Sell Your Home in Dundee at TwinEagles, FL

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

Why Sell Your Dundee Home With McGreevy and Comisar?

Dundee at TwinEagles is 61 Minto homes built 2016 to 2019 on Dundee Lane, a cul-de-sac street at the north end of TwinEagles in North Naples, and it closed 11 sales on the Southwest Florida MLS in three years. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Dundee home from that record, plan by plan.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, 36 and 60 months pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)

This page is written for the owner. For the full picture of the neighborhood itself, the Minto plans, the Dundee association’s documents, the lots, the FEMA fill letter and the schools, read our complete Dundee at TwinEagles neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a home on Dundee Lane 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 Dundee 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 club and association paperwork on every listing they take. If you are comparing listing agents across the whole city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.

The Credentials, Stated Plainly

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

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

Our Record Behind This Page

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On a street that trades about four homes a year, the whole market is what your price depends on, and the whole market is small enough to show you in full. Every figure below comes from two independent public systems, the Southwest Florida MLS and Collier County’s own recorded deeds, and each one carries its source and its date. We tracked every one of the 18 Dundee MLS closings of the last 60 months, and every one of the 20 qualified resales the county recorded in the same window, before writing a word.

How We Work a Dundee 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 club, association and flood paperwork, which in Dundee means a deeded club membership, three estoppels, a neighborhood association with its own resale contribution, and a FEMA fill letter that the published flood map does not show. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.

What Makes Selling in Dundee at TwinEagles Different?

Selling in Dundee at TwinEagles differs from most Naples sales in five ways: one builder’s plans fill the street, the deeded club category decides who your buyer is and what they pay at closing, Dundee’s own association adds a third estoppel and a $500 buyer contribution, the association mows every lawn, and one FEMA fill letter changes the flood answer.

Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; Dundee declaration and 2020 amendment; TwinEagles HOA 2024 Approved Budget; FEMA determination document dated 24 Dec 2015, retrieved 24 Sep 2026)

Sixty-One Minto Homes on One Street

Dundee is 61 single-family homes on Dundee Lane, and Minto built every one of them. The Collier County roll dates 21 homes to 2016, 19 to 2017, 10 to 2018 and 11 to 2019, and the master association bills “Grand Arbors, Dundee” as exactly 61 units (TwinEagles HOA Approved 2024 Budget). Minto offered seven plans here, from the 2,642 square foot Prestwick to the 3,811 square foot two-story Turnberry Grand, so a Dundee buyer is usually comparing plan, lot, view and upgrades rather than construction quality or era. That is the single most important fact about how a Dundee home is priced: your competition is often the same plan three doors away.

Three Estoppels, Because Dundee Has Its Own Association

Dundee has its own neighborhood association, the Dundee at TwinEagles Homeowners Association, managed by MAY Management Services, and the club’s estoppel sheet lists Dundee Lane among the eight TwinEagles streets that need a third, neighborhood estoppel on top of the club’s and the master association’s (club estoppel requirements by street). Under the association’s 2020 amendment, every buyer also pays a $500 Resale Fund Contribution at closing and files a new-owner application with a $100 fee. Three estoppels mean three turnaround clocks, so a Dundee listing orders them the week it goes live.

The Deeded Membership and the Buyer’s Initiation Fee

“Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social),” the club says, and Golf is capped at 614 memberships across the 717 homes (The TwinEagles Club membership page, read September 2026). The buyer pays the club an initiation fee at closing, $150,000 for Golf, $60,000 for Sports or $45,000 for Social as posted in September 2026, plus a $3,500 transfer fee under the club’s 2024 Membership Agreement. None of that money reaches you, but at Dundee prices the Golf fee is close to a tenth of the house price, so the category on your deed shapes your buyer pool and your number.

A Lawn Crew Your Buyer Inherits

Under the 2020 amendment the Dundee association must “maintain, repair and replace the sod and all portions of the irrigation system serving a Lot; and maintain the landscaping materials on the Lots, including mowing, fertilizing, edging, trimming and pruning,” and it meters and pays for the irrigation water as an operating expense. For a seasonal buyer that is a feature worth money, and for you it means the lawn in your listing photographs is the association’s work, done on a Tuesday schedule whether you are in Naples or not. What the association does not do is replace your dead shrubs, plants or trees, or maintain the house.

One FEMA Letter, Not Sixty-One

FEMA’s published map shows Dundee in Zone AH, a shallow-ponding high-risk area. But Dundee has one FEMA letter, not 61: a Letter of Map Revision based on Fill dated December 24, 2015 that covers a portion of Lots 1 through 61, removing the filled building areas in five surveyed parcels to shaded Zone X (FEMA determination document). FEMA lists it as not incorporated into the map, so an automated lookup still reads AH. In a Dundee sale that letter, with your elevation certificate, is the first document a buyer’s lender and insurer need to see.

What Should a Dundee Seller Know First?

A Dundee at TwinEagles seller should know nine facts before choosing a list price: the 36-month price band, the three sales of the last twelve months, the empty active market, the deeded club category, the buyer’s initiation fee, the three estoppels, the Phase One balance, the FEMA fill letter and the home’s first replacement cycle. Each is set out below.

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

• 61 single-family Minto homes on Dundee Lane, built 2016 to 2019, on homesites Minto marketed at 62 by 135 feet, inside TwinEagles’ 717 homes and homesites.
• The Southwest Florida MLS shows 11 Dundee closings in the 36 months to September 24, 2026, the first window with ten or more, from $1,400,000 to $2,000,000, a median of $1,630,000, and none entered after closing.
• Those 11 sold after a median of 58 days on market at a median 94.71 percent of final list price, and none of the 11 closed at or above list.
• The last twelve months hold three closings, too few for a median: $1,490,000, $1,900,000 and $1,400,000.
• No Dundee home was for sale on September 24, 2026, against 15 active listings across TwinEagles.
• Collier County’s recorded deeds hold the same 11 qualified resales in 36 months at the same $1,630,000 median, and 20 in 60 months at a $1,537,000 median.
• The buyer pays the club $150,000, $60,000 or $45,000 at closing, plus a $3,500 transfer fee, the Dundee $500 resale contribution, and takes over the remaining Phase One capital assessment.
• Three estoppels: the club, the master association and the Dundee association.
• Flood is a paperwork question: the map reads Zone AH, and one FEMA fill letter covers a portion of Lots 1 through 61.

Is Now a Good Time to Sell a Dundee Home?

For a prepared, well-priced Dundee at TwinEagles home, yes. No Dundee home was for sale on September 24, 2026, so the next listing faces no competition on its own street, while the three MLS closings of the last twelve months, $1,400,000 to $1,900,000, show buyers are paying for the right plan and view.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, Dundee Lane, pulled 24 Sep 2026)

The Twelve-Month Picture: Three Closings, Listed One by One

Three sales are too few for a median, so here is each one, from the Southwest Florida MLS pull of September 24, 2026:

Window: September 25, 2025 to September 24, 2026, three closings, $4,790,000 in volume [our arithmetic from the MLS rows]. The spread is $500,000 on homes of 3,083 to 3,940 square feet of MLS living area, from about $355 to $492 per living square foot, and it tells you that plan, lot and condition matter more here than any average. Every one closed below its final list price, by 5.0 to 15.2 percent. The prior twelve months held two Dundee closings, at $1,490,000 in December 2024 and $1,700,000 in January 2025.

The Thirty-Six-Month Picture: Eleven MLS Closings

Our rule is to widen the window until it holds ten sales. The 12 and 24-month Dundee windows hold 3 and 5 closings, so the first window with ten is 36 months, and that is the one we use for a median.

Source: Southwest Florida MLS, development name Twin Eagles, closed 09/25/2023 to 09/24/2026, pulled September 24, 2026, with every closing assigned to Dundee by street, Dundee Lane, because the MLS subdivision field is inconsistent. Across all of TwinEagles the same 36-month window shows 113 closings at a median 55 days on market and 95.11 percent of list, so Dundee has sold at about the community’s pace and a little further from list.

The Sixty-Month Record and the Days-on-Market Turn

Widen to 60 months and the MLS holds 18 Dundee closings, $28,625,000 in volume, from $1,150,000 in November 2021 to $2,051,000 in March 2023, and it shows how quickly the street’s market changed. The seven closings from November 2021 to May 2023 took 1 to 8 days on market, except one at 51, and five of them closed at or above list, two at 110.00 and 114.81 percent. The eleven closings since October 2023 took a median 58 days, and none reached its list price. Over the full five years that averages out to a median 17 days and 95.84 percent of list, against 32 days and 96.17 percent for all of TwinEagles [our arithmetic from the MLS rows]. The 2021 to 2023 pace is not today’s market, and a seller who prices from a neighbor’s 2022 story will be waiting.

The County Deed Record Beside the MLS

We ran the same years through Collier County’s recorded deeds. Counting only DOR-qualified, arm’s-length sales over $100,000, the county holds the same 11 Dundee resales in the 36 months ending September 24, 2026 (newest recorded sale June 30, 2026), at the same $1,630,000 median and $18,160,000 in volume. At 60 months the county holds 20 qualified resales, from $1,150,000 to $2,051,000, a median of $1,537,000 (the mean of the two middle sales, $1,525,000 and $1,549,000), and $516.19 per county square foot of building area. All 18 MLS closings appear on the county list; the county adds two qualified sales, recorded in December 2022 and February 2023, that the MLS window does not carry. The county measures homes by the roll’s building area, which is not MLS living area, so we never set the two per-foot figures side by side.

