Bramble rules make the practical point that nothing starts before the written approval. Interior refreshes need no association approval, so a seller preparing to list should keep pre-listing work inside the house where possible, or apply early for anything outside it.

The Roof Must Match

Section 9.8: “The color of the roof tile shall not be changed nor shall other roofing materials or styles be substituted.” A Bramble Point reroof is therefore a like-for-like tile roof in the original color, approved by the master committee before work starts and permitted by the county. For a seller that is good news: a new roof looks like every other roof on the court, so it adds value without changing the streetscape a buyer came for.

No Fences, and What That Means for a Dog Owner

Section 9.15: “no wall or fence shall be constructed on any Parcel.” Pets are allowed, “a reasonable number of dogs, cats and other usual and non-exotic household pets,” with pit bulls, wolf hybrids and aggressive dogs excluded, and outside the house a pet must be carried or leashed unless the lot has an invisible fence, which the declaration expressly contemplates. A buyer with a dog asks early, and a clear answer in the listing, including whether your home has an invisible fence, keeps the right buyers coming.

Vehicles, Golf Carts and Parking

Section 9.7 lists what must be kept “within an enclosed garage”: pickup trucks, golf carts, commercial vehicles, recreational vehicles, motorcycles, bicycles, boats, trailers and similar vehicles, and garage doors stay closed except to enter or leave. Vehicles park in the garage or the driveway only, and the master use restrictions add no street parking from 1 to 6 a.m. Personal golf carts may use community streets but not the golf courses, which makes the third-of-a-mile run to the clubhouse an easy cart trip. A buyer with a pickup needs to know this before the first showing, so it goes in the remarks.

Heirs, Trusts and Co-Owners

The board may not deny occupancy to an heir who was the owner’s spouse or a first-degree relative. A home may be owned in a trust or by an entity, or by unrelated co-owners, but the board may require two named primary occupants, and it will approve no more than one change of primary occupants in any twelve months. A judicial sale, or a first mortgage lender taking title by foreclosure or deed in lieu, needs no approval, but the next buyer from that lender does, and any sale or lease that is not approved “shall be void unless subsequently approved in writing by the Board.”

How Long Does It Take to Sell a Bramble Point Home?

A Bramble Point at TwinEagles home took a median 24 days on market across the 13 MLS closings of the last five years, from 6 to 141 days, and the seven closings since March 2024 took a median 53. Closing then takes a month or more, for the board and club approvals, the master screening and three estoppels.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Bramble Pointe declaration; club 2024 Membership Agreement; Florida Statutes 720.30851)

Price Decides Which End You Land On

The pattern in the Bramble Point record is plain. The January 2025 Carradale Court home listed at $795,000 sold in 10 days at 97.48 percent of its ask, and the April 2024 Bramble Court home listed at $699,000 sold in 23 days at 98.35 percent. Others waited: the March 2024 home listed at $925,000 took 141 days and closed at $800,000, 13.5 percent below its ask, and the September 2024 home listed at $699,000 took 133 days and closed at $635,000. With two or three Bramble Point sales a year and one other listing on the two courts, a correctly priced home meets buyers who have been watching the neighborhood for months.

Season and the Bramble Point Buyer

Bramble Point follows the community’s calendar closely. Across all of TwinEagles, 109 of the 188 MLS closings of the last five years fell January to June; in Bramble Point, 11 of the 13 did, five of them in April alone, and the other two closed in September and October [our arithmetic from the MLS rows]. A closing trails its contract by several weeks, so an April closing is usually a February or March contract. The practical lesson is that a Bramble Point listing ready by late fall or early January meets the first seasonal buyers and still has the whole season in front of it.

A Realistic Sequence

A well-prepared Bramble Point listing runs in seven steps: a written valuation and all three estoppel figures before you sign; the governing-document set assembled and the roof and flood file completed; photography and the MLS entry in the first two weeks; showings and weekend open houses on the gate’s schedule; a contract; written notice to the Bramble board, the buyer’s club application and the master screening in the first week of the contract, with each homeowners’ association estoppel due within 10 business days of a request; and a closing set at least seven days after the club receives the signed Membership Agreement and after the board’s written approval.

