Sell Your Home in Covent Garden at TwinEagles, FL

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

Why Sell Your Covent Garden Home With McGreevy and Comisar?

Covent Garden at TwinEagles is 120 carriage-home condominiums on one court in North Naples, and 11 of them closed on the Southwest Florida MLS in the twelve months to September 24, 2026, at a median of $457,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Covent Garden condominium by plan, section and deeded club category.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, 12 months to 24 Sep 2026, 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 three condominium sections, the 30 buildings and their build years, the floor plans, the flood map building by building and the schools, read our complete Covent Garden at TwinEagles neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a Covent Garden condominium 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 Covent Garden 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 condominium, 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, and we have received the Gulfshore Life 5-Star award for 21 consecutive years. 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. We also show you the whole market, and on a court of 120 condominiums the whole market is small enough to read line by line. We tracked every one of the 32 Covent Garden closings in the Southwest Florida MLS over the last five years, set them beside Collier County’s recorded deeds back to the first Pulte sales in 2006, and read them against the club’s fee documents, the master association’s budget, Florida’s condominium statute and the flood record for each of the 30 buildings. Every figure below carries its source and its date.

How We Work a Covent Garden 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 on a Covent Garden sale means a condominium association, the TwinEagles master association and The TwinEagles Club, each with its own estoppel and its own approval. 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 a Covent Garden Condominium Different?

Selling a Covent Garden condominium differs from every other TwinEagles sale in five ways: it is a Florida condominium resale with a document package and a seven-day buyer window, it needs three estoppels and three approvals, the buyer’s club fee can reach a third of the price, yard signs are banned, and the plan sets the price.

Data updated: September 2026 (Florida Statutes 718.503 and 718.116; The TwinEagles Club membership page and 2024 Membership Agreement; TwinEagles HOA Quick Guide for Realtors, retrieved 24 Sep 2026)

One Court, Thirty Buildings, Three Condominiums

Covent Garden is one street, Covent Garden Court, lined with 30 two-level carriage-home buildings of four units each, which the Collier County roll records as three separate condominiums: Section I with 28 units, Section II with 60 and Section III with 32 (TwinEagles HOA, Covent Garden). Pulte built all 30 buildings between 2006 and 2017, in two eras with two different sets of floor plans. Each section has its own condominium association, and a fourth corporation, the Covent Garden at TwinEagles Recreation Association, owns and runs the neighborhood’s private pool. It is the only condominium regime among the twelve TwinEagles neighborhoods, so almost nothing a single-family seller down the road does applies to you in the same way.

A Condominium Resale, Not a Homeowners’ Association Sale

The Section I articles of incorporation say the association exists “to provide an entity pursuant to the Florida Condominium Act for the operation of Covent Garden at TwinEagles Section I, a Condominium” (Section I articles). That is Chapter 718 of the Florida Statutes, and it changes the seller’s job. Instead of the homeowners’ association disclosure summary a Hedgestone or Wicklow seller owes, you owe the buyer a condominium document package at your own expense under Florida Statutes 718.503, and the buyer gets seven business days after receiving it to cancel. Have the package ready before the first showing and that window becomes a formality.

Three Estoppels and Three Approvals

A Covent Garden sale needs an estoppel certificate from The TwinEagles Club, one from the TwinEagles master association and one from your condominium association; the club’s own estoppel sheet lists Covent Garden Court among the streets that need the third (club estoppel requirements by street). Your buyer also clears three approvals at once: the club’s membership approval, the master association’s screening and your condominium association’s approval of the transfer, which the Section I articles describe as the power “to approve or disapprove the transfer, leasing and occupancy of Units.” We order all three estoppels and start all three applications the week the contract is signed.

The Buyer’s Club Cost Can Be a Third of Your Price

Every TwinEagles residence, Covent Garden units included, is deeded a Golf, Sports or Social membership, and the buyer pays the club’s initiation fee at closing: $150,000 for Golf, $60,000 for Sports or $45,000 for Social on the club’s membership page in September 2026, plus a $3,500 transfer fee under the 2024 Membership Agreement. None of it reaches the seller. On a Covent Garden unit at the $457,000 twelve-month median, the Golf initiation and transfer fee together come to about 34 percent of the price, so the category deeded to your unit decides which buyer your home is really for.

No Yard Sign, So the Listing Does All the Work

“Realtor signs are not permitted in Covent Garden,” the master association’s Quick Guide for Realtors says, and mail arrives at community mailbox units rather than at each door. Open houses run only from the gate’s weekly list, which is built from the MLS. A Covent Garden condominium is therefore found online or through an agent, never by a buyer driving past, and the MLS entry, the photographs and the document package do the work a yard sign does elsewhere in Naples.

What Should a Covent Garden Seller Know First?

A Covent Garden at TwinEagles seller should know nine recorded facts before choosing a list price: the eleven-sale twelve-month record, the plan-by-plan price bands, the five competing listings, the deeded club category, the three estoppels, the condominium resale package, the section’s reserve answer, the building’s flood file and the buyer’s tax reset.

Data updated: September 2026 (Southwest Florida MLS pulled 24 Sep 2026; Collier County recorded deeds and 2026 preliminary roll; club and master association documents)

• 120 condominium units in 30 two-level buildings on Covent Garden Court, built by Pulte 2006 to 2017, in Section I (28 units), Section II (60) and Section III (32).
• The Southwest Florida MLS shows 11 Covent Garden closings in the twelve months to September 24, 2026, from $350,000 to $667,500, at a median of $457,000, a median 121 days on market and a median 95.49 percent of final list price.
• The plan sets the price: the second-floor Tourmaline (2,297 square feet) closed at $625,000 to $667,500, the first-floor Cheshire (1,654 square feet) at $350,000 to $470,000.
• Five Covent Garden units were for sale on September 24, 2026, about 5.5 months of supply, the most of any product in TwinEagles.
• 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 (club, master association, condominium association) and three approvals (club, master, condominium).
• The seller delivers the condominium resale documents at the seller’s expense, and the buyer has seven business days after receiving them to cancel.
• Flood: at the street point in front of each of the 30 buildings, the effective map reads 15 Zone X, 1 shaded Zone X and 14 Zone AH; your building’s elevation certificate, where one exists, answers the question for your building.
• Tax reset: a buyer’s tax bill follows the purchase price after closing, and only 46 of the 120 units carry a homestead exemption on the 2026 preliminary roll.

Is Now a Good Time to Sell a Covent Garden Condominium?

For a well-priced, well-documented Covent Garden condominium at TwinEagles, yes, but it is a buyer-paced market. The Southwest Florida MLS shows 11 Covent Garden closings in the twelve months to September 24, 2026, at a median of $457,000, with five units for sale on that date, about 5.5 months of supply, and a median of 121 days on market.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, Covent Garden Court rows, 12 months 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026)

The Twelve-Month Picture: Eleven MLS Closings

Our rule is to widen the window until it holds ten sales, and Covent Garden gets there inside twelve months, which no other TwinEagles neighborhood does on its own.

Every figure comes from one Southwest Florida MLS search on the development name Twin Eagles, with each closing assigned to its neighborhood by street, because the MLS subdivision field is inconsistent. None of the eleven Covent Garden closings was entered in the MLS after the fact, and eleven is an odd count, so the $457,000 median is an actual sale, a first-floor Cheshire in May 2026. Price per square foot is each sale price divided by that unit’s MLS living area, then the median of those ratios [our arithmetic from the MLS rows].

The Longer Windows Tell the Same Story From Higher Up

Source: Southwest Florida MLS, pulled September 24, 2026. The 60-month row holds one sale entered in the MLS after closing, a September 2023 sale at $660,000, which counts in the price and the count but not in days on market or sale to list. The longer the window, the higher the median and the shorter the days on market, which is the arithmetic of a market that has cooled since 2023 [our arithmetic from the MLS rows].

More Sales, Lower Prices, Longer Waits

In the twelve months before this one, September 25, 2024 to September 24, 2025, the MLS recorded four Covent Garden closings at a median of $615,000. This year recorded eleven at $457,000, a median about 26 percent lower on almost three times the volume. Part of that is mix: two of last year’s four were the larger 2,367 and 2,646 square-foot units of the 2007 to 2009 buildings, and this year’s eleven include five first-floor Cheshires. Part of it is real: the same plans are selling for less than they did in 2023, and buyers are taking longer to commit. The seller who does well here prices from this year’s sales of the same plan, not from what a neighbor got in 2023.

The County Deed Record Beside the MLS

We also ran every recorded Covent Garden sale through Collier County’s own files. Counting only qualified, arm’s-length sales over $100,000, Collier County recorded deeds show 11 Covent Garden resales in the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026), at a median of $457,000, the same eleven prices the MLS carries. Over 60 months the county recorded 29 qualified resales at a median of $527,000, the most of any TwinEagles neighborhood. The county measures the roll’s building area rather than MLS living area, so the two per-square-foot figures are never set side by side on this page.