No Dundee Home for Sale Today

On September 24, 2026 the Southwest Florida MLS showed no active Dundee listing. Across all of TwinEagles the same pull showed fifteen active listings and about 3.6 months of supply, and Dundee, Lake Estates, Lockford, Wicklow and Wisteria had nothing listed at all. For a Dundee owner that is the strongest single fact on this page: a buyer who wants a 2016 to 2019 Minto home at the quiet north end of TwinEagles has exactly one choice, and it could be yours. An empty market is a pricing advantage to protect, not to spend, because a buyer who has been waiting will still compare your number with the three sales of the last year.

Thinking of Selling in Dundee? Start With a Written Valuation

With about four Dundee sales a year, a twelve-month band from $1,400,000 to $1,900,000 and no competing listing on the street, the first price you publish is the most important decision of your Dundee sale. Request a written opinion of value through our free Dundee at TwinEagles 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.

What Have Dundee Homes Sold For Since Minto’s First Closings?

Collier County’s recorded deeds trace Dundee at TwinEagles from Minto’s new-home closings at a median of $820,000 in 2016 to 2020, to qualified resales at a median of $1,150,000 in 2021, $1,575,000 in 2023 and $1,630,000 in 2024. The record, $2,051,000, closed in March 2023, and 2026 resales sit a little below the 2024 level.

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

Minto’s Closings, 2016 to 2020

Source: Collier County recorded deeds, first improved sale of each Dundee lot, DOR-qualified; where a year has an even number of sales, the median is the mean of the two middle sales. Three more first sales were recorded but not qualified by the county, which accounts for all 61 homes. Minto’s own marketing tracked the same band in December 2017: “a final opportunity to purchase a 2,600 to 3,800 square feet residence in the $600,000 to $800,000 price range” (Florida Weekly, December 21, 2017).

The Resale Series, by Year

Source: Collier County recorded deeds, DOR-qualified resales, every sale after the builder’s first sale of the home. Every year holds fewer than ten sales, so read each median as the middle of a handful of houses, not a market rate; even-numbered years use the mean of the two middle sales. The highest qualified Dundee sale on the county file is $2,051,000, recorded in March 2023.

The Same Houses, Sold Twice

The cleanest price evidence on a one-builder street is the same house selling twice. Twenty Dundee homes carry at least two qualified sales on the county file, and four pairs show the range:

Source: Collier County recorded deeds, qualified sales on the same parcel; percentages are our arithmetic, and pools, upgrades and improvements between the two sales are not in the deed file. The one qualified loss on the street was recorded before the 2021 run-up; every pair that bought new and resold from 2023 on more than doubled in nominal terms.

What the Series Means for a Seller Today

An owner who bought from Minto holds a large gain even after the easing since 2024, and bought before the club charged any initiation fee at all; the first one, in April 2021, was $30,000 for Golf, and Minto’s 2015 and 2016 releases had described golf as included with a new home, a builder sales program that no longer applies. Your buyer today pays $150,000 for Golf, so the all-in cost of your house to the next owner is far higher than the price on your deed suggests. An owner who bought in 2023 or 2024, near the top of the series, faces the harder conversation, and we would rather have it with the recorded numbers on the table than with a portal estimate that ignores them.

Why Dundee Turns Over About Four Times a Year

Twenty qualified resales on 61 homes in about 57 months is roughly 7 percent of the neighborhood a year, about four sales, and those 20 sales fell on 15 different homes: most Dundee owners bought from Minto and stayed. That is enough for a real comparable set, and in the 60 months to June 2026 Dundee’s 20 recorded resales trailed only Fenhurst’s 24 among the production-builder neighborhoods of TwinEagles and matched Kinross. It also means your sale will very likely become the comparable the next buyer and appraiser use, and that a mispriced listing can sit: the sale that could rescue an ambitious price may be months away.

Dundee vs Lockford: Which Will Your TwinEagles Buyer Choose?

Dundee vs Lockford is the comparison a TwinEagles buyer of a Minto home weighs most. Both are all-Minto streets with their own neighborhood association and the same 2024 master assessment within a dollar. Dundee offers 61 newer homes at the quiet north end at a $1,537,000 county median; Lockford offers 41 older homes on the Eagle course at $1,390,000.

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

Minto built Lockford first and was closing it out as Dundee opened in 2015, and the Grand Arbors design guidelines name the two together as the neighborhoods whose Minto home designs the developer approved. Our Lockford at TwinEagles guide carries every recorded Lockford sale, its flood points and its FEMA letter.

The Dundee vs Lockford Decision Table

Sources: Southwest Florida MLS, pulled September 24, 2026; Collier County recorded deeds and 2026 preliminary roll (county building area, never compared with MLS living area); TwinEagles HOA Approved 2024 Budget; Dundee 2020 amendment; RCS 2026 tariff; FEMA National Flood Hazard Layer and letters of map change, queried September 2026; OSRM off-peak routing. Lockford holds fewer than ten sales at 60 months on either record, so its prices are listed or labelled as the county’s six-sale median.

The Same Minto Plan on Two Streets

The MLS records living area to the square foot, and Minto repeated its plans, so the same living area turns up on both streets. A 2,905 square foot home on Dundee Lane closed at $1,735,000 in April 2024; homes of the same recorded size on Lockford Lane closed at $1,590,000 in June 2024, $1,400,000 in March 2025 and $1,070,000 in January 2026. A 3,083 square foot home on Dundee Lane closed at $1,490,000 in January 2026; one on Lockford Lane closed at $1,380,000 in August 2025. At the same recorded size, with the sales two to five months apart, Dundee has closed about $110,000 to $145,000 higher [our arithmetic from the MLS rows, two pairs, not a rate]. That gap is the honest measure of what the Dundee setting, the newer build years and the lawn service are worth to a buyer who has seen both.

Who Should Choose Dundee, and Who Should Choose Lockford

A buyer should choose Dundee for a 2016-to-2019 home on a dead-end street with lakes and preserve around it, a lawn and irrigation system the association runs and pays for, a deeper resale record to buy against, and a lot that is often larger on the curves and cul-de-sacs. A buyer should choose Lockford for a street on the Eagle course about a half mile closer to the clubhouse, individual mailboxes, a dog run if they need one, and, on recent sales, the same Minto plans at a lower entry price.

What the Comparison Means for Your List Price

Your buyer has very likely toured Lockford, and on the county’s own yardstick Dundee trades about 10 percent higher per county square foot over five years, $516.19 against $468.24 [our arithmetic]. That premium is earned by the setting and the newer build years, so a Dundee listing has to show both: the lake, preserve or fairway behind your lanai, the age of the roof and air conditioning, and the association’s lawn service. A Dundee home that looks like a Lockford home in a photograph will be priced like one by the buyer, and we set your number against both streets so the list price survives that side-by-side.

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

On the seller’s own yardsticks, Dundee at TwinEagles sits at the top of TwinEagles’ production-builder neighborhoods: a $1,630,000 36-month MLS median, 58 median days on market and a 94.71 percent median sale to list ratio, and the highest 60-month county median of any production-builder neighborhood, $1,537,000 on 20 sales.

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

The Seller’s Yardstick, Middle of the Ladder

Source: Southwest Florida MLS, pulled September 24, 2026; home counts from the 2026 preliminary Collier County roll and the club. The windows differ by row, so compare the pattern, not the exact medians. Days on market and sale to list use MLS-marketed sales only.

The County Benchmark, Production-Builder Neighborhoods

Yardstick: Collier County recorded deeds, DOR-qualified resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026); median per county square foot uses the roll’s building area, not MLS living area; even counts use the mean of the two middle sales; assessments from the TwinEagles HOA Approved 2024 Budget. Counts under 10 are thin and read as a list. Above this group sit Hedgestone (14 sales, median $2,205,000), The Estates (7, $2,355,000) and Lake Estates (9, $2,800,000).

What the Yardstick Tells a Dundee Seller

Three things. First, Dundee has the highest recorded resale median of any production-builder neighborhood in TwinEagles on a real sample, 20 sales, and only Wisteria, on 10 sales, trades at a similar rate per county square foot, so your buyer is paying for the top of the production-home ladder and expects a home that looks like it. Second, over the same 36 months Dundee has sold at about the community’s pace, a median 58 days against 55 for all of TwinEagles, and in the latest twelve months 42 days, the middle of three sales, against 83. Third, Dundee buyers negotiate about as hard as the rest of TwinEagles, a median 94.71 percent of list against the community’s 95.11 percent at 36 months, and no Dundee sale since October 2023 has closed at its list price. Our TwinEagles seller guide sets all twelve neighborhoods side by side.

How Do We Price a Dundee Home?

We price a Dundee at TwinEagles home from the 11 MLS closings of the last three years and the 20 recorded resales of the last five, read plan by plan, adjusted for the lot and what sits behind it, the deeded club category, the home’s first replacement cycle and the flood file, then tested against the likely appraisal.

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

We Start With the Dundee Record, Not the TwinEagles Median

The TwinEagles-wide MLS median over the last twelve months was $1,031,250, pulled down by 120 Covent Garden condominiums and the Lennar neighborhoods of Kinross and Fenhurst next door. It is the wrong starting point for a Dundee home, and so is any automated estimate that blends Dundee with Kinross, whose 86 Lennar homes sit beside Dundee along the northern edge of TwinEagles and resold at a $885,000 county median over five years. A Dundee price starts from Dundee sales, read on MLS living area, and cross-checked against the county’s recorded deeds on the county’s own building-area measure, never one against the other.