Selling While You Are Up North

A Bramble Point sale can be run remotely more easily than most, because the association already mows, fertilizes and irrigates every lawn whether you are in Naples or not. The title company orders the estoppels, club documents move by email, and Florida title companies routinely close with mail-away documents or remote online notarization. Marc Comisar coordinates gate access, showings and vendors on the ground. Keep the air conditioning serviced and the house checked while it is listed, and keep all three accounts current so the estoppels come back clean and the board has no delinquency to cite.

What Should Your Listing Say About Life in Bramble Point?

A Bramble Point at TwinEagles listing should say what a buyer cannot see from the photographs: two quiet courts a third to half a mile from the clubhouse, two championship courses, A-rated assigned schools, an association lawn crew, and honest drive times, about eight or nine minutes to the gate and then about 22 minutes to Vanderbilt Beach off-peak.

Data updated: September 2026 (club scorecards 2024 and Club Life page; Collier County Public Schools zone locator; OSRM routing; TwinEagles HOA documents)

The Club, a Cart Ride Away

From Bramble Point the clubhouse is about 0.3 to 0.5 miles by road, among the shortest trips in TwinEagles. Its construction manager lists it at 71,376 square feet after the renovation and expansion completed in 2023 (Curran Young Construction). The club offers two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a 2,500-square-foot resort-style pool and spa, a fitness center and the Himalayan putting course (Club Life), with dining in the Grille Room and Terrace, the poolside Tiki and the Midway Cafe (club dining). Bramble Point itself has no pool, clubhouse or courts: the club is the amenity, and it is closer to Bramble Point than to most of the gate.

The Talon and the Eagle

The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999 and reopened in January 2022 after a Nicklaus Design renovation; it plays to 7,420 yards, par 72, rated 75.9 with a 145 slope (Talon scorecard 2024). The Eagle opened in 2007 as Gary Player’s Aerie and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012; it plays to 7,607 yards, par 71, rated 77.5 with a 150 slope (Eagle scorecard 2024). Both earned Audubon International Gold Signature Sanctuary certification in 2023 (club Audubon certification). A listing that describes the course behind a Bramble Point home as the Aerie is out of date by more than a decade.

Schools Zoned to Bramble Point

Addresses on both Bramble Court and Carradale Court, checked on the district’s own lookup, are zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High for the 2026-27 school year, and all three schools earned an A for 2025-26 (Florida Department of Education, school grades). Bear Creek Elementary opened in August 2025 at 2400 Cub Court, about 0.9 miles by road from the TwinEagles gate (Bear Creek Elementary). A buyer should confirm a specific address on the district’s zone locator.

Beaches, the Emergency Room and the Airport

From the TwinEagles gate, off-peak on the OSRM routing engine, Mercato is about 21 minutes, Vanderbilt Beach about 22 and Southwest Florida International Airport about 39; from Bramble Point add eight or nine minutes inside the gate, and more in season. The NCH Northeast freestanding emergency room at 15420 Collier Boulevard is about 3.3 miles from the gate, and TwinEagles sits about 6.5 miles east of I-75 on Immokalee Road. Collier County property owners qualify for the county’s resident beach parking permit (Collier Parks, Vanderbilt Beach Park).

What Is Changing Nearby

Bramble Point sits in the interior of TwinEagles, surrounded by the community’s own golf, lake and preserve land, so nothing can be built next door except what the master plan already holds. Out on the corridor, the county’s 2025 Annual Update and Inventory Report rates Immokalee Road from Collier Boulevard to Wilson Boulevard over capacity with no funded widening, the Vanderbilt Beach Road Extension opened a second east-west route in June 2026 (Collier County), and NC Square across Immokalee Road was approved for up to 129 homes and 50,000 square feet of commercial space (Ordinance 2025-30). Bramble Point sits about two miles inside the gate from all of it.

All Ages, and the Wildlife Inside the Gate

Bramble Point has no age restriction: neither the recorded Bramble declaration nor the master association’s 2024 use restrictions contains 55-and-over language, so a listing can be marketed to every buyer. TwinEagles has no beach club, marina or boat access; a Gulf beach club was in the 1997 announcement and never built. The listing should be straight about both, and about the wildlife the master association documents inside the gate, from deer and wild turkey to bobcats and alligators near the lake banks behind many Bramble Point homes (TwinEagles deer relocation).