Five Listings and About Five and a Half Months of Supply

On September 24, 2026 the MLS showed five Covent Garden units for sale, asking $635,000, $597,000, $579,000, $485,000 and $350,000, a median of $579,000, on the market for 189, 72, 6, 278 and 54 days. Against eleven closings in twelve months, about 0.9 a month, five listings is about 5.5 months of supply, against about 3.6 months for TwinEagles as a whole and about 3.1 for its single-family homes [our arithmetic from the MLS counts]. Four of the five were asking more than the $457,000 twelve-month median. Covent Garden is the one corner of TwinEagles where a seller competes with several near-identical units the same week, and the unit that is priced to the recorded sales of its own plan is the one that gets the showing.

Thinking of Selling in Covent Garden? Start With a Written Valuation

With five competing listings, a 121-day median and a buyer who adds up to $153,500 in club costs to your price, the first number you publish is the most important decision of the sale. Request a written opinion of value through our free Covent Garden home valuation or the McGreevy and Comisar free home valuation, or call Jesse McGreevy direct at (239) 898-6072. Buying instead? See how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

How Have Covent Garden Prices Moved Since 2006?

Covent Garden at TwinEagles units sold new from Pulte at a median $327,650 in the 2006 to 2011 era and $350,900 in the 2012 to 2017 era. Resales ran about $300,000 to $400,000 through 2021, reached $650,000 to $699,000 in 2022 and 2023, and in 2026 have closed at $350,000 to $620,000, with the Cheshire plan giving back the most.

Data updated: September 2026 (Collier County recorded deeds, first recorded sale of each unit and qualified resales, newest recorded sale 30 Jun 2026; Southwest Florida MLS, pulled 24 Sep 2026)

What Pulte Charged the First Owners

Source: Collier County recorded deeds, the first recorded sale of each unit over $100,000, as tabulated in our Covent Garden neighborhood guide. Both medians are the mean of the two middle sales. In June 2015 the developer’s own base prices were $256,990 for the Cheshire and $309,990 for the Tourmaline (archived TwinEagles news, June 2015). An owner who bought new from Pulte is almost certainly selling at a gain; an owner who bought in 2022 or 2023 needs the recent evidence in front of them before choosing a price.

The MLS Record by Calendar Year

Source: Southwest Florida MLS, pulled September 24, 2026, calendar years inside the 60-month window. The medians move with the mix of plans as much as with the market: three of 2023’s six sales were the larger 2,367-square-foot units of the 2007 to 2009 buildings, and four of 2026’s seven have been first-floor Cheshires. That is why we price a Covent Garden unit against its own plan, never against a calendar-year median [our arithmetic from the MLS rows].

The Peak and the Correction, Plan by Plan

Source: Collier County recorded deeds, as tabulated in our Covent Garden neighborhood guide. The Tourmaline has given back about 5 to 11 percent from its high, the Cheshire roughly a third and the 2,048-square-foot plan nearly half. The deed file cannot say why any one unit sold where it did; condition, floor, view and the section’s finances on the day of sale all show up in the price.

The Same Unit, Sold Twice

The MLS record holds five Covent Garden units that sold twice inside five years, each matched on its full unit address in the MLS record, which we do not print. A second-floor Tourmaline that sold for $690,000 in November 2023 resold for $630,000 in December 2025, about 9 percent lower. Another Tourmaline went from $680,000 in June 2024 to $625,000 in October 2025, about 8 percent lower. A first-floor Cheshire went from $650,000 in March 2023 to $500,000 in June 2025, about 23 percent lower, and another from $527,000 in October 2022 to $350,000 in October 2025, about 34 percent lower. The one pair that rose, a Cheshire from $445,000 in October 2021 to $490,000 in October 2022, bought before the peak [our arithmetic from the MLS rows].

What the Series Means for a Seller Today

The pattern is clear enough to price from. Tourmalines have held within about a tenth of their peak, because a second-floor unit with no one overhead, three bedrooms plus a den and a two-car garage is scarce at this price inside a private club. Cheshires have given back the most, and they are also the plan with the most competition, since each building holds two of them. A Tourmaline seller can price near the recent band with confidence; a Cheshire seller has to price to this year’s sales, not last cycle’s, or watch the listing age past the 121-day median.

Why Covent Garden Turns Over Steadily

Covent Garden turns over more than any other TwinEagles neighborhood in absolute terms: 29 qualified resales in the county’s 60-month window, touching 24 different units, about a fifth of the neighborhood. Owners here are the most seasonal in TwinEagles, with 46 of 120 units carrying a homestead exemption on the 2026 preliminary roll against about 54 percent across the community, and second-home owners sell when their plans change. For a seller, that steady flow means there is always a live set of comparable sales, and always a competing listing or two to price against.

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

Covent Garden vs Bramble Point is the choice most entry-level TwinEagles buyers weigh, because both are Pulte neighborhoods from the 2005 Grand Arbors lottery near the clubhouse. Covent Garden offers a condominium unit, a private pool and association care of the building at a 60-month MLS median of $553,500; Bramble Point offers a detached house and lot at $770,000.

Data updated: September 2026 (Southwest Florida MLS, 60 months to 24 Sep 2026, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026; TwinEagles HOA 2024 Approved Budget)

The Covent Garden vs Bramble Point Decision Table

Sources: Southwest Florida MLS, development name Twin Eagles, assigned by street, pulled September 24, 2026; Collier County recorded deeds; TwinEagles HOA Approved 2024 Budget; our Bramble Point at TwinEagles neighborhood guide for the Bramble declaration, association and flood facts. Both 60-month MLS medians are observed or midpoint figures from the same search on the same day.

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

A buyer should choose Covent Garden for the lowest price into the TwinEagles club, a private neighborhood pool, a two-car garage, and a condominium association that insures and keeps the building while the owner locks the door and goes north. A buyer should choose Bramble Point for a detached house and lot of their own, no shared walls, individual mail, a mostly Zone X street, and a willingness to own the roof.

What the Comparison Means for Your List Price

Your buyer has very likely toured Bramble Point, or at least priced it. On the 60-month MLS record a Bramble Point home sold for about $88 more per square foot of living area than a Covent Garden unit, and that premium buys land, a detached structure and no condominium reserve question. Your listing has to show the buyer why a Covent Garden Tourmaline or one of the larger 2007 to 2009 units, with a comparable interior footprint at a 60-month MLS median about $216,500 lower, is the better use of the money: the pool, the association-kept exterior, the proximity to the clubhouse and a document package that answers the reserve and insurance questions before they are asked.

How Does Covent Garden Compare With the Rest of TwinEagles for a Seller?

For a seller, Covent Garden is the TwinEagles neighborhood with the most sales and the most competition: 11 MLS closings in twelve months, the only neighborhood with ten or more, against 5.5 months of supply and a 121-day median. Its 95.49 percent sale to list ratio is stronger than the community’s 94.63 percent.

Data updated: September 2026 (Southwest Florida MLS, 12 months to 24 Sep 2026 and active listings, pulled 24 Sep 2026)

The Seller’s Yardstick, the Entry Rungs of the Ladder

Source: Southwest Florida MLS, pulled September 24, 2026, one search on the development name Twin Eagles, closings assigned to neighborhoods by street. Months of supply is active listings divided by the twelve-month monthly closing pace [our arithmetic]. A one-sale row is a single closing, not a market rate, and we show it only so the table is complete.

What the Yardstick Tells a Covent Garden Seller

Three things. First, Covent Garden buyers are not negotiating harder than other TwinEagles buyers; at 95.49 percent, the median Covent Garden sale closed nearer its final list price than the community as a whole. Second, they are taking longer, and unevenly: three of the eleven sold within 20 days of listing, while two took 314 and 381 days. Third, supply is the risk, because five units against about one closing a month means a buyer can wait. The same yardstick, applied to every TwinEagles neighborhood, is on our TwinEagles seller guide, which walks the whole ladder from Covent Garden to The Estates.

How Do We Price a Covent Garden Condominium?

We price a Covent Garden condominium from the recorded sales of its own plan first, then adjust for section and building year, floor, condition, impact openings, the deeded club category, the section’s reserves and insurance, and the building’s flood file, and test the number against the other units listed that week. We never start from a TwinEagles median.

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)

Plan First: Cheshire, Tourmaline and the Older Plans

Pulte sold two plans in the 2012 to 2017 buildings: the first-floor Cheshire, 1,654 square feet under air with two bedrooms plus a den, a 230-square-foot covered lanai and a two-car garage, and the second-floor Tourmaline, 2,297 square feet under air with three bedrooms plus a den, a ground-level entry and a two-story stairwell (Naples Daily News, May 1, 2016). The 2006 to 2009 buildings carry four other county building areas, 1,638, 2,048, 2,367 and 2,646 square feet. In the last twelve months the plan explained almost the whole $350,000 to $667,500 range, so a Covent Garden price starts with the same plan and nothing else.