Plan by Plan: the Minto Catalogue

Minto offered seven plans in Dundee: the Prestwick at 2,642 square feet under air, the Inverness and Inverness II at 2,899 and 2,733, the Birkdale at 2,840, the Turnberry at 2,842, the Prestwick Grand at 2,905, the St. Andrews at 3,180 and the two-story Turnberry Grand at 3,811, per Minto’s plan descriptions in the Naples Daily News archive, April 27, 2015 and Florida Weekly. The county roll’s building-area field runs from 2,740 to 4,154 square feet across the 61 homes, median 3,001, and the recorded declaration caps every home at 2,100 to 4,000 square feet of air-conditioned living area. Builders revise plans over a build-out, so the permit set and your survey, not a brochure, describe your house, and we price it against the Dundee sales of the same recorded size first.

The Lot and the View Set the Bracket

Minto marketed Dundee homesites at 62 by 135 feet, about 8,400 square feet, but measured from the county’s parcel map the 61 lots run from about 8,400 to 17,300 square feet, median about 10,200, and the pie-shaped lots on the curves and cul-de-sacs are the largest. “Lakes situated at all four corners of the neighborhood, including a lake measuring 34-acres,” the developer wrote in 2015, and on the 2023 federal aerial lakes sit inside and outside the loop, a golf fairway runs between its southern arms and wooded preserve lies beyond the northern and western lots. No public dataset tags a sale by its view, so we never publish a view premium; we isolate it the honest way, against recorded Dundee sales of the same plan with and without it, using your survey and aerial photographs.

The Deeded Category Changes the Buyer’s Math

The initiation fee is a fixed number on top of your price, and at Dundee prices it is a large one. Here is what a buyer actually writes at closing at the Dundee 36-month median, before prorations and closing costs, at the club’s posted September 2026 fees:

Our arithmetic from the MLS median, the club membership page and the 2024 Membership Agreement; the Dundee $500 resale contribution and $100 application come on top of each row. The rows are illustrations, not a statement about any address, because the category is set by each home’s deed and only the club’s estoppel states it. The $105,000 gap between the Golf and Social fees is about 6 percent of a Dundee price, so a golfer shopping at $1.6 million weighs a Social-deeded home differently, and only 614 Golf memberships exist for 717 homes. We have found no public document that lists the category for each Dundee address, so we order the club estoppel before we 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” (Phase One Master Plan). The last public figure, on the club’s fiscal 2022 schedule, was $244 a month for Golf (FY2022 Dues and Fees). The 144 monthly payments run September 2020 to August 2032, and the 71 remaining after September 2026 come to $17,324 at the FY2022 rate, an illustration and not a balance [our arithmetic]. The club estoppel states the actual figure for your home.

The First Replacement Cycle and the Permit File

Collier County’s monthly issued-permit files from January 2024 through July 2026 show 29 permit records on Dundee Lane and no new-home, reroof or storm-repair permit. Twelve are mechanical, mostly air-conditioning replacements, and five homes added whole-house standby generators, each with its own gas and electrical permits (Collier County issued permits, July 2026). A street built from 2016 to 2019 is entering its first replacement cycle: air conditioning first, roofs later. A Dundee home with a new system, a generator or impact openings, each permitted and approved, answers the buyer’s inspection questions before they are asked, and we price that difference from recorded sales rather than a contractor’s invoice.

Why Automated Estimates Miss in Dundee

An automated estimate sees a house, a lot and nearby sales. It cannot see the club category deeded to your home, the Phase One balance your buyer takes over, the FEMA letter that removes your building area from Zone AH while the map still reads AH, or whether your lot backs onto the preserve, a lake or a fairway. It cannot tell a 2,733 square foot Inverness II on a pie-shaped cul-de-sac lot from a 2,733 square foot plan on a standard 62-foot lot. With about four Dundee sales a year, and Kinross’s lower-priced Lennar homes next door to the east inside the same gate, a model has too little to learn from, and your buyer sees its estimate too, which is one more reason your price needs a written, sourced rationale behind it.

Pricing When Nothing Else Is Listed

In a thin market the live listings usually matter as much as the closings. On September 24, 2026 there were none on Dundee Lane, so the comparison your buyer makes is with the three sales of the last twelve months, the Lockford and Wisteria homes of similar size, and whatever Hedgestone offers at the next price level up. We read every active listing in those neighborhoods with its price history, because those are the homes your buyer tours the same afternoon, and we set your number where it wins that comparison, not where it merely matches the last Dundee sale.

How Do We Market a Dundee Home?

We market a Dundee at TwinEagles home to the buyer actually buying there: most often a Florida household wanting a young Minto home on a quiet street inside a private two-course club. That means leading with the plan, the view and the deeded category, aerial photography of the lakes and preserve, database outreach, and showings run through the gate.

Data updated: September 2026 (Collier County 2026 preliminary roll; TwinEagles HOA Quick Guide for Realtors and Grand Arbors Design Review Guidelines; Dundee declaration; club membership page)

Who Actually Buys in Dundee

Dundee is one of the most year-round neighborhoods in TwinEagles on the county record: 44 of its 61 homes, 72 percent, carried a Florida homestead exemption on the 2026 preliminary roll, against about 54 percent across TwinEagles as a whole. The census block group that contains TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey (Census Reporter), yet Dundee has no age restriction, and its 2,700 to 4,150 square foot homes, many with pools, suit a family drawn by the A-rated schools as well as a retiree. Your likely buyer is a Florida household moving within Collier or Lee County, a current TwinEagles member moving up from a smaller home, or a seasonal buyer who wants a house the association keeps presentable while they are away.

Lead With the Plan, the View and the Category

A Dundee buyer can tell a Prestwick Grand from a Turnberry Grand. What they cannot see from a listing sheet is the lot: the width at the back, what the lanai faces, whether a lake or the preserve is behind it. So a McGreevy and Comisar listing names the plan in the first line of the remarks, measures the lot from the county parcel map, states the deeded club category, and shows the initiation, the transfer fee, the Dundee resale contribution and the Phase One figure from the estoppels beside the price. It sounds like a disadvantage to print a $150,000 club fee next to your price. In practice the buyers who call are already qualified for it, and the buyer who would have walked away in week three never takes a showing slot.

Photography, Aerial and the Preserve

Dundee sells from the air and from the lanai. The developer’s 2015 launch release called it “secluded, extremely private,” on a cul-de-sac “in the northernmost section of the TwinEagles community” with “water, preserve and golf course views” (Naples Daily News archive, April 27, 2015). Professional architectural photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, and in Dundee the aerial is what shows a buyer exactly which lake, fairway or preserve tract sits behind your house, and how far the nearest neighbor is on a pie-shaped lot.

Showings Through the Gate, 3.2 Miles Out

TwinEagles has one guarded gatehouse, at the Immokalee Road entrance on TwinEagles Boulevard, and Dundee sits at the far north end, about 3.2 miles and 13 minutes by road on the OSRM routing engine. Guests and vendors are registered through dwellingLIVE, and the master association’s Quick Guide for Realtors sets the rules every listing works under: private showings need an appointment and ID. We register every showing ahead of time so no buyer waits at the gatehouse, and we turn the drive to Dundee into part of the showing, past the clubhouse and the Eagle, so the distance reads as privacy rather than inconvenience.

Open Houses and the Dundee Sign Rule

Open houses run on Saturday and Sunday, 9 a.m. to 5 p.m. only, and the gate admits visitors only to addresses on the weekly open-house list pulled from the MLS. Signs are stricter in Dundee than elsewhere in Grand Arbors: the Dundee declaration says an owner “shall not display any sign, advertisement or notice of any type in Dundee at TwinEagles, including in or upon his or her vehicle(s), except as may be previously and specifically approved in writing by the Association” (Dundee declaration), and the Grand Arbors guidelines add that any approved sign is no larger than 24 by 18 inches, never on the golf course or rear yard, with no information tube. We ask the Dundee board in writing before a sign goes in, and we plan the marketing on the assumption that buyers find your home online, not from the street.

Discreet and Off-Market Options

Not every Dundee seller wants a Sunday open house. An estate, a divorce, a health change or a move north is often better handled quietly, through direct agent-to-agent outreach across the North Naples clubs and appointment-only showings, which the gate rules already assume. With about four Dundee sales a year and no competing listing on the street today, full exposure usually produces the stronger price, so we set out both paths, and the trade between them, before you choose. Confidential conversations are welcome at (239) 898-6072.

How Do We Negotiate a Dundee Contract?

Jesse McGreevy and Marc Comisar negotiate every Dundee at TwinEagles offer themselves, and where the median home of the last three years closed at 94.71 percent of list and none reached its list price, that negotiation is where a seller’s money is kept. We answer the category, Phase One, flood letter, estoppel and replacement-cycle questions before the first offer.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; club 2024 Membership Agreement; Golf and Sports Declaration of Recreational Covenant; Dundee 2020 amendment)

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator, and counteroffers are not written from a template. In Dundee that matters, because a serious buyer at $1.5 million and up may be the only one for weeks, and the offer usually arrives with questions about the category, the flood map and the air conditioning whose answers move the price.

Reading 94.71 Percent Correctly

A median sale to list ratio of 94.71 percent does not mean every Dundee buyer expects five percent off. It means most listings of the last three years were priced a little above what buyers would pay and closed a little below: nine of the eleven closed within 7 percent of their final list price, while the May 2026 sale closed at 84.85 percent after 186 days on market [our arithmetic from the MLS rows]. A home priced inside the recorded band, with its file complete, draws offers close to its ask, and the negotiation turns on terms rather than a large reduction.