How Do You Get a Free Bramble Point Home Valuation?

You get a free Bramble Point at TwinEagles home valuation by requesting one online or calling Jesse at (239) 898-6072. It is a written opinion of value built from the 13 MLS closings of the last five years and the seven since March 2024, adjusted for size, setting, roof and systems, your club category and the one competing listing.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)

What a McGreevy and Comisar Valuation Includes

You receive the Bramble Point MLS and county-recorded sales with their dates and sources, the sales of your home’s recorded size, a price per square foot analysis that never mixes the county and MLS measurements, the Covent Garden, Fenhurst, Kinross and Hollybrook competition with price histories, the all-in cost your buyer faces for your deeded category, the master and Bramble association figures your buyer will underwrite, a flood note for your end of the court, and a recommended list price with a defensible range. Request it through our Bramble Point at TwinEagles valuation page or the McGreevy and Comisar valuation form.

How to Reach Us Today

Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.

Why the Valuation Comes Before the Listing Agreement

In a neighborhood with two or three sales a year, a recent band from $635,000 to $909,000 and a competing listing at $625,000, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or next. Few Bramble Point homes come up for sale at once, so the next owner on Bramble Court or Carradale Court who sells should call us first.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, in each reviewer’s own words, chosen for what a Bramble Point at TwinEagles seller needs. We publish no aggregate score or star widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Seller on the Listing Process

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review

In Bramble Point the presentation is the product: the aerial that shows the water, preserve or fairway behind the lanai, the club category named in the first line, and a file that answers the roof, board and flood questions before a buyer asks.

A Seller on a Family Sale

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review

When a Bramble Point home passes to the next generation, a family sale here runs through the club’s family-transfer exemptions and the board’s heir rule as well as the listing itself.

A Seller on the Details

★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google review

A Bramble Point closing has more moving parts than most: the board’s written approval, club approval and the seven-day Membership Agreement deadline, three estoppels, the master screening, the governing-document delivery and the Phase One transfer.

A Client on Communication

★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review

Why Does a Bramble Point Specialist Matter When You Sell?

A Bramble Point at TwinEagles specialist matters because the facts that decide a sale here live in club, association and county records rather than a listing feed: a deeded membership category, a buyer-paid initiation of up to $150,000 on a $770,000 home, a Phase One balance that transfers, three estoppels, the board’s written approval and twenty-year roofs.

Data updated: September 2026 (club, master association and Bramble association documents as linked; Collier County permit files January 2024 to July 2026)

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the club, board, association and flood paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, the gate list, buyer agent conversations, inspections and the on-site management that lets a seasonal Bramble Point owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Naples Agent Tends to Miss Here

A general agent may price a Bramble Point home off the TwinEagles median or off a Covent Garden condominium, market a Social-deeded home to golfers, order two estoppels when Bramble Court and Carradale Court need three, forget to give the Bramble board its 20 days, put up a sign without the board’s written consent, call the homes villas in a listing when the county records them as single-family, repeat old developer golf marketing that the club’s own membership terms contradict, describe the course behind the house as the Aerie, or list an open house the gate will not admit because it was never entered in the MLS. None of those errors is exotic, and each one costs a seller time or money.

How Bramble Point Fits the TwinEagles Seller Picture

Bramble Point is one of twelve TwinEagles neighborhoods and the least expensive single-family street on the five-year MLS record, above only the Covent Garden condominiums. If you want to see how a Bramble Point price sits against the whole community, our TwinEagles community guide covers the club, the governance and all twelve neighborhoods. The two things Bramble Point offers that no other detached TwinEagles street combines at this price are a clubhouse a third to half a mile away and an association that does the yard.

Are You Also Buying Your Next Home in Southwest Florida?

Many Bramble Point at TwinEagles sellers are moving within Collier or Lee County, or within the TwinEagles gate, so the sale and the next purchase are one financial plan. We run both sides together, including the timing of two closings, the club’s rules for members moving within TwinEagles, and the Save Our Homes portability claim for your next Florida homestead.