Section and Building Year

Section I is Buildings 2 to 8, finished 2007 to 2009 with the largest units; Section II is Building 1 and Buildings 9 to 22, finished 2015 to 2017 with Cheshires and Tourmalines; Section III is Buildings 23 to 30: five of the first 2006 buildings plus three finished in 2008, 2012 and 2014. A buyer who has done the homework asks which section and which year before asking about the kitchen, because the section decides the association’s budget, reserves and insurance, and the year decides the age of the roof, windows and air conditioning. We read each recorded sale for its section and year before we use it.

The Deeded Category Changes the Buyer’s Math

The initiation fee is a fixed number on top of any price, so it weighs heaviest at Covent Garden prices. Here is what a buyer writes at closing, before prorations and closing costs, at the club’s posted September 2026 fees:

Our arithmetic from the Southwest Florida MLS sales above, the club membership page (Golf $150,000, Sports $60,000, Social $45,000) and the $3,500 transfer fee in the 2024 Membership Agreement. The category is set by each unit’s deed, so the rows are illustrations, not a statement about any unit. A Golf-deeded Cheshire and a Social-deeded Cheshire are different products at these prices, with $105,000 of initiation between them, so we confirm your category from the club estoppel before we discuss a price.

The Phase One Balance the Buyer Assumes

In June 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” when a home sells (Phase One Master Plan). The last public figure, on the club’s fiscal 2022 schedule, was $244 a month for Golf, $98 for Sports and $73 for Social (FY2022 Dues and Fees). The 144 monthly payments run September 2020 to August 2032, so 71 remain after the September 2026 payment; at the fiscal 2022 Golf rate that is $17,324, an illustration at the fiscal 2022 rate rather than a balance [our arithmetic], and your club estoppel states the actual figure.

The Section’s Finances Are Part of Your Price

A Covent Garden buyer is buying into a section’s budget, reserves and insurance as well as a unit. Each section sets its own assessment, and none of the three publishes its budget on a public page; the buyer reads them in your resale package. A section with funded reserves, a current insurance declarations page and no special assessment on the horizon supports a firmer price than one with open questions. We read your section’s documents before we price, so the number we recommend already reflects what the buyer’s attorney will find.

Why Automated Estimates Miss in Covent Garden

An automated valuation model sees a unit, a size and nearby sales. It cannot see the deeded club category, the Phase One balance, whether the unit is a first-floor Cheshire or a second-floor Tourmaline in the MLS’s living-area field, the section’s reserves or the building’s flood file. It also blends Covent Garden with single-family TwinEagles sales or with other Naples condominiums that carry no club cost at all. Buyers see those estimates too, which is one more reason your list price needs a written, sourced rationale behind it.

Pricing Against Four Other Listings of the Same Kind

In a court where five units can be for sale the same week, the live listings matter as much as the closings. We read every active Covent Garden listing with its plan, its price history and its days on market, because those are the units your buyer will tour the same afternoon. On September 24, 2026 the five asked $350,000 to $635,000 and had been listed from 6 to 278 days. A Covent Garden unit priced inside its plan’s recorded band in its first 30 days usually meets the buyers who have been waiting for one.

How Do We Market a Covent Garden Condominium?

We market a Covent Garden condominium to the buyer actually buying here: a seasonal or downsizing owner who wants the TwinEagles club at its lowest entry price and a maintained home. That means leading with the plan, the section and the deeded category, photographing the lanai and the pool, and putting the document package in front of buyers early.

Data updated: September 2026 (Collier County 2026 preliminary roll; TwinEagles HOA Quick Guide for Realtors and Community FAQs; club membership page)

Who Actually Buys in Covent Garden

Covent Garden is the most seasonal neighborhood in TwinEagles on the county record: 46 of its 120 units, 38 percent, carry a homestead exemption on the 2026 preliminary roll, against about 54 percent across the community. By section, Section I is 15 of 28 homesteaded, Section II 21 of 60 and Section III 10 of 32. Your likely buyer is a second-home owner who wants the club without the yard work, a TwinEagles owner downsizing from a house, or a Florida household that wants a lock-and-leave home inside a private golf club. The developer sold it that way from the start, as “a maintenance-free, lock and leave living experience” (archived TwinEagles news, June 2015).

Lead With the Plan, the Section and the Category

The best-qualified Covent Garden buyer already understands the club cost and the condominium layer before the first showing. So a McGreevy and Comisar listing states the plan, the section, the building year and the deeded category in the first lines of the remarks, and our marketing materials show the initiation, the transfer fee and the Phase One figure from the estoppel beside the price. Printing a six-figure club fee beside a $450,000 price sounds like a disadvantage. 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, the Lanai and the Neighborhood Pool

Every Ronto-era unit has a 230-square-foot covered lanai, and the Tourmaline’s sits a full story up; the view from it is what separates one unit from the next in a court of near-identical buildings. We capture the lanai view, the great room that opens onto it, the two-car garage that is rare in condominium product, and the Covent Garden pool and outdoor dining area, which no other TwinEagles neighborhood has (archived TwinEagles news, June 2015). Professional photography, aerial capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, not an upgrade you pay for.

Where the Listing Gets Seen

With no yard sign allowed, the MLS entry is the listing. It goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts. The gate also builds its weekend open-house list from the MLS, so an entry that is late or incomplete does not exist as far as the gatehouse is concerned. We enter every open house early and check the list.

Showings and Open Houses Through the Gate

Covent Garden Court sits about 2.4 to 2.7 miles inside the single Immokalee Road gate, about a ten-minute drive. The master association’s Quick Guide for Realtors sets the rules: private showings need the buyer’s agent, an appointment and identification, and open houses run on Saturday and Sunday from 9 a.m. to 5 p.m., with visitors admitted only to addresses on the weekly MLS list. Marc Comisar registers every showing in advance so no buyer waits at the gatehouse.

Discreet and Off-Market Options

Some Covent Garden owners want a quiet sale, for privacy, an estate, a tenant in place or a move north. We can offer a unit privately to qualified buyers in our database before or instead of a full MLS launch, and a TwinEagles member moving within the community is often the right private buyer, because the club’s policy spares a member moving to the same or a lower category within a year a new initiation fee. The trade-off is exposure, and we set out both paths before you choose.

How Do We Negotiate a Covent Garden Contract?

We negotiate a Covent Garden at TwinEagles contract ourselves, partner to partner, against the eleven sales of the last twelve months, with the condominium package, three estoppels, the flood file and the club application built into the dates. The median sale closed at 95.49 percent of list, so the file is ready before the first offer.

Data updated: September 2026 (Southwest Florida MLS, 12 months to 24 Sep 2026; Florida Statutes 718.503; club 2024 Membership Agreement)

Partner-Level Negotiation, Never an Assistant

Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On a Covent Garden unit the offer usually arrives with questions about the section’s reserves, the master insurance policy, the club category and the Phase One balance, and the answers move the price. A seller who has those answers on paper negotiates from strength.

Reading 95.49 Percent Correctly

A median Covent Garden sale at 95.49 percent of final list price does not mean every buyer expects about 5 percent off. The eleven sales ran from 82.35 percent to 100.81 percent of list: the unit that closed above its list price, one the MLS records at 2,646 square feet in a 2007 building, at $620,000 on a $615,000 list in May 2026, sat on the market for 171 days first, and the deepest discount, 82.35 percent, went to a Cheshire that sold for $350,000 on a $425,000 list in October 2025. The ratio measures only the final list price, so a unit that cut its price before selling can show a high ratio on a lower number; we read each sale’s price history, not just its ratio [our arithmetic from the MLS rows].

Negotiating the All-In Number, Not Just the Price

The buyer is negotiating a total: your price, plus the initiation fee for your category, the $3,500 transfer fee, the remaining Phase One payments and the section’s assessment. On a Golf-deeded unit the club side alone comes to about $170,800 with the fiscal 2022 Phase One illustration [our arithmetic]. A seller who knows that number can hold the price by making the rest of the deal clean: an estoppel ordered on day one, a document package already assembled and a flexible closing date.

The Seven-Day Window, Handled Early

Florida’s condominium resale contract lets the buyer cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the declaration and the other documents, and the right ends at closing (Florida Statutes 718.503). The clock does not start until the buyer has the package. A seller whose package is ready when the contract is signed turns that window into a formality; a seller who assembles it after the contract gives the buyer a free option for as long as it takes.

Building Three Approvals Into the Contract Dates

The club’s membership “is contingent upon approval by the Club,” and the buyer’s signed Membership Agreement “must be received by the Club SEVEN (7) DAYS PRIOR to the closing” (2024 Membership Agreement). The master association screens the buyer through its own vendor (buyer and tenant evaluation instructions), and your condominium association approves the transfer as its declaration provides. We start all three the week the contract is signed and set a closing date the slowest of them can meet.

Which Recent Covent Garden Sales Matter Most to Your Price?

The recent Covent Garden at TwinEagles sales that matter most are the eleven MLS closings of the twelve months to September 24, 2026, read by plan: three Tourmalines at $625,000 to $667,500, five Cheshires at $350,000 to $470,000 and three older-plan units at $350,000 to $620,000. Your appraiser and your buyer will use the same eleven.