Negotiating the All-In Number, Not Just the Price

A Dundee buyer negotiates a total, and part of it is not on the house. The club initiation is the buyer’s by the club’s rules, and the $500 Resale Fund Contribution is the buyer’s under section 6.9 of the Dundee declaration as amended in 2020. Everything else is a contract term: who bears the $3,500 transfer fee, how club dues, the master association’s January 1 assessment and the Dundee quarter in progress are prorated, and how the remaining Phase One payments are handled. The club’s recorded Golf and Sports Declaration of Recreational Covenant makes seller and buyer “jointly and severally liable to the Club for any dues … incurred prior to the date of sale,” so a clean club estoppel is part of what you deliver. Often the right answer to a concession request is a precise proration, not a price cut.

Flood, Insurance and Inspection Before the Offer

The questions that stall a Dundee contract are predictable: why the map says Zone AH, whether the FEMA letter covers the building area of this house, the age of the air conditioning and the roof, and whether every exterior change was approved. We put FEMA’s determination document, your elevation certificate, the wind-mitigation report, the permits for every replacement and the architectural approval letters in the listing file on day one, so the buyer’s insurance agent quotes the home in a day, and no buyer uses an unanswered question to reopen the price after inspection.

Building the Club Approval and the Seven-Day Rule Into the Dates

The buyer’s signed Membership Agreement and transfer fee must reach the club “SEVEN (7) DAYS PRIOR to the closing,” membership “is contingent upon approval by the Club,” and the master association screens the buyer separately (2024 Membership Agreement; HOA evaluation instructions). Under the recorded Golf and Sports covenant, the club must act within 30 days of a complete application. The Dundee association adds its own new-owner application, with a copy of the warranty deed within ten days of closing (Dundee new owner application). We write the contract dates around those steps and order all three estoppels the week the listing goes live.

Which Recent Dundee Sales Matter Most to Your Price?

The Dundee at TwinEagles sales that matter most are the three MLS closings of the last twelve months, $1,400,000 to $1,900,000, read against the June 2024 top of $2,000,000, the $1,630,000 median of the last three years and the 2023 record of $2,051,000. Your appraiser and buyer will use the same record, shown here without addresses.

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

Every Dundee MLS Closing, September 2021 to September 2026

Source: Southwest Florida MLS, 60 months, pulled September 24, 2026, assigned to Dundee by street. Eighteen sales, $28,625,000 in volume, median $1,549,500 (the mean of $1,549,000 and $1,550,000), none entered after closing; the first ten-sale window is 36 months, where the median is $1,630,000. Sale to list is our arithmetic from each row.

The June 2024 Top Sale, Worked Through

The June 2024 sale at $2,000,000 is the one a seller hears about, and it set the top of the last three years: listed at $2,199,000, it closed at 90.95 percent of list after 58 days, on the largest MLS living area recorded on the street, 4,459 square feet, which works out to about $449 per living square foot [our arithmetic]. It was a big house at a big number, not a record rate. The record price, $2,051,000 in March 2023, came at the 2021 to 2023 peak on a 3,811 square foot home, the size Minto marketed for its two-story Turnberry Grand, after 5 days on market at 102.55 percent of list.

The May 2026 Sale at 186 Days

The newest Dundee sale is the one a buyer’s agent will quote against you. A 3,940 square foot home listed at $1,650,000 took 186 days on market and closed at $1,400,000, 84.85 percent of list and about $355 per living square foot, the lowest rate in the three-year window [our arithmetic]. On the county file it is a 2017 home. Part of that is the market of 2026 and part is the house, and we answer it with the April 2026 sale at $1,900,000 after 42 days, and with what separates your home from that one in plan, lot, view and condition.

The Same Floor Plan, a Different Year

Because Minto repeated its plans, the MLS shows the same living area selling in different years, which is the cleanest reading of where Dundee stands. The 3,001 square foot plan closed at $1,440,000 in June 2022, $1,549,000 in May 2023, $1,575,000 in December 2023 and $1,490,000 in December 2024. The 3,062 square foot plan closed at $1,350,000 in May 2022 and $1,630,000 in May 2024. The 3,811 square foot plan closed at $2,051,000 in March 2023 and $1,700,000 in January 2025. The 3,083 square foot plan closed at $1,375,000 in December 2021 and $1,490,000 in January 2026. Read together, the pairs say Dundee rose sharply into 2023, eased from the 2023 peak, and in 2026 sits above its 2021 and 2022 levels, and that one plan’s price can swing by $350,000 between a record year and a normal one.

What a Buyer’s Appraiser Will Use

A lender’s appraiser looks first for closed sales in the same neighborhood within six to twelve months, and in Dundee that means the three 2026 sales, then the 2025 and 2024 sales adjusted for time, and then Lockford and Wisteria sales of the same Minto sizes when your plan has not sold recently. We assemble that comparable set before you list, so the price we recommend is one the appraisal can support. The club initiation sits outside the appraisal, which is one more reason the all-in number is managed in the negotiation.

What Does It Cost to Sell a Dundee Home?

Selling a Dundee at TwinEagles home costs the commission, Florida documentary stamp tax at $0.70 per $100, three estoppel fees, and prorations of taxes, club dues, the master assessment and the Dundee quarter. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the club initiation, usually the transfer fee and the Dundee $500 contribution.

Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; DBPR estoppel certificate fee schedule; club FY2022 Dues and Fees and 2024 Membership Agreement; Dundee 2020 amendment)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it on a residential resale. At the Dundee 36-month median of $1,630,000 that is $11,410. At the April 2026 sale price of $1,900,000 it is $13,300, and at the $2,000,000 top of the last three years it is $14,000 [our arithmetic]. It is the largest fixed cost of selling after commission.

Title Insurance and the Collier County Custom

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

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

On your side of the statement: club dues and the Phase One payment through the closing date, the master association assessment prorated from its January 1 billing, the Dundee quarterly assessment prorated through the quarter in progress, and any past-due balance on any of the three accounts. 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 Dundee $500 Resale Fund Contribution at closing; and the $100 Dundee new-owner application. The buyer then carries the remaining Phase One payments. The Dundee contribution has its own exemptions, including family and estate-planning transfers and a Dundee owner buying a second Dundee home.

Commission After the NAR Settlement

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

A Seller Net Sheet at the Dundee Median

Florida property taxes are paid in arrears, which is why the seller credits the buyer for the months the seller owned the home. Your own net sheet uses your contract price, your tax bill, your three estoppels and your closing date, and we build it with you before you sign a listing agreement.

What Must a Dundee Seller Disclose Under Florida Law?

A Dundee at TwinEagles seller owes the buyer the Florida Statutes 720.401 HOA disclosure summary before the contract is signed, not at closing, because every Dundee home is a single-family parcel under two homeowners’ associations, the master and Dundee’s own. The seller also owes the 2024 flood disclosure, the property tax disclosure summary, and every known material fact a buyer cannot see.

Data updated: September 2026 (Florida Statutes 720.401, 689.302, 689.261 and 193.155; Golf and Sports Declaration of Recreational Covenant; Dundee declaration and 2020 amendment, retrieved 24 Sep 2026)

The HOA Disclosure Summary Is Owed Before Contract

Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not the developer, supplies it. The contract itself must carry the statute’s warning in conspicuous type. If the summary is missing, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived; it ends at closing. Every Dundee home is a single-family parcel under both the TwinEagles master association and the Dundee association, so every Dundee seller owes it, and the summary should reflect both assessments. This is information, not legal advice; confirm the form with your closing agent or attorney.

What the TwinEagles and Dundee Documents Assign to Each Side

The records split a Dundee sale cleanly, and the split is publishable even where a current dollar figure is not. The seller owes the disclosure summary before the buyer signs, and clean accounts with all three bodies, because the recorded Golf and Sports covenant makes seller and buyer jointly and severally liable for club dues incurred before the sale. The buyer owes the club’s application and signed Membership Agreement seven days before closing, the $3,500 transfer fee, the initiation fee for the deeded category, the remaining Phase One payments, the Dundee $500 Resale Fund Contribution and the Dundee new-owner application. The club owes a decision within 30 days of a complete application. Who owes what is fixed by the documents; the current amounts print on the estoppels.

No Community Development District Disclosure

Florida Statutes 190.048 requires a disclosure to buyers of property inside a community development district. Dundee has none: the 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s Official List of Special Districts names no TwinEagles district. Neither the Dundee association’s 2024 entry project nor the master association’s lake-bank work was funded by a special assessment. Say so in the listing, because a buyer comparing North Naples communities often carries a district bond 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 home and any federal flood assistance received, per the Florida Senate’s bill analysis. Answer it from your own records, completely. In Dundee, where the published map reads Zone AH and a FEMA fill letter removes a portion of Lots 1 through 61 from the high-risk area, FEMA’s determination document and your elevation certificate belong 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 your capped assessment does not pass to your buyer (Florida Statutes 193.155). On a street where 72 percent of homes carry a homestead exemption, and most owners bought from Minto at 2016 to 2020 prices, that reset is often the largest change in the buyer’s carrying cost.