Data updated: September 2026 (Florida Department of Revenue exemption guidance; club Initiation Fee Policy, revised 20 Oct 2023)

Buying and Selling in the Same Season

A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application, per the Florida Department of Revenue. Homestead status is fixed on January 1 each year, so we sequence both closings around that date. If you are buying anywhere in the region, start with how we represent buyers in Naples or call Marc at (239) 287-5873, and see the city picture in our Naples real estate guide.

Moving Within TwinEagles, or to Another Bramble Point Home

The club’s Initiation Fee Policy exempts a member who moves to another TwinEagles home in the same or a lower category, occupies it and sells the first home within a year; moving up a category costs the difference between the two fees. That can make a current TwinEagles member the strongest buyer for your Bramble Point home, and it can make your own next move inside the gate much cheaper than a move to another club. If your next home is in Bramble Point again, read our Bramble Point buyer guide.

Family Transfers and Estates

The club policy exempts gratuitous transfers to a spouse or surviving spouse, a former spouse taking title by divorce decree, family members taking title through “a bona fide family planning device,” and transfers to estate-planning trusts for the member or spouse, and the Bramble board may not deny occupancy to an heir who was the owner’s spouse or a first-degree relative. For a Bramble Point owner passing a home to family, or selling from an estate, those clauses decide who pays a six-figure fee and when, so we read them with your attorney before the listing goes live.

Frequently Asked Questions, Seller Edition: Selling a Home in Bramble Point at TwinEagles

These are the questions Bramble Point at TwinEagles owners ask before they sell, each answered in a single paragraph: price, timing, the board, club and association steps, costs, disclosure, flood and taxes. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.

Data updated: September 2026 (Southwest Florida MLS pulled 24 Sep 2026; Collier County recorded deeds; club, association and FEMA documents as linked above)

How do I sell my home in Bramble Point at TwinEagles?

Start with a written valuation built from the 13 Bramble Point MLS closings of the last five years, read against the seven since March 2024, not a portal estimate. Then prepare the file before you list: all three estoppel figures, the complete governing documents, your roof permit and final inspection, the permits for every replacement, your architectural approval letters and, if your home is near the east end of Bramble Court, a new elevation certificate. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Bramble Point at TwinEagles?

Look for an agent who prices from recorded Bramble Point sales, knows the deeded-category and Phase One rules, orders the right three estoppels, builds the board’s 20 days into the contract and personally negotiates the offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves.

What is my Bramble Point home worth?

It depends first on the membership category, the roof and the setting behind the house, then on condition and finishes. The 13 MLS closings of the 60 months to September 24, 2026 ran from $635,000 to $975,000, median $770,000, and the seven since March 2024 ran from $635,000 to $909,000. Request a free Bramble Point home valuation or call Jesse at (239) 898-6072.

How many Bramble Point homes sell each year?

Two or three. The Southwest Florida MLS shows 13 closings in the 60 months to September 24, 2026, and Collier County’s recorded deeds show 12 qualified resales on 11 different homes in the same five years, roughly 5.6 percent of the 41 homes a year.

What did the most recent Bramble Point homes sell for?

On the MLS, $775,000 on Carradale Court in January 2025, $909,000 on Carradale Court in April 2025 and $770,000 on Bramble Court in May 2026, the three most recent closings.

Is there a Bramble Point home for sale right now?

On September 24, 2026 the MLS showed one: a Carradale Court home with three bedrooms plus a den, three baths and 2,098 square feet, listed at $625,000 after 19 days on market. Inventory changes weekly, and your buyer will compare your home with whatever is listed when you launch.

How long does it take to sell a Bramble Point home?

A median 24 days on market across the 13 five-year closings, from 6 to 141 days, and a median 53 days for the seven since March 2024. Homes that sold within 15 days closed at 96.8 percent of list or better; the three that sat past 120 days closed at 86.5 to 95.2 percent. Allow a month or more after contract for the approvals.

When is the best time to list a Bramble Point home?

Late fall or early January. Eleven of the 13 Bramble Point MLS closings of the last five years fell January to June, five of them in April, against 109 of 188 across TwinEagles, and a closing trails its contract by several weeks.