Data updated: September 2026 (Southwest Florida MLS, 12 months 25 Sep 2025 to 24 Sep 2026, pulled 24 Sep 2026)

Every Covent Garden MLS Closing, Twelve Months

Source: Southwest Florida MLS, pulled September 24, 2026. Living area is the MLS field, which is not the county roll’s building-area measure; a unit the MLS records at 2,646 square feet can carry a smaller county building area. We name no unit, building or owner.

The Tourmaline Sales

Three second-floor Tourmalines closed in the last twelve months, at $625,000, $630,000 and $667,500, all between October and December 2025, at 95.42 to 98.59 percent of list. Two of the three had sold before inside five years at $680,000 and $690,000, so the same units have come off about 8 to 9 percent from their 2023 and 2024 prices. A Tourmaline seller today has a tight, recent band to price inside, and nothing sold since December 2025 has tested its ceiling.

The Cheshire Sales

Five first-floor Cheshires closed at $350,000 to $470,000. Four of them, from March to May 2026, sold between $436,500 and $470,000; the fifth, at $350,000 in October 2025 after only 20 days, came in at 82.35 percent of its list, well below the other four, and the MLS record alone does not say why. A Cheshire seller’s real band is the four 2026 sales, and the listing that shows better than those four, with updates, impact openings and a clean inspection, is the one that sells near the top of it.

The Older-Plan Sales

Three units from the 2006 to 2009 buildings closed at $390,000, $350,000 and $620,000. The first two, on the 2,045 and 2,048 square-foot MLS plans of the 2006 buildings, took 124 and 381 days; the third, a unit in a 2007 building that the MLS records at 2,646 square feet, closed above its list price. That spread is what condition, updates and a buyer’s read of a building nearing 20 years do to value, and it is why an older-plan seller needs the section’s reserve answer and the unit’s replacement history in the listing file on day one.

What a Buyer’s Appraiser Will Use

When your buyer is financing, the lender’s appraiser looks first for closed sales of the same plan within the last six to twelve months, and in Covent Garden that usually means several. We assemble that comparable set before you list, so the price we recommend is one the appraisal can support. An appraiser values the unit; the club initiation sits outside the appraisal, which is one more reason the all-in number has to be managed in the negotiation, not left to the lender.

What Does It Cost to Sell a Covent Garden Condominium?

Selling a Covent Garden condominium at TwinEagles costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, three estoppel certificate fees, the condominium resale documents at the seller’s expense, and prorations of the section assessment, club dues and taxes. In Collier County the buyer customarily pays the owner’s title policy and the club initiation.

Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 718.503; DBPR estoppel certificate fee schedule; club FY2022 Dues and Fees; Collier County Tax Collector 2025 bill)

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 the Covent Garden twelve-month median of $457,000 that is $3,199. At the lowest twelve-month sale of $350,000 it is $2,450, and at the highest, $667,500, it is $4,672.50 [our arithmetic]. It is the largest fixed cost of selling after commission. The club initiation is paid by the buyer to the club, not to you as part of the purchase price, so it adds nothing to the stamp tax.

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: the buyer customarily chooses the closing agent and pays the owner’s title policy, while the seller pays the deed stamps and orders and pays the estoppels. 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 Covent Garden sale needs an estoppel from The TwinEagles Club, one from the master association, which FirstService Residential issues through its online document ordering, and one from your condominium association (club estoppel requests). 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 condominium association certificate, Florida Statutes 718.116 requires delivery within 10 business days of a request and caps the fee, and for the master association Florida Statutes 720.30851 is the homeowners’ association text. The Department of Business and Professional Regulation adjusts the caps 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. In Collier County practice the seller customarily pays the estoppel fees.

The Condominium Resale Documents, at Your Expense

Florida Statutes 718.503 entitles a condominium buyer, at the seller’s expense, to the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the association’s most recent structural integrity reserve study or a statement that none has been completed, the milestone summary if applicable, any turnover inspection report and the state’s “Frequently Asked Questions and Answers” document. Most of those sit on your section’s owners-only website, which every Covent Garden section must keep because each has 25 or more units (Florida Statutes 718.111). Assembling them costs little if you start before you list and a great deal of time if you start after the contract.

The Club and Association 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, your section’s assessment and the recreation association’s charge prorated through the period in progress, and any past-due balance, which the recorded club covenant makes a joint liability with your buyer until it is cleared. 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; and your condominium association’s transfer fee, which Florida caps at $150 per applicant where the association’s documents provide for one (Florida Statutes 718.112). 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. The TwinEagles Club, the master association and your condominium association play no part in it. 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 unit is likely to meet.

A Seller Net Sheet at the Covent Garden Median

The proration line is 181 of 365 days of one Covent Garden unit’s 2025 Collier County bill, $3,081.07 in ad valorem tax plus the $261.91 county garbage assessment at 12.2558 mills (Collier County Tax Collector), an illustration rather than your bill [our arithmetic]. Florida property taxes are paid in arrears, which is why the seller credits the buyer. Your own net sheet uses your contract price, your bill, your three estoppels and your closing date, and we build it with you before you sign a listing agreement.

What Must a Covent Garden Seller Disclose Under Florida Law?

A Covent Garden at TwinEagles seller owes the buyer the condominium resale documents under Florida Statutes 718.503, not the homeowners’ association summary of section 720.401, plus the flood disclosure created in 2024 and the property tax disclosure summary. Every Florida seller must also disclose known material facts that are not readily observable, including water intrusion and pending assessments.

Data updated: September 2026 (Florida Statutes 718.503, 720.401, 689.302 and 689.261; Section I articles of incorporation; retrieved 24 Sep 2026)

Why the Homeowners’ Association Summary Is Not Your Document

Florida Statutes 720.401 requires the homeowners’ association disclosure summary before a buyer signs, and it is the document most TwinEagles single-family sellers owe. The section expressly does not apply to an association regulated under Chapter 718, the condominium chapter. Covent Garden’s three condominium associations sit beneath the TwinEagles master association, and the Section I articles tie that section to the Florida Condominium Act, so a Covent Garden resale runs on the condominium statute. We never tell a Covent Garden seller that a homeowners’ association summary is the whole job, and we route the exact document list to your closing agent or attorney. This is information, not legal advice.

The Resale Package and the Seven-Day Window

Under Florida Statutes 718.503, every condominium resale contract carries a clause that the agreement “IS VOIDABLE BY BUYER BY DELIVERING WRITTEN NOTICE OF THE BUYER’S INTENTION TO CANCEL WITHIN 7 DAYS, EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS,” after the buyer signs and receives the documents, and that right terminates at closing. The documents are the ones listed in the cost section above, delivered at your expense. The practical rule is simple: the package goes to the buyer the day the contract is signed.

The Structural Integrity Reserve Study Statement

The same statute entitles the buyer to “the association’s most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study.” Your section’s association supplies one or the other, and the milestone summary only “if applicable.” The next section explains why the public record points toward the three-story threshold not reaching Covent Garden’s buildings, and why the association’s written answer, not ours, is the document that goes to your buyer.

What the Documents Assign to Each Side

The records split a Covent Garden sale cleanly, and the split is publishable even where a current dollar figure is not. The seller owes the condominium resale documents and a clean account with the club, the master association and the section: the recorded Golf and Sports covenant makes seller and buyer jointly and severally liable to the club for dues incurred before the sale (Golf and Sports Declaration of Recreational Covenant). 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 and the remaining Phase One payments, and applies to the master association and to your section. Who owes what and when 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. TwinEagles has none: the 2025 Collier County tax bills checked for TwinEagles, one of them on Covent Garden Court, 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. Say it in the listing, because buyers comparing Naples condominiums often meet a district line elsewhere.

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 property and any federal flood assistance received, per the Florida Senate’s bill analysis. Answer it from your own records, completely. In a condominium the building’s history matters as well as the unit’s, so ask your association for its claims history and put the building’s elevation certificate, where one exists, beside the form.

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 a seller’s capped assessment does not pass to the buyer (Florida Statutes 193.155). With 46 of 120 Covent Garden units homesteaded, some sellers’ bills carry years of capped growth and some carry none, and the warning matters most on the first group.

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 Covent Garden unit that means prior water intrusion from above or beside, insurance claims, air conditioning and water heater history, open permits, unapproved exterior changes the associations never saw, and any special assessment adopted or proposed for your section. Disclosing early costs a negotiation; concealing costs the deal.

Do Milestone Inspection and Reserve Study Rules Affect a Covent Garden Sale?

Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more. Covent Garden at TwinEagles carriage homes were sold as first-floor and second-floor plans in two-level buildings, and the county’s milestone registry lists none of them, but the association’s building records are what confirm how the rules apply.