Unapproved Exterior Work Is a Disclosure Question

Every exterior change to a Dundee home needs prior written approval: the Dundee declaration lists buildings, sheds, play structures, basketball hoops, walls, mailboxes, landscaping changes, pools and screened enclosures, and repainting in a new color, and the TwinEagles master association’s Architectural Review Committee reviews the work (Dundee declaration). A generator, a pool cage or a landscape change made without approval is a fact a buyer’s attorney will find by comparing the house with the association’s file. Gather your approval letters before you list; where one is missing, apply for it before a buyer asks.

Known Defects and Johnson v. Davis

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

How Does the Flood Map Affect Selling a Dundee Home?

The flood map affects a Dundee at TwinEagles sale through one document. FEMA’s published map shows Dundee Lane in Zone AH, but a Letter of Map Revision based on Fill dated December 24, 2015 covers a portion of Lots 1 through 61 and removed the filled building areas to shaded Zone X. The map picture never changed.

Data updated: September 2026 (FEMA determination document dated 24 Dec 2015; FEMA National Flood Hazard Layer, effective panel dated 16 May 2012, letters of map change and preliminary layer; Collier County elevation certificates layer, queried 24 Sep 2026)

What FEMA’s Letter Says

We read the six-page determination from FEMA’s Map Service Center (FEMA determination document), and FEMA’s own database lists it as the only letter of map change naming Dundee (FEMA letters of map change layer):

So the accurate statement for a buyer is not that Dundee is out of the flood zone, and not that every lot has its own letter. It is that one fill letter removed the surveyed building areas of the street from the high-risk area, and that rear yards and lake edges outside those parcels can remain in it.

What the Map Picture Still Shows

Sources: FEMA National Flood Hazard Layer and FEMA preliminary flood hazard layer, queried September 24, 2026. These are map readings at points, never a statement about any house: because the letter was never incorporated, the map shows what the ground was before the fill, and a single home’s status comes from its survey, its elevation certificate and the letter. An automated flood lookup that reads only the map will say AH, which is why the letter must be in your file.

LOMA or LOMR-F: Why the Difference Matters to Your Buyer

People call any FEMA flood letter a “LOMA,” but Dundee’s is a LOMR-F. A Letter of Map Amendment says land on natural ground was always above the base flood elevation; a Letter of Map Revision based on Fill says the land was raised with earthen fill to or above it, and the local government must certify the filled area as “reasonably safe from flooding,” which the letter records (FEMA, LOMA and LOMR-F process). Dundee’s letter was issued before most homes were built: the homesites were filled first, and the letter covered the filled building areas of the whole block at once. A buyer’s agent who asks for “the LOMA” is asking for this document.

What the Letter Does, and Does Not Do, for Your Buyer’s Lender

The letter’s own words: the removed portions are not in the Special Flood Hazard Area, and “therefore, the Federal mandatory flood insurance requirement does not apply.” That is worth money at a sale, because a lender that applies it to a Dundee house on the removed portion of its lot should not trigger the federal mandate. But the letter also says “the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan,” the removed areas are shaded Zone X, the 0.2 percent annual-chance area, and FEMA notes that more than a quarter of flood claims come from outside the high-risk area. So we tell buyers the whole of it, early, and hand their insurance agent the letter and the elevation certificate at the first showing.

Elevation Certificates on Dundee Homes

Collier County’s public layer indexes ten elevation certificates filed with 2015 and 2016 building permits on Dundee Lane (Collier County elevation certificates layer). On the five whose key fields are legible, the top of the bottom floor sits at 17.5 to 18.4 feet NAVD88, and several record a flood elevation of 16.1 feet, the same figure as the lowest lot elevation in FEMA’s letter, so those floors sit about 1.4 to 2.3 feet above it. A seller who hands the buyer’s insurer a certificate showing the floor above 16.1 feet answers the first underwriting question before it is asked.

The 2027 Flood Map

FEMA released preliminary replacement panels on March 20, 2025, and the Dundee parcel centers keep the same 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). FEMA lists Dundee’s letter as not incorporated, and letters in that status are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). FEMA has not yet published that outcome for Dundee, so a buyer after summer 2027 will ask whether the letter was revalidated, and a seller listing then should check FEMA’s revalidation letter for the county first.

Citizens, the County Discount and the Storm Record

From January 1, 2027, Citizens Property Insurance requires flood coverage on primary residences insured for wind by Citizens (Citizens flood requirement), so flood becomes part of the monthly math for a Citizens buyer regardless of the letter. Collier County is a Class 5 Community Rating System community, worth a 25 percent discount on eligible flood premiums (FEMA eligible communities, April 1, 2026). Dundee Lane sits in evacuation Zone E, the state’s surge model reaches it only in a Category 4 or 5 storm, FEMA names the flooding source as ponding and overland flow from rain rather than Gulf surge, and homes here are designed for about 160 mph winds. Irma made landfall on Marco Island as a major hurricane on September 10, 2017, when about half of Dundee’s homes had closed; no public record we found names storm damage specific to Dundee in Irma, Ian or Milton, a search result rather than proof of absence.

What Will Your Buyer Pay to Own a Dundee Home?

Your Dundee at TwinEagles buyer will carry four recurring bills: the master association assessment, $3,646.26 in the 2024 budget, the Dundee quarterly assessment, which includes lawn care and irrigation water, club dues in the deeded category plus the Phase One payment, and Collier County property tax at 12.2558 mills. There is no separate irrigation bill and no CDD.

Data updated: September 2026 (TwinEagles HOA 2024 Approved Budget; Dundee declaration and 2020 amendment; club FY2022 Dues and Fees; Collier County Tax Collector 2025 bills)

The Fee Stack Your Buyer Will Underwrite

Sources: TwinEagles HOA Approved 2024 Budget; Dundee 2020 amendment; FY2022 Dues and Fees; Collier County Tax Collector. We do not add these into a monthly total, because the Dundee assessment, the current club dues and the 2025 and 2026 master budgets are not public, and a total built without them would be a guess.

The Master Assessment, Lower Middle of TwinEagles

The 2024 approved budget carries one line for the 61 Dundee homes, $3,646.26 per home, made up of $2,986.26 in operating assessment and a $660 reserve share, up 7.0 percent from $3,408.10 in 2023. Across TwinEagles, 2024 assessments ran from $3,300.46 for a Covent Garden condominium to $5,586.19 for an Estates homesite, so Dundee sits in the lower middle; Lockford pays $3,645.49 and Kinross $3,402.96. It is billed once a year and due January 1, so a mid-year closing prorates it. The 2025 and 2026 budgets sit behind the owner portal, and the master association’s estoppel states the current figure.

The Dundee Assessment and What It Buys

The Dundee declaration makes the neighborhood assessment “payable quarterly, in advance, on the first day of January, April, July and October of each year” (Dundee declaration, section 6.2). It funds the lawn, sod, irrigation and landscape maintenance on all 61 lots, the irrigation water itself, the Dundee entry landscaping on TwinEagles Boulevard, which the board took over from the master association in February 2024, and the association’s own insurance and management. The amount is not published; the Dundee estoppel for a specific home states the current quarterly figure, any balance and any special assessment. When your buyer compares it with a neighborhood where owners hire their own landscaper and pay their own irrigation bill, the Dundee assessment replaces two of those invoices.

Club Dues, Last Published in Fiscal 2022

The last dues schedule the club posted publicly (fiscal 2022) put Full Golf at about $18,328 a year before sales tax: $13,870 in operating dues, $1,207 in capital dues, $323 in capital improvements and the Phase One assessment at $244 a month. Sports came to about $7,336 and Social about $5,496 on the same basis. That is the last public schedule, not a current bill; the initiation fee has risen 2.3 times since, so a buyer should expect current dues to differ, and the club estoppel states them.

Property Tax and the Buyer’s Reset

Every Dundee home sits in a Collier County millage code totaling 12.2558 mills for 2025, including 3.75 mills for the North Collier Fire Control and Rescue District. At that rate each $1,000,000 of taxable value is $12,255.80 of ad valorem tax, so a buyer taxed on the $1,630,000 median with no exemption would owe about $19,977 before the garbage line [our arithmetic, an illustration of the mechanism, not a quote for any home]. Your buyer’s first full bill follows the purchase price, the homestead decision and the county’s next assessment, not your bill, and on a street where most owners bought at Minto’s 2016 to 2020 prices the difference can be large.

Insurance, Water and the Rest of the Monthly Math

Homeowners, wind and flood insurance are priced house by house on roof age, openings and floor elevation, and Dundee starts from a strong position: every home was permitted under the 2014 or 2017 edition of the Florida Building Code, in the wind-borne debris region where impact openings or approved shutters are required, on a filled pad covered by a FEMA letter. There is no private well (the declaration bars them) and no separate irrigation account. A seller who hands the buyer the insurance declarations pages, the wind-mitigation report and the elevation certificate answers the carrying-cost questions before they end a contract late.

Which Dundee Rules Affect a Sale?

The Dundee at TwinEagles rules that most affect a sale are the Dundee declaration’s limit of three leases a year of at least 30 days, prior written approval for every exterior change, the 2,100 to 4,000 square foot home-size limit, no fences of any kind, garage-only trucks and boats, the sign rule, and the hurricane shutter calendar.