Do Bramble Point homes sell at full price?

Three of the 13 five-year closings sold at exactly list price, all in 2022 and 2023, and none sold above list. All seven since March 2024 closed below list, at a median 95.71 percent. A home priced inside the recorded band with a complete file draws offers close to its ask.

Does a Golf-deeded Bramble Point home sell for more?

Buyers treat the category as a major price factor, because Golf memberships are capped at 614 across 717 homes and cost $150,000 to join against $60,000 for Sports and $45,000 for Social. The recorded deed file does not record category, so we price it from the estoppel and current buyer demand rather than publish a premium.

Who pays the club initiation fee?

The buyer, at closing, under the club’s Initiation Fee Policy, which says the fee “must be paid to the Club at the closing of the home sale.” The buyer also pays the $3,500 transfer fee under the 2024 Membership Agreement unless the contract shifts it.

Do I get my initiation fee back when I sell?

No public club document describes a refund of the initiation fee when a member sells. The club is private and member-owned, and its Membership Plan and bylaws, which a buyer’s estoppel package receives, are the documents to read before relying on any other answer.

What happens to the Phase One capital assessment when I sell?

Your buyer takes over the remaining monthly payments. The last public figure was $244 a month for Golf on the fiscal 2022 schedule, and the 71 payments remaining after September 2026 come to $17,324 at that rate, an illustration and not a balance. The club estoppel states the actual figure.

What estoppel letters do I need to sell?

Three: from The TwinEagles Club, from the TwinEagles master association through FirstService Residential, and from the Bramble Pointe association through MAY Management Services. The club’s estoppel sheet lists Bramble Court and Carradale Court among the eight streets that need the neighborhood estoppel.

What do the estoppels cost, and who pays?

In Collier County practice the seller orders and pays them. The homeowners’ association certificates are capped at $299 for a current account, plus $119 for expedited delivery and up to $179 if the account is delinquent, under the Department of Business and Professional Regulation’s inflation-adjusted schedule for section 720.30851; the club’s own estoppel fee was $250 on its fiscal 2022 schedule.

Does the Bramble board have to approve my buyer?

Yes. Section 12.2 of the declaration says no owner may convey title “without the prior written approval of the Board of Directors of the Association,” and you must give the board written notice at least 20 days before the transfer, with the contract and the buyer’s name and address.

How long does the board take to approve a sale?

Twenty days after it receives the notice and all the information it asks for, and never more than 60 days after the notice; if it does not act within 20 days, the sale is deemed approved and the board must issue a certificate of approval on demand.

What happens if the board rejects my buyer?

The board may disapprove only by a majority of the whole board and only for the causes the declaration lists. If it disapproves without good cause, the association must supply an approved alternate buyer, or buy the home itself, on the same terms, or you may withdraw the sale.

Can the board hold up my sale if I owe assessments?

Yes. Section 4.7 lets the association deny approval of a sale while an owner is delinquent, and section 4.1 makes the buyer jointly and severally liable for unpaid assessments, so clear every balance before closing.

Will my buyer owe a capital contribution to the Bramble association?

Possibly. The 2025 amendment allows “initial capital contributions payable at closing to the Association as determined by the Association.” The current figure, if any, will be on the Bramble estoppel, so know it before you negotiate credits.

What does the Bramble association charge on a transfer?

The 2006 declaration allows a processing fee of up to $100 per application; the association’s current fee and any capital contribution appear on its estoppel and approval paperwork.

Does the declaration require me to give the buyer the documents?

Yes. Section 12.2 makes it the owner’s responsibility to provide the purchaser “the complete set of Governing Documents and any other documents required by law,” and says the closing “shall be delayed” until the buyer has them. We assemble the set when you list.

Can I put a For Sale sign in my yard?

Only with the Bramble board’s written consent under section 9.2 of the declaration, and within the master association’s specification: one 24-by-18-inch sign, never facing the golf course.

Can I hold an open house?

Yes, on Saturdays and Sundays from 9 a.m. to 5 p.m.; the gate admits visitors only to addresses on the weekly MLS open-house list, per the master association’s Quick Guide for Realtors, so the open house must be entered in the MLS.

Should I replace my original roof before selling?