Data updated: September 2026 (Florida Statutes 553.899 and 718.112; Collier County Milestone Buildings by Year, January 2026; Collier County elevation certificates layer)

The Three-Story Threshold

The milestone law reaches “a building that is three habitable stories or more in height as determined by the Florida Building Code” and subject to the condominium form of ownership (Florida Statutes 553.899). The reserve study law requires a structural integrity reserve study “for each building on the condominium property that is three habitable stories or higher in height” (Florida Statutes 718.112). The measure is the Florida Building Code’s, which is a building official’s and an engineer’s call, not a listing agent’s.

What the Public Record Shows About the Buildings

The developer sold the Cheshire as a first-floor plan and the Tourmaline as a second-floor plan with “a ground level entry and two-story stairwell” (Naples Daily News, May 1, 2016). The two county-filed elevation certificates for Covent Garden buildings, from 2014 and 2015, show two-level buildings in dated photographs (Collier County elevation certificates layer). Collier County’s Milestone Buildings by Year, as of January 2026, lists no Covent Garden or TwinEagles building.

How to Give Your Buyer the Answer in Writing

Every one of those records points the same way, and none of them is the legal test. So the Covent Garden listing file carries the association’s own document: its most recent structural integrity reserve study or its statement that none has been completed, which Florida’s resale statute already makes part of your package. The Division of Florida Condominiums also publishes the associations that have reported a completed study in its SIRS Reporting Database. We read your section’s answer before we list, so the buyer’s attorney finds what we already told the buyer.

Why Reserves Still Matter to Your Price

A two-level condominium still has roofs, stucco, stairs, lanais and plumbing that age, and reserves still pay for them. Covent Garden’s oldest buildings date from 2006, and Collier County’s permit files from January 2024 to July 2026 show no reroof permit anywhere on Covent Garden Court. The questions a buyer asks are the ones a reserve schedule answers: when the roofs are due, what the reserves hold, and whether a special assessment is coming. A seller whose section can answer them on paper sells faster.

How Does the Flood Map Affect Selling a Covent Garden Condominium?

The flood map affects a Covent Garden at TwinEagles sale building by building. At the street point in front of each of the 30 buildings, the effective FEMA map reads 15 Zone X, 1 shaded Zone X and 14 shallow-ponding Zone AH. The two elevation certificates on file put first floors 1.5 and 1.9 feet above the base flood elevation.

Data updated: September 2026 (FEMA National Flood Hazard Layer, effective panel dated 16 May 2012, and preliminary layer of 20 Mar 2025, queried 24 Sep 2026; Collier County elevation certificates layer)

Building Street Points by Section

Sources: FEMA National Flood Hazard Layer and the FEMA preliminary flood hazard layer, queried at the street in front of each building’s address on September 24, 2026, as tabulated building by building in our Covent Garden neighborhood guide. Each point sits on the street, not on the building pad, so the table describes the map at those points, never the zone of any one unit. Every point reads the same zone on the preliminary map.

Why the Street Point Is Not Your Building’s Answer

Zone AH is part of FEMA’s Special Flood Hazard Area, land expected to pond one to three feet deep in a 1 percent annual-chance flood, and a building in it with a federally backed mortgage needs flood coverage. But the buildings sit on raised pads set back from the street. The ground at the 30 street points reads about 15.4 to 16.6 feet above sea level, and the two county-filed elevation certificates, for a 2014 building and a 2015 building, list a base flood elevation of 16.0 feet and put the top of the bottom floor at 17.9 and 17.5 feet (Collier County elevation certificates layer). For a Tourmaline owner, the living floor is a full story higher again.

The 2012 FEMA Letter on the Covent Garden Tracts

FEMA issued a Letter of Map Amendment on November 6, 2012 for tracts along Covent Garden Court, with the outcome “portion of property removed,” before the later buildings went up (FEMA, LOMA and LOMR-F process). A letter describes the land when it was issued, and letters issued under the current maps are revalidated, superseded or re-determined when new maps take effect, so treat it as history and rely on your building’s own certificate (FEMA revalidation guidance).

The 2027 Flood Map

FEMA released preliminary replacement panels for TwinEagles on March 20, 2025, and every Covent Garden street point keeps its current zone on them. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect (Collier County, August 2026). A buyer after that date will ask which map the lender used; your listing should name both.

Insurance: the Master Policy, the HO-6 and Citizens

A Covent Garden owner insures the interior, contents, liability and a share of the master policy’s deductible on an HO-6 policy, while the condominium association insures the building. From January 1, 2027, Citizens Property Insurance requires flood coverage on wind-covered personal residential policies, with condominium unit-owner HO-6 policies excepted (Citizens flood requirement), so the flood question for a Covent Garden buyer is chiefly the association’s. Collier County, including unincorporated TwinEagles, is a Class 5 Community Rating System community, worth a 25 percent discount on eligible flood insurance premiums (FEMA eligible-communities list, April 1, 2026). Put the association’s master policy declarations page in the listing file.

Wind, Storms and the Evacuation Zone

Every Covent Garden building postdates Florida’s first statewide building code of March 1, 2002, TwinEagles lies in the code’s wind-borne debris region, and homes here are designed for about 160 mph winds. Collier County’s permit files show eight window, door, shutter and storm-protection permits on Covent Garden units from 2024 to 2026, the upgrades insurers price first. The court sits in Collier County evacuation Zone E on the state’s Know Your Zone layer, and the state’s storm-surge model reaches it only in a Category 4 or 5 storm. The day after Hurricane Irma in 2017, a status report on Covent Garden, posted by the neighboring Hollybrook association, read “Roofs still intact” and “No flooding of units” (Hollybrook at TwinEagles HOA, September 2017).

What Will Your Buyer Pay to Own a Covent Garden Condominium?

Your Covent Garden buyer will carry six recurring layers: the section’s condominium assessment, the recreation association’s charge for the pool, the master association assessment ($3,300.46 in 2024, the lowest in TwinEagles), club dues in the deeded category, county property tax and an HO-6 policy. There is no CDD. Current section, recreation and club figures are not public.

Data updated: September 2026 (TwinEagles HOA 2024 Approved Budget; club FY2022 Dues and Fees; Collier County Tax Collector 2025 bill; retrieved 24 Sep 2026)

The Fee Stack Your Buyer Will Underwrite

We do not add these into a monthly total, because the first two lines are unpublished and a total built without them would be a guess. Your estoppels supply the missing figures for your buyer.

The Master Assessment, the Lowest in TwinEagles

The master association’s Approved 2024 Budget billed each Covent Garden unit $3,300.46 for the year, including a $660 reserve share, the lowest of the twelve neighborhoods, against $3,402.96 in Kinross and $3,610.23 in Bramble Point. The master association bills once a year, due January 1, and its 2025 and 2026 budgets sit behind the owner portal, so a buyer sees the current figure on the master association’s estoppel.

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, counting operating dues, capital dues, capital improvements and the Phase One assessment at $244 a month; Sports came to about $7,336 and Social about $5,496 on the same basis (our arithmetic from the FY2022 Dues and Fees schedule). That is the last public schedule, not a current bill. On a Golf-deeded Covent Garden unit, the fiscal 2022 club dues alone were more than five times the 2024 master assessment, which is why the category matters so much to a buyer’s monthly math.

Section and Recreation Assessments Without Published Amounts

Each Covent Garden section sets its own budget to insure and maintain its buildings, roofs, exterior walls and grounds and to fund its reserves, and the recreation association funds the pool. None of those budgets is on a public page; each section posts its records on an owners-only website under Florida Statutes 718.111, and the buyer receives the current budget in your resale package. A seller who hands the buyer the section budget, the reserve schedule and the master insurance declarations page up front answers the carrying-cost question before it ends a contract.

Property Taxes and the Garbage Line

A 2025 Collier County bill on one Section III unit showed $3,081.07 in ad valorem tax plus the $261.91 county garbage assessment, $3,342.98 in all, at a total rate of 12.2558 mills (Collier County Tax Collector). That is one unit’s bill, not a typical one. Your buyer’s bill will be set on the buyer’s purchase price after the homestead reset, not on yours.

Which Covent Garden Rules Affect a Sale?

The Covent Garden at TwinEagles rules that most affect a sale are the master association’s leasing limit of three leases a year of at least 30 days, the condominium association’s approval of transfers and leases, the ban on realtor signs, the two approvals needed for any exterior change, and the rule that trucks, boats and trailers stay in the garage.

Data updated: September 2026 (TwinEagles HOA Use Restrictions 2024 and Quick Guide for Realtors; Section I articles of incorporation; Florida Statutes 718.110)

Leasing and Selling With a Tenant

The master association’s recorded 2024 Use Restrictions allow an owner to lease no more than three times in a calendar year, for at least 30 consecutive days, on the board’s approved lease form (HOA Use Restrictions, 2024), and your section’s declaration can add stricter terms of its own. Nothing stops a sale while a lease is running; the buyer takes the unit subject to it. A later rental amendment binds only owners who consent and owners who take title after it (Florida Statutes 718.110), so a buyer who plans to rent will ask whether one was adopted.