Data updated: September 2026 (Dundee declaration, 2020 amendment and 2024 rules reminder; TwinEagles HOA Use Restrictions 2024 and Grand Arbors Design Review Guidelines, retrieved 24 Sep 2026)

Leasing and Selling With a Tenant

“No Dwelling Unit shall be leased for a term of less than thirty (30) consecutive days and no Dwelling Unit may be leased more than three (3) times in any calendar year. A copy of the lease must be provided to the Association prior to the commencement of the lease” (Dundee declaration, section 8.1.4). Renters are screened through the master association’s vendor as buyers are (HOA Use Restrictions, 2024). A sale can close with a lease running, and the buyer takes the home subject to it. For a Dundee seller those limits define the investor buyer: a seasonal lease to one family works, short stays do not, and your listing should say which lease, if any, the home carries at closing.

Architectural Approvals on Work You Did

Every exterior change goes to the TwinEagles master association’s Architectural Review Committee, which meets twice a month, takes complete requests up to two business days before a meeting and has up to 30 days to decide. The request package asks for the contractor’s insurance and licence, drawings to scale and, where applicable, the county permit (TwinEagles ARC request for modification). Landscape changes touch two bodies in Dundee: the master committee approves them, and if a change increases the Dundee crew’s work, the owner pays the extra cost. Interior refreshes need no association approval, so a seller preparing to list should keep pre-listing work inside the house where possible, or apply early for anything outside it.

Home Size, Garages and the Look of the Street

The declaration requires every Dundee home to “contain a minimum of two thousand one hundred (2,100) square feet and a maximum of four thousand (4,000) square feet of enclosed air conditioned living area,” and no home may be enlarged without approval. Garages may not be enclosed or converted to living or storage space. Exterior paint comes from the master association’s Approved Color List or the builder’s documented original color, under the Grand Arbors Design Review Guidelines. For a seller that means a buyer is buying the street’s consistency, and any addition you considered is capped before it starts.

No Fences of Any Kind

“No fence of any type is permitted to be erected on a Lot, including invisible fencing.” That is section 8.1.16 of the Dundee declaration, and it is stricter than the Grand Arbors guidelines that allow dog runs elsewhere. Backyards stay open to the lake or preserve view, which is part of what buyers pay for, and a buyer who needs a fenced yard is not a Dundee buyer. Saying so in the remarks saves everyone a showing.

Vehicles, Golf Carts and Parking

No trailer, boat, truck, camper or other non-passenger vehicle may stay in Dundee “unless fully enclosed in the garage,” motorcycles are garage-only, cars park in driveways and never on the lawn, and there is no street parking from 1 to 6 a.m. Private golf carts may use the residential streets with drivers 16 or older (Dundee rules reminder); the clubhouse is 1.4 miles away by road. A buyer with a boat or a pickup needs to know this before the first showing, so it goes in the remarks.

Hurricane Shutters and Generators

Shutters need the Dundee association’s written consent under the hurricane standards its board adopts, may not go up before a hurricane watch covers Dundee, and must come down within five days after the watch or warning ends; an owner who leaves for the summer must name a person or firm to install and remove them (section 8.1.29). Generators go as far back on the lot as possible, fully hedged from the street, the golf course and the neighbor, with a county permit first, under the Grand Arbors guidelines. Five Dundee homes added permitted standby generators from 2024 to 2026, and an approved generator or impact glass is a feature to photograph and to list.

Pets

“Lot Owners are permitted to have up to three (3) dogs and three (3) cats, fish and birds in a Dwelling Unit,” the declaration says, and it bars Pit Bull-type breeds and Presa Canarios; trained service and assistance animals are permitted. Pets are leashed outside and may not be left on a lanai with no one home. With no fences allowed, the pet rules are a question a Dundee buyer with a dog asks early, and a clear answer in the listing keeps the right buyers coming.

How Long Does It Take to Sell a Dundee Home?

A Dundee at TwinEagles home took a median of 58 days on market across the 11 MLS closings of the last three years, but the spread runs from 4 to 186 days, and the fast sales of 2021 to 2023 are gone. Closing then takes a month or more, for club approval, the master screening and three estoppels.

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

Price Decides Which End You Land On

The pattern in the Dundee record is plain. Homes priced at the evidence sold quickly: 4 days in December 2024 at $1,490,000, 25 days in January 2026 at $1,490,000, 42 days in April 2026 at $1,900,000. Homes priced above it waited and then closed well below the ask: 108 days in January 2025, closing at $1,700,000 against a $1,795,000 list, and 186 days in May 2026, closing at $1,400,000 against $1,650,000. With about four Dundee sales a year and nothing else listed on the street, a correctly priced home competes with no other Dundee listing and meets buyers who have been watching the neighborhood.

Season and the Dundee Buyer

Twelve of the 18 Dundee MLS closings of the last five years fell in January through June, and 8 of the 11 in the last three years did [our arithmetic from the MLS rows]; on the county file, 13 of the 20 qualified resales since late 2021 were recorded in the same months. A closing trails its contract by several weeks, so a spring closing is usually a winter contract, and a listing ready by January meets the most seasonal buyers. Across all of TwinEagles, 109 of the 188 MLS closings of the last five years fell January to June, so Dundee follows the community’s calendar closely.

A Realistic Sequence

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

Selling While You Are Up North

A Dundee sale can be run remotely more easily than most, because the association already mows, fertilizes and irrigates every lawn on a Tuesday schedule whether you are in Naples or not. The title company orders the estoppels, club documents move by email, and Florida title companies routinely close with mail-away documents or remote online notarization. Marc Comisar coordinates gate access, showings and vendors on the ground. Keep the air conditioning serviced and the house checked while it is listed, and keep all three accounts current so the estoppels come back clean.

What Should Your Listing Say About Life in Dundee?

A Dundee at TwinEagles listing should say what a buyer cannot see from the photographs: a dead-end street with lakes on three sides and preserve to the north and west, the clubhouse 1.4 miles away, two championship courses, A-rated assigned schools, and honest drive times, about 13 minutes to the gate and then about 22 minutes to Vanderbilt Beach off-peak.

Data updated: September 2026 (club scorecards 2024 and Club Life page; Collier County Public Schools zone locator and 2026 Accountability Brief; OSRM routing; Conservation Collier acquisition lists)

The Club, 1.4 Miles Away

From Dundee Lane the clubhouse is about 1.4 miles and 6 minutes by road. Its contractor lists it at 71,376 square feet after the renovation and expansion completed in 2023 (Curran Young Construction). The club offers two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a 2,500-square-foot resort-style pool and spa, a fitness center and the Himalayan putting course (Club Life). Dundee itself has no pool, clubhouse or courts: the club is the amenity, and a golf cart gets a Dundee owner there on community streets.

The Talon and the Eagle

The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999 and reopened in January 2022 after a Nicklaus Design renovation; it plays to 7,420 yards, par 72, rated 75.9 with a 145 slope (Talon scorecard 2024). The Eagle, which opened in 2007 and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012, plays to 7,607 yards, par 71, rated 77.5 with a 150 slope (Eagle scorecard 2024). Both earned Audubon International Gold Signature Sanctuary certification in 2023 (club Audubon certification). A golf fairway runs between Dundee’s southern arms, so some lots carry golf views as well as water.

Schools Zoned to Dundee

Three Dundee Lane addresses checked on the district’s own lookup, at the start, middle and end of the street, are zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High for the 2026-27 school year, and all three schools earned an A for 2025-26, per the district’s 2026 Accountability Brief. Bear Creek Elementary opened in August 2025 at 2400 Cub Court, about 6.5 miles and 20 minutes by road from Dundee Lane. A buyer should confirm a specific address on the district’s zone locator.

Beaches, the Emergency Room and the Airport

From the TwinEagles gate, off-peak on the OSRM routing engine, Mercato is about 21 minutes, Vanderbilt Beach about 22, Fifth Avenue South about 30 and Southwest Florida International Airport about 39; from Dundee add about 13 minutes inside the gate, and more in season. The NCH Emergency Department Northeast, a 24-hour freestanding emergency room at 15420 Collier Boulevard, is about 6.5 miles from Dundee Lane (NCH). Collier County property owners qualify for the county’s resident beach parking permit (Collier Parks, Vanderbilt Beach Park).

The Preserve to the North, and What Is Changing Nearby

North of Dundee is Golden Gate Estates Unit 53, zoned Estates, where Collier County’s voter-approved Conservation Collier program has bought tract after tract for its Red Maple Swamp Preserve, including tracts directly behind the Dundee lots (Conservation Collier Active Acquisition List, June 8, 2026); tracts the county has not bought remain private, so the view north is protected in part, not by one continuous easement. West of Dundee the county’s Rural Fringe overlay marks a Natural Resource Protection Area. Out on the corridor, the county’s 2025 Annual Update and Inventory Report rates Immokalee Road from Collier Boulevard to Wilson Boulevard at level of service F with no funded widening, the Vanderbilt Beach Road Extension opened as a second east-west route in June 2026 (Collier County), and NC Square across Immokalee Road was approved for up to 129 homes and 50,000 square feet of commercial space (Ordinance 2025-30). Dundee sits more than three miles inside the gate from all of it.

All Ages, Mostly Year-Round

Dundee has no age restriction: neither the Dundee declaration nor the master association’s recorded 2024 use restrictions contains 55-and-over language. The association’s own site says “villa style living,” but every Dundee home is a detached single-family home on the county roll. With 72 percent of homes carrying a homestead exemption, Dundee is one of the most year-round streets in TwinEagles, which widens the buyer pool your listing speaks to. TwinEagles has no beach club, marina or boat access, and the Dundee declaration bars boats, docks and swimming on its lakes, so the listing should be straight about that too.

How Do You Get a Free Dundee Home Valuation?