Often, yes, if the roof dates from 2006 or 2007 and your buyers will need insurance and a mortgage. The declaration requires a like-for-like tile roof in the original color, and three Bramble Point owners pulled reroof permits at declared values of $36,399 to $56,000 between December 2025 and June 2026. If you do not replace it, get a roof certification and price accordingly.

Should I renovate before selling?

Usually not a full renovation. Bramble Point buyers compare homes of nearly the same size and plan, so the roof, the air conditioning, fresh paint within the approved colors and a clean inspection report move the price more than a new kitchen. Keep pre-listing work inside the house, or apply early for anything outside it.

Do I need architectural approval to fix things before listing?

For any exterior change, yes: roof, paint color, windows, shutters, screen cages, landscaping changes and generators all need the master association’s written approval before work starts. Interior work needs county permits where the code requires them, but not architectural approval.

What paperwork should I gather before listing?

The three estoppel requests, your club membership category, the complete governing documents, roof and other permits with final inspections, master association approval letters for exterior changes, any survey, a wind-mitigation report, any elevation certificate and your Bramble assessment payment history.

What must I disclose when I sell?

Every known fact that materially affects value and is not readily observable, the 2024 flood disclosure, and the homeowners’ association disclosure summary before the buyer signs; the Bramble declaration adopts Chapter 720 definitions and its articles form the association under section 720.301. Your closing attorney or title agent prepares the association disclosure; we provide the neighborhood facts.

Is my Bramble Point home in a flood zone?

Four of five FEMA street points on the two courts read Zone X; the east end of Bramble Court reads Zone AH, on both the effective and the preliminary maps. The house pad decides each home, no Bramble Point address has an elevation certificate on file with the county, and no FEMA letter names a Bramble Point lot.

What flood documents help my sale?

An elevation certificate from a licensed surveyor, which no Bramble Point home has on file with the county today, and your flood insurance declarations page. Near the east end of Bramble Court, a certificate is the document that lets a buyer’s insurer rate the house itself.

Is there a CDD in Bramble Point?

No. The only non-ad valorem charge on sampled 2025 TwinEagles tax bills is the county’s $261.91 garbage assessment, and the state’s official special-district list names no TwinEagles district.

What are seller closing costs in Collier County?

Commonly the documentary stamp tax on the deed at $0.70 per $100 of price ($5,390 on a $770,000 sale), the three estoppel fees, prorated taxes, assessments and dues, and the brokerage fee. In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy.

What will my buyer’s property tax be?

TwinEagles homes paid 12.2558 mills for 2025, about $1,226 per $100,000 of taxable value, plus the $261.91 garbage line. Your buyer’s taxable value resets after the sale, so their bill follows the price and their homestead decision, not yours.

Can I rent my home while it is for sale?

Yes, within the two-lease annual limit, the 30-day minimum and board approval of the tenant. A tenant in place can complicate showings, so plan the lease term around your listing.

Can I sell my Bramble Point home while living out of state?

Yes. Many Bramble Point owners are seasonal; the association’s lawn and irrigation service keeps the exterior in order while the home is listed, Marc handles gate access and showings, and closings can be handled by mail or remote notary.

I inherited a Bramble Point home. What changes?

The Bramble board cannot deny occupancy to an heir who was the owner’s spouse or a first-degree relative, and the club’s policy exempts family members taking title through a bona fide family planning device from the initiation fee. Other heirs need board approval to occupy, and a sale from the estate follows the same board, club and estoppel steps as any other.

Can I sell to a neighbor in TwinEagles?

Yes. An existing member who moves to your home in the same or a lower category, occupies it and sells the first home within a year pays no new initiation fee under the club’s policy, which often makes a downsizing TwinEagles owner the strongest buyer for a Bramble Point home.

Can I sell For Sale By Owner in TwinEagles?

You can, but the board approval, three estoppels, the governing-document delivery, the club agreement and the sign rules still apply, and the gate admits open-house visitors only from the MLS list.

Should I sell furnished?

Many seasonal buyers welcome a turnkey home, and furniture can be sold with the house by a separate bill of sale; lenders do not count furniture toward the appraised value.

Do county deed prices and MLS prices differ?