Approval of Transfers and Leases

The Section I articles give the association power “to approve or disapprove the transfer, leasing and occupancy of Units, as provided in the Declaration of Condominium.” Expect a condominium application and approval step on every sale and every lease, on top of the master association’s screening and the club’s approval. Start it the week the contract is signed.

Signs and Open Houses

“Realtor signs are not permitted in Covent Garden,” the Quick Guide for Realtors says, while elsewhere in TwinEagles one 24 by 18 inch sign may go out on the day of an open house. Covent Garden open houses still run on the gate’s Saturday and Sunday schedule from the weekly MLS list.

Exterior Changes Need Two Approvals

The building exterior is a common element, so impact windows and doors, shutters, lanai enclosures, garage doors and exterior lighting need the condominium association’s approval and the master association’s Architectural Review Committee, which meets every two weeks (HOA ARC application), plus a county permit. Gather those approvals and closed permits before you list, because a buyer’s attorney compares the unit to the permit file.

Pets, Vehicles and the Garage

The Use Restrictions allow “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outdoors, and your section’s declaration may add a number or size limit. There is no street parking from 1 to 6 a.m., and pickup trucks, commercial vehicles, boats, trailers and recreational vehicles must be kept in an enclosed garage, which in Covent Garden means the unit’s two-car garage. Say so in the remarks, and the buyer with a boat never books a showing.

How Long Does It Take to Sell a Covent Garden Condominium?

A Covent Garden condominium at TwinEagles took a median of 121 days on market across the eleven MLS closings of the twelve months to September 24, 2026, from 3 days to 381, and then typically another month or more to close, because three estoppels, three approvals, the seven-day document window and the club’s seven-day rule all run after the contract.

Data updated: September 2026 (Southwest Florida MLS, 12 and 60 months to 24 Sep 2026, pulled 24 Sep 2026; club 2024 Membership Agreement; Florida Statutes 718.116 and 718.503)

Days on Market, Read Carefully

The 121-day median compares with 83 days for TwinEagles as a whole and 77.5 for its single-family homes over the same twelve months. It is also a wide spread: three of the eleven sold within 20 days and two took more than 300. Over 60 months the Covent Garden median was 38 days, so the long waits are recent. A unit priced to its plan’s current band, with the package ready, can still sell in weeks; one priced to 2023 will not.

Season and the Covent Garden Buyer

Covent Garden buyers are mostly seasonal. Over the 60 months to September 24, 2026, 16 of the 32 Covent Garden MLS closings fell in January through June [our arithmetic from the MLS rows], and a closing trails its contract by several weeks, so a winter contract is a spring closing. A unit that is photographed, documented and live by January meets the most buyers in person; a well-priced unit sells to online buyers in any month.

A Realistic Sequence

A typical well-prepared Covent Garden listing runs in six steps: a written valuation and the club estoppel figures before you sign; the resale document package, the building’s flood file and the photography in the first two weeks; showings and open houses on the gate’s weekend schedule; a contract; the condominium package delivered and all three estoppels and applications started in the contract’s first week, since the condominium association must issue its certificate within 10 business days of a request; and a closing date at least seven days after the club receives the signed Membership Agreement. Built that way, the approvals run in parallel with the buyer’s inspection and financing rather than after them.

Selling While You Are Up North

Most Covent Garden owners are not here year-round, and a Covent Garden sale can be run remotely. Estoppel certificates are ordered by the title company, club documents move by email, and Marc Comisar coordinates showings, contractor access and the gate list on the ground. Florida title companies routinely close with mail-away documents or remote online notarization. Keep dues and assessments current while you are away so all three estoppels come back clean.

What Should Your Listing Say About Life in Covent Garden?

A Covent Garden at TwinEagles listing should say what a buyer cannot see from the photographs: a private neighborhood pool, a clubhouse less than a mile away with two championship courses, A-rated assigned public schools, no age restriction, and honest drive times, about ten minutes to the gate and about 22 more to Vanderbilt Beach off-peak.

Data updated: September 2026 (club scorecards 2024; Collier County Public Schools 2026 Accountability Brief and zone locator; OSRM routing; retrieved 24 Sep 2026)

The Pool and the Clubhouse Next Door

Covent Garden residents have “a private swimming pool and outdoor dining area designed for hosting neighborhood gatherings and special events” of their own, run by the recreation association. From Covent Garden Court the clubhouse is 0.6 to 0.9 miles by road; it was renovated and expanded in a member-approved project completed in 2023, and its construction manager lists the project at 71,376 square feet (Curran Young). The club offers two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a resort-style pool and a fitness center (club life page).

The Two Courses

The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; it plays to 7,420 yards, par 72 (Talon scorecard 2024). The Eagle, which opened in 2007 and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012, plays to 7,607 yards, par 71 (Eagle scorecard 2024). Both earned Audubon International Gold Signature Sanctuary certification in 2023. How much of that your buyer can use depends on the category deeded to your unit, which is why the category leads the listing.

Schools Zoned to Covent Garden

Every Covent Garden address is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High School on the district’s lookup for the 2026 and 2027 school years, and all three earned an A from the state for 2025-26, per the district’s 2026 Accountability Brief. Bear Creek Elementary opened in August 2025 at 2400 Cub Court, about 0.9 miles by road from the gate (Bear Creek Elementary). A buyer should confirm a specific address on the district’s zone locator.

All Ages, Seasonal and Full Time

Covent Garden has no age restriction; neither the master association’s recorded use restrictions nor its rules contain 55-and-over language. Its owners skew older and seasonal, and the Census block group that contains TwinEagles reports a median age of 66.2, but the resale pool includes second-home families and young households drawn by the schools, and your listing should say it is open to all.

Beaches, Shopping 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; add about 10 minutes from Covent Garden Court to the gate, and more in season (OSRM routing engine). Collier County property owners qualify for the county’s resident beach parking permit (Collier Parks, Vanderbilt Beach Park). TwinEagles has no beach club, marina or boat access; a Gulf beach club was in the developer’s 1997 announcement and was never built.

How Do You Get a Free Covent Garden Home Valuation?

You get a free Covent Garden at TwinEagles home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the eleven Covent Garden MLS closings of the last twelve months, read by plan, section and building year, adjusted for your floor, condition and club category, at no cost.

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 recorded and MLS Covent Garden sales of your plan with their dates and sources, a price-per-square-foot analysis that never mixes the county and MLS measurements, the live Covent Garden competition with price histories, the club cost your buyer will add for your category, the fee stack your buyer will underwrite, your building’s flood readings and any certificate on file, and a recommended list price with a defensible range. Request it through our Covent Garden 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 plan, your section, 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

On a court where five units of similar plans can be for sale the same week, the price decides which one sells. We would rather you see the evidence and the number before you commit to anything, and many Covent Garden owners use the valuation to decide whether to sell this season or next.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar are a top-reviewed listing team on Google for Covent Garden and TwinEagles sellers, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Seller With Thirteen Transactions Behind Her

★★★★★ “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

With realtor signs banned in Covent Garden, the way a unit is presented online is the whole of the marketing, and it is the part of the process a seasonal seller notices most.

A Seller on Nothing Missed

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

A Covent Garden closing runs three estoppels, three approvals and a condominium document package, and nothing missed is what keeps it on schedule.

A Client on Research

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review

The questions a Covent Garden buyer asks, about the section’s reserves, the building’s flood record and the club category, are answered from documents, not from memory.

A Client on Responsiveness

★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review

Many Covent Garden sellers are also buying, inside TwinEagles or elsewhere, and the same responsiveness carries both sides.

Why Does a Covent Garden Specialist Matter When You Sell?

A Covent Garden at TwinEagles specialist matters because the facts that decide a sale here sit in documents, not in a listing feed: the plan and section of the unit, the deeded club category, the Phase One balance, a condominium resale package with a seven-day window, three estoppels and three approvals, the section’s reserve answer and a building-by-building flood map.

Data updated: September 2026 (Section I articles of incorporation; club and master association documents; Southwest Florida MLS, pulled 24 Sep 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 condominium, club and association 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 an out-of-state Covent Garden 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 Covent Garden unit off a TwinEagles or Naples condominium median, hand the buyer a homeowners’ association summary instead of the condominium package, order two estoppels instead of three, describe golf as included with the unit, put a sign in the yard that the association will remove, or learn about the club’s seven-day rule in week three of the contract. None of those errors is exotic, and each one costs a seller time or money.

How Covent Garden Fits the TwinEagles Seller Picture

Covent Garden is the entry point of a gate whose medians run far higher, and the only condominium in it. If you own elsewhere inside the gate as well, or want to see how a Covent Garden price sits against the whole community, our TwinEagles community guide covers the club, the twelve neighborhoods and the flood map, and the seller guide linked in the yardstick section above applies the same record-first method to every TwinEagles home.

Are You Also Buying Your Next Home in Southwest Florida?

Many Covent Garden sellers are also buyers: a TwinEagles member moving up to a house, a seasonal owner moving closer to family, or a Floridian relocating within Collier or Lee County. We run both sides together, including the timing of two closings, the club’s rule for members moving within TwinEagles and any Save Our Homes portability claim.