You get a free Dundee at TwinEagles home valuation by requesting one online or calling Jesse at (239) 898-6072. It is a written opinion of value built from the 11 MLS closings of the last three years and the 20 recorded resales of the last five, adjusted for plan, lot, view and replacements, plus your club category and flood file.

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 Dundee MLS and county-recorded sales with their dates and sources, the same-plan sales of your home’s recorded size, a price per square foot analysis that never mixes the county and MLS measurements, the Lockford, Wisteria and Hedgestone competition with price histories, the all-in cost your buyer faces for your deeded category, the master and Dundee association figures your buyer will underwrite, FEMA’s fill letter and your elevation certificate, and a recommended list price with a defensible range. Request it through our Dundee at TwinEagles valuation page or the McGreevy and Comisar valuation form.

How to Reach Us Today

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

Why the Valuation Comes Before the Listing Agreement

In a neighborhood with about four sales a year, a twelve-month band from $1,400,000 to $1,900,000 and no other home for sale on the street, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or next. Few Dundee homes come up for sale at once, so the next owner on Dundee Lane who sells should call us first.

What Do Sellers Say About Working With McGreevy and Comisar?

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

A Seller on the Listing Process

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

In Dundee the presentation is the product: the aerial that shows the lake or preserve behind the lanai, the plan named in the first line, and a file that answers the flood-letter and category questions before a buyer asks.

A Seller on the Details

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

A Dundee closing has more moving parts than most: club approval, the seven-day Membership Agreement deadline, three estoppels, the Dundee resale contribution and new-owner application, and the Phase One transfer.

A Client on Knowledge and Diligence

★★★★★ “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

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 Dundee sellers are also buying their next home, and the same responsiveness carries both sides of that move.

Why Does a Dundee Specialist Matter When You Sell?

A Dundee at TwinEagles specialist matters because the facts that decide a sale here live in club, association and FEMA records rather than a listing feed: a deeded membership category, a buyer-paid initiation of up to $150,000, a Phase One balance that transfers, three estoppels, the Dundee resale contribution, and one fill letter the map does not show.

Data updated: September 2026 (club, master association and Dundee association documents as linked; FEMA letters of map change, queried 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 club, association and flood paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, the gate list, buyer agent conversations, inspections and the on-site management that lets a seasonal Dundee 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 Dundee home off the TwinEagles median or off Kinross next door, market a Social-deeded home to golfers, order two estoppels when Dundee Lane needs three, forget the Dundee $500 resale contribution until the closing statement, tell a buyer Dundee is out of the flood zone or that each lot has its own FEMA letter, repeat Minto’s 2015 new-home golf promotion as if it applied to a resale, promise a yard sign the Dundee board never approved, or list an open house the gate will not admit because it was never entered in the MLS. None of those errors is exotic, and each one costs a seller time or money.

How Dundee Fits the TwinEagles Seller Picture

Dundee is one of twelve TwinEagles neighborhoods, and it sits at the top of the production-builder half of the community, below Hedgestone, The Estates and Lake Estates and above the Lennar streets of Kinross and Fenhurst. If you want to see how a Dundee price sits against the whole community, our TwinEagles community guide covers the club, the governance and all twelve neighborhoods, and our seller guide to TwinEagles applies the same record-first method to every one of them. The two things only Dundee has among the Minto streets are the association’s lawn and water service and the quiet of the north end.

Are You Also Buying Your Next Home in Southwest Florida?

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

Data updated: September 2026 (Florida Department of Revenue exemption guidance; club Initiation Fee Policy, revised 20 Oct 2023; Dundee 2020 amendment)

Buying and Selling in the Same Season

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

Moving Within TwinEagles, or to Another Dundee Home

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

Family Transfers and Estates

The club policy exempts gratuitous transfers to a spouse or surviving spouse, family members taking title through “a bona fide family planning device,” and transfers to estate-planning trusts for the member or spouse, and the Dundee contribution exempts heirs, estate-planning trusts and family transfers too. For a Dundee owner passing a home to family, or selling from an estate, those clauses decide who pays a six-figure fee and when, so we read them with your attorney before the listing goes live.

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

These are the questions Dundee at TwinEagles owners ask before they sell, each answered in a single paragraph: price, timing, 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; club, association and FEMA documents as linked above)

How do I sell my home in Dundee at TwinEagles?

Start with a written valuation built from the 11 Dundee MLS closings of the last three years and the 20 recorded resales of the last five, not a portal estimate. Then prepare the file before you list: all three estoppel figures, FEMA’s fill letter and your elevation certificate, the permits for every replacement, and your architectural approval letters. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Dundee?

Look for an agent who prices from recorded Dundee sales plan by plan, knows the deeded-category, Phase One and Dundee resale-contribution rules, orders the right 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 Dundee home worth?

Most likely somewhere in the band the recent sales set: the three closings of the last twelve months ran $1,400,000 to $1,900,000, and the 36-month MLS range is $1,400,000 to $2,000,000, median $1,630,000. Your plan, lot, view, pool, replacements and deeded category decide where. Request a written valuation for your address.

How many Dundee homes sell each year?

About four. Collier County recorded 20 qualified Dundee resales in the 60 months to June 2026, about 7 percent of the 61 homes a year, and the MLS recorded 18 closings over the same five years; the last twelve months held three.

What did Dundee homes sell for in the last twelve months?

$1,490,000 in January 2026, $1,900,000 in April 2026 and $1,400,000 in May 2026, all MLS closings in the twelve months to September 24, 2026.

What is the highest price a Dundee home has sold for?

$2,051,000, in March 2023, the highest Dundee sale on both the MLS and the county file. In the last three years the top was $2,000,000, in June 2024.

How long will my Dundee home take to sell?

The median across the 11 MLS closings of the last three years was 58 days, but the range runs from 4 to 186 days. Price against the recorded band decides which end a home lands on; the club, master and Dundee steps then add weeks to closing.

What is the sale to list ratio in Dundee?

The median across the 11 MLS closings in the 36 months to September 24, 2026 was 94.71 percent, and none closed at or above list. In the latest twelve months the three sales closed at 93.18, 95.00 and 84.85 percent of their final ask.

Is now a good time to sell a Dundee home?

For a prepared, well-priced home, yes. No other Dundee home was for sale on September 24, 2026, so a listing faces no competition on its own street, and the last year’s sales show buyers paying up to $1,900,000 for the right plan and view. Prices sit below the 2023 peak and above 2021 and 2022.

Why are 2026 Dundee sales lower than 2023?

The 2021 to 2023 market sold Dundee homes in days, often above list, and set the $2,051,000 record. Since October 2023 homes have taken a median 58 days and closed below list. The same 3,811 square foot plan closed at $2,051,000 in March 2023 and $1,700,000 in January 2025.

Why is the online estimate for my Dundee home wrong?

A model needs recent similar sales, and Dundee has about four a year. It cannot read your deeded club category, your Phase One balance, the FEMA letter or what sits behind your lot, and it may blend Dundee with Kinross’s Lennar homes next door inside the same gate.

Do buyers compare my Dundee home with Lockford?

Yes. Lockford is the other all-Minto street in TwinEagles, 41 older homes on the Eagle course, with a $1,390,000 county median over five years against Dundee’s $1,537,000. At the same MLS living area, Dundee homes have closed about $110,000 to $145,000 higher in the two pairs on record.

Who pays the club initiation fee when I sell?

The buyer, at closing. The club’s Initiation Fee Policy says the fee “must be paid to the Club at the closing of the home sale” by “any person or entity who purchases a home in TwinEagles,” and in September 2026 it was $150,000 for Golf, $60,000 for Sports and $45,000 for Social.

Who pays the $3,500 transfer fee?

The club’s 2024 Membership Agreement has the buyer pay it with the agreement, and it is refunded if the club does not approve the buyer. The contract can shift it, so it is a negotiating term.

Who pays the Dundee $500 resale contribution?

The buyer, at closing, under section 6.9 of the Dundee declaration as amended in 2020. Transfers to a spouse, heirs, an estate-planning trust or entity, a foreclosure transfer, and a Dundee owner buying another Dundee home are exempt.

Do I get my initiation fee back when I sell?

No public club document provides a refund on resale. The policy says the fee “is to be used for Club Capital expenditures,” and the only refund in the Membership Agreement is of a rejected applicant’s transfer fee.

Is a golf membership part of a Dundee purchase price?

Not on a resale. Every Dundee home is deeded a Golf, Sports or Social membership, and the buyer pays the initiation fee for that category at closing. Minto’s 2015 and 2016 releases described golf as included with a new home, when the developer controlled the club; that was the builder’s sales program, not today’s rule.

Does a Golf-deeded Dundee home sell for more?

The category changes what the buyer pays at closing, $150,000 for Golf against $45,000 for Social, and Golf memberships are capped at 614 across 717 homes. Neither the deed file nor the MLS records category, so we confirm it from the club estoppel and price the live demand for Golf.

Which estoppel certificates does a Dundee sale need?

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

What does an estoppel certificate cost?

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

Does the club have to approve my buyer?

Yes. Membership “is contingent upon approval by the Club,” the applicant authorizes credit and background checks, and the signed agreement must reach the club seven days before closing. The club must act within 30 days of a complete application under the 2010 covenant.

Who pays the remaining Phase One capital assessment?

The buyer takes over the remaining monthly payments. At the fiscal 2022 Golf rate of $244 a month, the 71 payments remaining after September 2026 come to $17,324, an illustration, not a balance; the club estoppel states your actual figure.

Do I keep paying dues and assessments until closing?