The sale prices usually match, but the square footage does not: county building area is a different measure from MLS living area, so never compare a county price per square foot with an MLS one. Twelve of the 13 Bramble Point MLS closings of the last five years match a county-recorded price.

How should I price a Bramble Point home with so few sales?

Start from the seven MLS closings since March 2024, $635,000 to $909,000, and the five-year median of $770,000, then adjust for category, roof age, setting and condition, and test the number against the active Bramble Point listing and against Covent Garden, Fenhurst, Kinross and Hollybrook.

Sources and Authoritative References

Every Bramble Point at TwinEagles figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County records, the club’s, master association’s and Bramble association’s own documents, Florida Statutes and state agencies, FEMA and federal agencies, and dated news coverage. No real estate portal or brokerage site is cited.

Bramble Pointe association documents

• Bramble Pointe at TwinEagles Residents’ Association, association website
• Declaration of Covenants, Conditions and Restrictions for Bramble Pointe at TwinEagles, with articles and bylaws, recorded September 1, 2006
• Certificate of Amendment to the Bramble Pointe declaration and bylaws, recorded January 13, 2025
• Bramble Pointe rules and regulations, “Community Concern,” 2025
• Bramble Pointe application for approval to lease, October 28, 2024
• Bramble Pointe governing documents page
• Bramble Pointe property management page (MAY Management Services)
• Bramble Pointe forms page
• Bramble Pointe board of directors page
• Florida Division of Corporations, Bramble Pointe at TwinEagles Residents’ Association, Inc. (filed September 7, 2005; annual reports through 2026)

Master association and club

• TwinEagles HOA, Approved 2024 Budget and per-unit assessments by neighborhood, November 8, 2023
• TwinEagles HOA, Use Restrictions (Exhibit C to the Second Amended and Restated Declaration), 2024
• TwinEagles HOA, Quick Guide for Realtors (open houses, signs, showings)
• TwinEagles HOA, buyer and tenant screening instructions
• TwinEagles HOA, ARC request for modification with Grand Arbors guideline excerpts
• TwinEagles HOA, Community FAQs and TwinEagles history (2026 revision)
• TwinEagles HOA, neighborhood associations
• TwinEagles HOA, lake bank remediation update, June 2026
• TwinEagles HOA, deer relocation initiative
• TwinEagles HOA, architectural review page
• TwinEagles Homeowners Association home page
• Golf and Sports Declaration of Recreational Covenant, 2010
• Declaration of Recreational Covenant (Social), 2005
• The TwinEagles Club, membership (deeded categories, 614 Golf cap, initiation fees)
• The TwinEagles Club, Initiation Fee Policy, revised October 20, 2023
• The TwinEagles Club, Membership Agreement, 2024 ($3,500 transfer fee)
• The TwinEagles Club, FY22 Dues and Fees schedule, December 17, 2021
• The TwinEagles Club, Phase One Master Plan booklet
• The TwinEagles Club, estoppel requirements by street, July 29, 2021
• The TwinEagles Club, Talon scorecard 2024
• The TwinEagles Club, Eagle scorecard 2024
• The TwinEagles Club, Audubon certification, March 2023
• The TwinEagles Club, Club Life (pool, racquets, fitness, Himalayan)
• The TwinEagles Club, dining
• The TwinEagles Club, golf
• The TwinEagles Club, IRS Form 990, fiscal 2024 (via ProPublica)
• Curran Young Construction, TwinEagles clubhouse project
• Nicklaus Design, the Talon at TwinEagles