Data updated: September 2026 (The TwinEagles Club Initiation Fee Policy, revised 20 Oct 2023; Florida Department of Revenue property tax guidance)

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 (Florida Department of Revenue, exemptions and portability). Homestead status is fixed on January 1 each year, so we sequence both closings around that date. If you are buying anywhere in Southwest Florida, start with how we represent buyers in Naples and our Naples real estate guide, or call Marc Comisar at (239) 287-5873.

Moving Within TwinEagles

The club’s Initiation Fee Policy spares a member who moves to another TwinEagles home in the same or a lower category within a year a new initiation fee, and moving up a category costs the difference between the two fees. The same policy exempts gratuitous transfers to a spouse, family members taking title through a bona fide family planning device and transfers to estate-planning trusts, which matters when a Covent Garden unit passes to heirs. That makes a Covent Garden owner moving to a TwinEagles house, or a TwinEagles owner downsizing into Covent Garden, one of the most efficient moves in Naples. If your next home is another Covent Garden unit, read our Covent Garden buyer guide for the other side of the same transaction.

Frequently Asked Questions, Seller Edition: Selling a Condominium in Covent Garden at TwinEagles

These are the questions Covent Garden owners ask before they sell, answered for a Collier County condominium seller, each in a single paragraph. They cover price, timing, the condominium package, the 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, newest recorded sale 30 Jun 2026; club and association documents)

How do I sell my condo in Covent Garden at TwinEagles?

Start with a written valuation built from the recorded sales of your own plan, not a portal estimate, then assemble the condominium resale package, your club estoppel figures, your building’s flood file and your permits and approvals before you list. Price inside your plan’s recent band, and plan for three estoppels and three approvals after the contract. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Covent Garden?

Look for an agent who prices from Covent Garden’s own recorded sales by plan, delivers the condominium package on day one, orders all three estoppels 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 Covent Garden condo worth?

It depends first on your plan. In the twelve months to September 24, 2026, second-floor Tourmalines closed at $625,000 to $667,500, first-floor Cheshires at $350,000 to $470,000 and older-plan units at $350,000 to $620,000 on the Southwest Florida MLS. Your section, floor, condition and club category decide where inside those bands your unit sits.

How many Covent Garden condos sell each year?

Eleven closed on the Southwest Florida MLS in the twelve months to September 24, 2026, against four in the twelve months before. Collier County recorded 29 qualified Covent Garden resales in its 60-month window, the most of any TwinEagles neighborhood.

What did Covent Garden condos sell for recently?

The latest MLS closings were $457,000 for a Cheshire in May 2026, $620,000 for an older-plan unit in May 2026, and $440,000 and $436,500 for two Cheshires in April 2026. The twelve-month median across all eleven was $457,000.

How long will my Covent Garden condo take to sell?

The median was 121 days on market across the eleven MLS closings of the latest twelve months, from 3 to 381 days, against a 60-month median of 38. Add about a month or more to close for the estoppels, approvals and the club’s seven-day rule.

What is the sale to list ratio in Covent Garden?

The median Covent Garden closing in the twelve months to September 24, 2026 sold at 95.49 percent of its final list price, against 94.63 percent across TwinEagles, and 1 of the 11 closed at or above list.

How many Covent Garden condos are for sale right now?

Five were listed on September 24, 2026, asking $350,000 to $635,000, a median of $579,000, about 5.5 months of supply against the twelve-month pace.

Is now a good time to sell in Covent Garden?

For a well-priced, well-documented unit, yes; eleven closings in twelve months show a steady flow of buyers. With five competing listings, though, the unit priced to its plan’s current band sells and the one priced to 2023 waits.

Why are Covent Garden prices lower than in 2023?

The recorded peaks were $699,000 for a Tourmaline in December 2022 and $650,000 for a Cheshire in March 2023. Since then Tourmalines have closed about 5 to 11 percent below their peak and Cheshires roughly a third below theirs. The deed file does not record why any one unit sold where it did.

Why is the online estimate for my Covent Garden condo wrong?

Because a model cannot see your deeded club category, the Phase One balance, your plan and floor, your section’s reserves or your building’s flood file, and it often blends Covent Garden with single-family TwinEagles sales or with Naples condominiums that carry no club cost.

When is the best time of year to list a Covent Garden condo?

By January, to meet the seasonal buyer in person; 16 of the 32 Covent Garden MLS closings of the last 60 months fell in January through June. A well-priced unit sells to online buyers in any month.

Does my buyer have to join The TwinEagles Club?

Yes. Every TwinEagles residence is deeded a Golf, Sports or Social membership, membership is mandatory for all 717 homeowners, and the club must approve your buyer.

Is golf included with a Covent Garden condo?

No. The developer marketed new units with golf in 2015 and 2016, but a resale buyer today inherits the category deeded to the unit and pays the club’s initiation fee at closing. Mandatory is not the same as included.

Who pays the club initiation fee when I sell?

The buyer, at closing, under the club’s Initiation Fee Policy: $150,000 for Golf, $60,000 for Sports or $45,000 for Social on the club’s page in September 2026.

Who pays the $3,500 club transfer fee?

The buyer, with the signed Membership Agreement, unless the contract shifts it; the club refunds it if it does not approve the applicant.

Do I get my initiation fee back when I sell?

None of the club’s public documents describes a refund of the initiation fee when a member sells; the only refund the Membership Agreement names is of the transfer fee if the club does not approve the applicant.

Does a Golf-deeded Covent Garden unit sell for more?

The recorded files do not show category, so no public data set proves a premium. What the numbers show is that the category changes the buyer pool: at the $457,000 median, a Golf buyer adds about 34 percent in club costs and a Social buyer about 11 percent.

Which estoppel certificates does a Covent Garden sale need?

Three: The TwinEagles Club’s, the TwinEagles master association’s and your condominium association’s. The club’s estoppel sheet lists Covent Garden Court among the streets that need the third.

What does an estoppel certificate cost?

The club’s own fee was $250 on its fiscal 2022 schedule. For the condominium and master association certificates, the Department of Business and Professional Regulation’s schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, caps the fee at $299 for a current account, plus $119 for expedited delivery and up to $179 if delinquent. In Collier County the seller customarily pays them.

What documents must I give my Covent Garden buyer?

At your expense: the declaration of condominium, articles, bylaws and rules, the annual budget and financial statement, the most recent structural integrity reserve study or a statement that none was completed, the milestone summary if applicable, any turnover inspection report and the state’s question-and-answer sheet, under Florida Statutes 718.503.

What is the seven-day window?

A Florida condominium resale contract lets the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, and the right ends at closing. Deliver the package the day the contract is signed.

Do I owe the homeowners’ association disclosure summary?

Not as a Covent Garden condominium seller. Florida Statutes 720.401 does not apply to an association regulated under Chapter 718, so your disclosures run under the condominium statute; your closing agent confirms the exact list.

Does my condominium association have to approve the buyer?

Expect it to. The Section I articles give the association power “to approve or disapprove the transfer, leasing and occupancy of Units, as provided in the Declaration of Condominium,” and Florida caps any transfer fee at $150 per applicant where the documents provide for one.

Does the club have to approve my buyer?

Yes. Membership “is contingent upon approval by the Club,” and the club must receive the buyer’s signed Membership Agreement seven days before closing.

Do Covent Garden buildings need a milestone inspection?

Florida’s milestone and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more. Covent Garden was sold as first-floor and second-floor plans in two-level buildings and the county’s January 2026 milestone registry lists none of them; your association’s written answer is the document that goes to the buyer.

Who pays a special assessment adopted before closing?

Whoever the contract says. The condominium estoppel will show it, and the contract should allocate any unpaid balance before the closing table rather than at it.

Do I keep paying assessments and dues until closing?

Yes. The section assessment, the recreation charge, the master assessment, club dues and the Phase One payment are prorated to the closing date, and the club covenant makes seller and buyer jointly liable for dues incurred before the sale.

What does it cost to sell a Covent Garden condo?

The commission you negotiate, documentary stamp tax of $0.70 per $100 ($3,199 at the $457,000 median), three estoppel fees, the condominium resale documents and prorations. In Collier County the buyer customarily pays the owner’s title policy.

Who pays for title insurance in Collier County?

By Collier County custom the buyer chooses the closing agent and pays the owner’s title policy, the reverse of Lee County’s custom. The contract controls, so confirm it in writing.

Is commission negotiable in Naples?

Yes. Every commission is fully negotiable and not set by law, and since August 17, 2024 offers of buyer broker compensation cannot be advertised in the MLS.

Is my Covent Garden building in a flood zone?

At the street point in front of each building, the effective FEMA map reads 15 Zone X, 1 shaded Zone X and 14 Zone AH. The street point is not your building; the building’s elevation certificate, where one exists, is the answer a buyer’s insurer needs.

Will the 2027 flood map change my building’s zone?