Market data and county records

• Southwest Florida MLS, Matrix (development name Twin Eagles, Bramble Court and Carradale Court, closed 60 months and active listings, pulled September 24, 2026)
• Collier County Clerk of Courts, Official Records search (Bramble Pointe declaration and 2025 amendment)
• Collier County Tax Collector, property tax search (2025 bills, 12.2558 mills and the garbage assessment)
• Collier County, issued building permits, July 2026 (monthly series January 2024 to July 2026 used)
• Collier County, issued building permits, December 2025 (a Carradale Court reroof)
• Collier County, issued building permits, May 2026 (a Bramble Court reroof)
• Collier County, issued building permits, June 2026 (a Bramble Court reroof, shutters and windows)
• Collier County, Elevation Certificates layer (queried September 24, 2026)
• Collier County, proposed flood maps and appeal period, August 2026
• Collier County, 2026 Flood Protection newsletter
• Collier County, 2025 Annual Update and Inventory Report (Immokalee Road capacity)
• Collier County, Vanderbilt Beach Road Extension Phase One, June 2026
• Collier County Ordinance 2025-30, NC Square mixed use
• Collier County Parks, Vanderbilt Beach Park
• Collier County Public Schools, zone locator (both courts checked for 2026-27)
• Bear Creek Elementary School
• Florida Department of Education, school grades
• Florida Commerce, Official List of Special Districts (no TwinEagles district)
• Florida Department of Revenue, property tax exemptions and portability
• Resource Conservation Systems, irrigation tariff effective March 1, 2026

Florida statutes, rules and state agencies

• Florida Statutes 720.401, disclosure summary for homeowners’ association parcels
• Florida Statutes 720.30851, estoppel certificates
• Department of Business and Professional Regulation, estoppel certificate fee schedule
• Florida Statutes 718.503, condominium resale disclosure
• Florida Statutes 201.02, documentary stamp tax on deeds
• Florida Statutes 190.048, community development district disclosure
• Florida Statutes 689.261, property tax disclosure summary
• Florida Statutes 193.155, homestead assessment reset
• Florida Statutes 627.7011, roof age and homeowner policies
• Florida Senate, CS/CS/HB 1049 (2024) staff analysis, residential flood disclosure
• Florida Administrative Code Rule 69O-186.003, promulgated title insurance rates
• Johnson v. Davis, Florida Supreme Court, 1985
• Florida Office of Insurance Regulation, wind mitigation resources
• Citizens Property Insurance, inspections
• Citizens Property Insurance, flood insurance requirement
• National Association of REALTORS, settlement frequently asked questions

Flood, storms and federal data

• FEMA National Flood Hazard Layer
• FEMA preliminary flood hazard layer (2025 panels)
• FEMA Flood Map Service Center
• FEMA, CRS eligible communities, April 1, 2026
• FEMA, NFIP pricing approach (Risk Rating 2.0)
• Florida Division of Emergency Management, storm surge zones
• Florida Know Your Zone lookup
• National Weather Service Miami, Hurricane Irma summary
• National Weather Service Miami, Hurricane Ian summary
• USGS Elevation Point Query Service (3DEP)

History and news

• Florida Weekly, “Bonita Bay development 90 percent sold,” November 22, 2007
• Naples Daily News, real estate transactions, March 18, 2007
• Developer page, Bramble Pointe, 2019 (Wayback Machine)
• Club and Resort Business, $22.5 million master plan approved, 2020

McGreevy and Comisar

• Bramble Point at TwinEagles neighborhood guide
• Free Bramble Point at TwinEagles home valuation
• Buying a home in Bramble Point at TwinEagles
• How we represent buyers in Naples
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Data sets without a public link

• Collier County recorded deeds (DOR-qualified sales file, newest recorded sale June 30, 2026) and the Collier County Property Appraiser preliminary 2026 tax roll, used for every county sale, count, year built and building area on this page.
• OpenStreetMap routing (OSRM), off-peak, for in-gate and gate-origin drive times.

Downloadable Documents

Every row below links the authority that publishes the document, so a Bramble Point at TwinEagles seller sees the official version, not a copy. Current club dues, a home’s deeded category and Phase One balance, the Bramble assessment and the 2025 and 2026 master budgets are not published; each appears on the club, master or Bramble estoppel for a specific home.

Your Bramble Point Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Bramble Point at TwinEagles sits inside the North Naples club market they work every week. If you are weighing a sale on Bramble Court or Carradale Court, the first conversation costs nothing and usually saves a seller more than any decision made later.

The Accolades, Verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Call Jesse direct at (239) 898-6072 to start with a free Bramble Point home valuation, or call Marc at (239) 287-5873 if you are buying.

Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, read about the partnership on our about McGreevy and Comisar page, and follow us on Facebook and LinkedIn. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County’s recorded deeds and public layers. Brokered by Domain Realty.