At every Covent Garden street point, the preliminary map released March 20, 2025 shows the same zone as today. Collier County targets summer 2027 for the new maps to take effect.

Will Citizens’ 2027 flood rule affect my buyer?

Citizens’ flood requirement from January 1, 2027 excepts condominium unit-owner HO-6 policies, so for a Covent Garden buyer the flood question is chiefly the association’s master policy.

Will my buyer’s property taxes be higher than mine?

Often. A homesteaded seller’s capped assessment does not transfer, and the buyer’s bill follows the purchase price. One Section III unit’s 2025 bill was $3,342.98 at 12.2558 mills, including the $261.91 garbage line.

Does Covent Garden have a CDD?

No. The 2025 tax bill checked on Covent Garden Court carries one non-ad-valorem line, the county garbage assessment, and the state’s special-district list names no TwinEagles district.

Can I put a For Sale sign in my Covent Garden yard?

No. “Realtor signs are not permitted in Covent Garden,” per the master association’s Quick Guide for Realtors, which is why the MLS entry and the photographs carry the sale.

Can I hold an open house?

Yes, on Saturday or Sunday from 9 a.m. to 5 p.m., when the gate admits visitors to addresses on the weekly MLS open-house list; private showings need the buyer’s agent and an appointment.

Can I sell my Covent Garden condo with a tenant in it?

Yes. Leases must run at least 30 days, no more than three a year under the master rules and subject to your section’s approval, and the buyer takes the unit subject to the lease.

Should I update before selling?

Update what the inspector and insurer will price: air conditioning, water heater, impact windows and doors or shutters, with the association approvals and closed permits. Most full remodels do not pay back before a sale.

Should I sell my Covent Garden condo furnished?

Often yes for a seasonal buyer, but list the furnishings on a separate inventory so the appraisal values the unit.

Should I sell without an agent?

You can, but you still owe the full condominium package, three estoppels and three approvals, and you cannot use a yard sign. Most owners find the paperwork, not the showing, is the hard part.

I inherited a Covent Garden condo. What changes?

The personal representative or trustee signs the deed with letters of administration or the trust, and transfers to a spouse, through a bona fide family planning device or to an estate-planning trust are exempt from the club’s initiation fee; a sale to an outside buyer triggers the fee for that buyer.

Will I owe capital gains tax when I sell?

It depends on your basis, use and exemption; IRS Publication 523 explains the primary-residence exclusion, and a foreign seller may face FIRPTA withholding. Confirm with your CPA before you list.

What should I do first if I am thinking about selling?

Request a written valuation, ask your section for its budget, reserve answer and insurance declarations, find your permits and approvals, and check your building’s flood file. Then call Jesse McGreevy at (239) 898-6072 and choose timing with the live competition in view.

Sources and Authoritative References

Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s recorded deeds and public layers, the state’s corporate record for the Covent Garden associations, The TwinEagles Club’s and the master association’s own documents, Florida Statutes and state agencies, and FEMA and federal agencies. No listing portal or competing brokerage is cited.

Market data and county records

• Southwest Florida MLS, Matrix (TwinEagles closed and active listings, development name Twin Eagles, Covent Garden Court rows, pulled September 24, 2026)
• Collier County Tax Collector, property tax search (2025 bill on a Covent Garden unit, 12.2558 mills and the garbage assessment)
• Collier County Clerk of the Circuit Court, official records
• Florida Commerce, Official List of Special Districts (no TwinEagles district)
• Florida Department of Revenue, property tax exemptions and portability
• Collier County, elevation certificates layer
• Collier County, Milestone Buildings by Year, January 2026
• Collier County, monthly building permit reports, July 2026 issued permits
• Collier County, proposed Flood Insurance Rate Map release, August 2026
• Collier County Parks, Vanderbilt Beach Park
• OSRM routing engine (off-peak drive times from the TwinEagles gate)

The Covent Garden associations

• Florida Division of Corporations, Covent Garden at TwinEagles Section I articles of incorporation (“pursuant to the Florida Condominium Act”; approval of transfer, leasing and occupancy)
• Florida Division of Corporations, entity search (the three condominium associations and the recreation association)
• TwinEagles HOA, Covent Garden (30 buildings of four units)
• TwinEagles HOA, neighborhood HOAs
• The TwinEagles Club, neighborhood HOA contacts, January 30, 2024
• Hollybrook at TwinEagles HOA, Covent Garden status report after Hurricane Irma, September 2017
• Archived TwinEagles developer news, Covent Garden, June 2015 (plans, base prices, lock and leave, the neighborhood pool)
• Naples Daily News, Covent Garden at TwinEagles continues to generate sales, May 1, 2016 (Cheshire and Tourmaline plans)

The TwinEagles Club

• The TwinEagles Club, membership (deeded membership, 614 Golf cap, initiation fees posted September 2026)
• The TwinEagles Club, club life
• The TwinEagles Club, golf
• The TwinEagles Club, 2024 Membership Agreement ($3,500 transfer fee, club approval, seven-day rule)
• The TwinEagles Club, Initiation Fee Policy, revised October 20, 2023
• The TwinEagles Club, Phase One Master Plan
• The TwinEagles Club, FY2022 Dues and Fees (last public dues schedule, $250 estoppel fee)
• The TwinEagles Club, estoppel required by street, July 29, 2021
• The TwinEagles Club, estoppel requests
• The TwinEagles Club, Talon scorecard 2024
• The TwinEagles Club, Eagle scorecard 2024
• The TwinEagles Club, Audubon Gold Signature Sanctuary certification, 2023
• Curran Young Construction, The TwinEagles Club project (71,376 square feet, completed 2023)

The TwinEagles master association

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, Community FAQs and history
• TwinEagles HOA, Approved 2024 Budget ($3,300.46 per Covent Garden unit)
• TwinEagles HOA, Approved Use Restrictions 2024
• TwinEagles HOA, Quick Guide for Realtors (no realtor signs in Covent Garden)
• TwinEagles HOA, buyer and tenant evaluation instructions
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, Declaration of Recreational Covenant
• TwinEagles HOA, ARC application
• TwinEagles HOA, newsletter, February 2024

Florida law and state agencies

• Florida Statutes 718.503, condominium resale disclosures
• Florida Statutes 718.116, condominium assessments and estoppel certificates
• Florida Statutes 718.112, bylaws, transfer fees and structural integrity reserve studies
• Florida Statutes 718.111, association official records and websites
• Florida Statutes 718.110, amendments and rental restrictions
• Florida Statutes 553.899, milestone inspections
• Florida Statutes 720.401, homeowners’ association disclosure summary
• Florida Statutes 720.30851, homeowners’ association estoppel certificates
• Florida Department of Business and Professional Regulation, estoppel certificate fee schedule
• Florida Division of Condominiums, SIRS Reporting Database
• Florida Statutes 201.02, documentary stamp tax
• Florida Statutes 190.048, community development district disclosure
• Florida Statutes 689.261, property tax disclosure summary
• Florida Statutes 193.155, homestead assessment and change of ownership
• Florida Senate, CS/CS/HB 1049 (2024) staff analysis, residential flood disclosure
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• Johnson v. Davis, Florida Supreme Court, 1985
• Citizens Property Insurance, flood insurance requirement
• Florida Division of Emergency Management, Know Your Zone evacuation layer
• Florida Division of Emergency Management, storm surge zones
• Collier County Public Schools, zone locator
• Collier County Public Schools, 2026 Accountability Brief
• Bear Creek Elementary School

Federal agencies and national sources

• FEMA National Flood Hazard Layer
• FEMA preliminary flood hazard layer
• FEMA Flood Map Service Center
• FEMA, LOMA and LOMR-F process
• FEMA, revalidation guidance
• FEMA, Community Rating System eligible communities, April 1, 2026
• National Weather Service Miami, Hurricane Irma
• Internal Revenue Service, Publication 523, Selling Your Home
• Internal Revenue Service, FIRPTA withholding
• National Association of REALTORS, settlement frequently asked questions

McGreevy and Comisar

• Covent Garden at TwinEagles neighborhood guide
• Covent Garden home valuation request
• How we help buyers purchase in Covent Garden
• McGreevy and Comisar free home valuation
• How we represent buyers in Naples
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Covent Garden seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with where each is held.

Four documents that matter to a Covent Garden seller are not public and cannot be linked: your section’s recorded declaration of condominium and its amendments, held in Collier County’s Official Records and on your section’s owners-only website; your section’s budget, reserve schedule and insurance declarations, on the same owners-only website; the recreation association’s budget; and the club’s current dues and your unit’s Phase One balance, which print on the club estoppel.

Your Covent Garden 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 Covent Garden at TwinEagles sits inside the North Naples market they work every week. If you are weighing a sale on Covent Garden 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. For your free Covent Garden valuation, use our Covent Garden home valuation page or call Jesse direct at (239) 898-6072.

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

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

Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County recorded deeds, newest recorded sale June 30, 2026. Brokered by Domain Realty.