Yes. Club dues, the master assessment and the Dundee quarter are prorated to the closing date, and the recorded club covenant makes seller and buyer jointly and severally liable for dues incurred before the sale, so all three estoppels must show clean balances.

What does it cost to sell a house in Dundee?

Commission, Florida documentary stamp tax at $0.70 per $100 ($11,410 on the $1,630,000 median), three estoppel fees, and prorated taxes, club dues, the master assessment and the Dundee quarter. In Collier County the buyer customarily pays the owner’s title policy.

Does Dundee have a CDD?

No. The TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s special-district list names no TwinEagles district.

Is my Dundee home in a flood zone?

The published map says Zone AH, and 60 of the 62 parcel centers on the street read AH. FEMA’s December 24, 2015 fill letter covers a portion of Lots 1 through 61 and removed the filled building areas to shaded Zone X. Your survey, elevation certificate and that letter decide your home’s status.

How many FEMA letters cover Dundee?

One, not sixty-one. Dundee has a single Letter of Map Revision based on Fill dated December 24, 2015, covering a portion of Lots 1 through 61 in five surveyed parcels, and FEMA lists it as not incorporated into the map.

Does the FEMA letter mean my buyer will not need flood insurance?

It means the federal purchase requirement does not apply to the removed building areas, but the lender can still require a policy, and the map still reads AH. Give the buyer the letter and your elevation certificate at the first showing so the lender and insurer quote on facts.

Will the 2027 flood map affect my Dundee sale?

It may. The preliminary map shows the Dundee parcel centers in the same zone as today, and the county targets summer 2027 for it to take effect. Letters issued under the old map are revalidated or re-determined then, and FEMA has not yet published Dundee’s outcome.

Should I replace my roof or air conditioning before I sell?

Only if an inspection says so. No Dundee reroof permit appears in the county files since January 2024, and a 2016 to 2019 roof is still young; twelve mechanical permits in that period show air-conditioning replacements have begun. Service the system, document its age and price the rest.

Is a wind mitigation report worth ordering before I sell?

Usually, yes. A report on form OIR-B1-1802 documents roof-to-wall connections and opening protection, which change the buyer’s wind premium, and it lets the buyer’s insurer quote a young Dundee home quickly.

Can I put a For Sale sign in my Dundee yard?

Only with the Dundee association’s written approval. Section 8.1.10 of the declaration bars signs of any type without it, and the Grand Arbors guidelines limit an approved sign to 24 by 18 inches in the front yard, with no information tube.

Can I hold an open house in Dundee?

Yes, on Saturdays and Sundays from 9 a.m. to 5 p.m. The gate admits visitors only to addresses on the weekly open-house list pulled from the MLS, so the open house must be entered in the MLS in time.

Do I need architectural approval to fix things before listing?

For anything exterior, yes, from the master Architectural Review Committee, which meets twice a month and has up to 30 days to decide. Repairs that restore what is there, and interior work, usually need no association approval, though some need a county permit.

Should I renovate before I sell?

Usually not. A Dundee buyer is buying a young Minto home and often plans their own finishes, and exterior work needs approval that can outlast your listing window. Fix what an inspector will flag, document the replacements and price the rest.

Can I sell my Dundee home with a tenant in it?

Yes. Leases must be at least 30 consecutive days, no more than three a year, with a copy to the association first, and the buyer takes the home subject to the lease. A tenant narrows the buyer pool and complicates showings, so time the lease to the listing.

Can I sell my Dundee home furnished?

Yes, and some seasonal buyers want turnkey. List the furnishings on a separate inventory so the appraisal values the house.

Should I sell my Dundee home without an agent?

You can, but the gate admits only MLS-listed open houses, signs need board approval, and the three estoppels, club approval, the resale contribution and the FEMA letter are easy to get wrong. On a $1.6 million sale, pricing and paperwork decide the result.

I inherited a Dundee home. What changes?

The personal representative or trustee signs the deed, and the homestead and Save Our Homes status end with the owner. The club’s policy and the Dundee contribution both exempt some family and estate-planning transfers; if the heir then sells, the new buyer pays both.

Can I sell my Dundee home while living out of state?

Yes. The association keeps the lawn, the title company orders the estoppels, club documents move by email, and closings run by mail-away or remote online notarization, while Marc Comisar manages showings and the gate list locally.

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. Confirm with your CPA before you list, especially if you bought from Minto before the 2021 to 2023 rise.

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

Request a written valuation, order nothing yet, and gather FEMA’s fill letter, your elevation certificate, permits, approval letters and the age of the roof and air conditioning. Then call Jesse McGreevy at (239) 898-6072 and choose a launch date while no other Dundee home is on the market.

Sources and Authoritative References

Every Dundee at TwinEagles figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County records, the club’s, master association’s and Dundee association’s own documents, Florida Statutes and state agencies, FEMA and federal agencies, and dated news. 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, Dundee Lane, pulled September 24, 2026)
• Collier County Tax Collector, property tax search (2025 bills, 12.2558 mills and the garbage assessment)
• Florida Commerce, Official List of Special Districts (no TwinEagles district)
• Florida Department of Revenue, property tax exemptions and portability
• Collier County Clerk of Courts, Official Records search
• Collier County, issued building permits, July 2026 (monthly series January 2024 to July 2026 used)
• Collier County, issued building permits, June 2024
• Collier County, 2025 Annual Update and Inventory Report (Immokalee Road level of service)
• Collier County, Vanderbilt Beach Road Extension Phase One, June 2026
• Collier County, NC Square Ordinance 2025-30
• Collier County, Conservation Collier Active Acquisition List, June 8, 2026 (Red Maple Swamp Preserve tracts north of Dundee)
• Collier County, Conservation Collier Cycle 12A Active Acquisition List, 2023
• Collier County GIS services (zoning, Rural Fringe overlay, parcel map)
• Collier County, elevation certificates layer (ten certificates indexed on Dundee Lane)
• Collier County, proposed Flood Insurance Rate Map release, August 2026
• Collier County, 2026 flood protection newsletter
• Collier County Parks, Vanderbilt Beach Park
• OSRM routing engine (off-peak drive times)
• U.S. Census Bureau geocoder (street point positions)
• Census Reporter, block group containing TwinEagles (American Community Survey 2020 to 2024)

The Dundee association

• Dundee at TwinEagles HOA, home page
• Declaration of Neighborhood Covenants and Restrictions for Dundee at TwinEagles, 2015, association copy (assessments, leasing, fences, signs, vehicles, pets, shutters, home size)
• Certificate of Amendment to the Dundee declaration, April 29, 2020 ($500 Resale Fund Contribution; lawn and irrigation duties)
• Dundee new owner application, January 1, 2024 ($100 fee)
• Dundee rules and regulations reminder, 2024
• Dundee board unanimous written consent, entry landscaping, February 28, 2024
• Dundee Landscape Committee guidelines, 2019
• Dundee at TwinEagles HOA, property management (MAY Management Services)
• Dundee at TwinEagles HOA, governing documents
• TwinEagles HOA architectural review request form, as posted by the Dundee association

The TwinEagles Club

• The TwinEagles Club, membership (deeded membership, 614 Golf cap, initiation fees posted September 2026)
• 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 (capital assessment transfers to the buyer)
• The TwinEagles Club, FY2022 Dues and Fees (last public dues schedule, $244 Phase One, $250 estoppel fee)
• The TwinEagles Club, estoppel required by street, July 29, 2021 (Dundee Lane: three estoppels)
• The TwinEagles Club, estoppel requests
• The TwinEagles Club, neighborhood HOA contacts
• The TwinEagles Club, club life
• The TwinEagles Club, golf
• 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)
• Nicklaus Design, TwinEagles
• ProPublica Nonprofit Explorer, The TwinEagles Club filings

The TwinEagles master association

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, Approved 2024 Budget (Dundee line, 61 units, $3,646.26)
• TwinEagles HOA, Design Review Guidelines, Grand Arbors at TwinEagles, June 8, 2018
• TwinEagles HOA, Approved Use Restrictions 2024
• TwinEagles HOA, Rules and Regulations
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, buyer and tenant evaluation instructions
• TwinEagles HOA, estoppel request instructions
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, Declaration of Recreational Covenant
• TwinEagles HOA, architectural review
• TwinEagles HOA, neighborhood HOAs
• TwinEagles HOA, Community FAQs and history
• TwinEagles HOA, lake-bank remediation update, June 2026
• Resource Conservation Systems, 2026 tariff

History and the Lockford comparison

• Naples Daily News archive, Minto unveils Dundee at TwinEagles, April 27, 2015
• Florida Weekly, unfurnished homes offered in Dundee at TwinEagles, December 21, 2017
• Naples Daily News, Minto building Custom Choice homes in Dundee, June 24, 2017
• Minto news release, Lockford approaching close-out
• Ronto announcement, TwinEagles turned over to homeowners (Wayback Machine)

Florida law and state agencies

• Florida Statutes 720.401, disclosure summary
• Florida Statutes 720.30851, homeowners’ association estoppel certificates
• Florida Department of Business and Professional Regulation, estoppel certificate fee schedule
• 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 Statutes 163.04, solar and energy devices
• Florida Senate, CS/CS/HB 1049 (2024) staff analysis, residential flood disclosure
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• Florida Office of Insurance Regulation, wind mitigation resources (form OIR-B1-1802)
• Florida Building Commission, code edition effective dates
• 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
• NCH, Emergency Department Northeast
• North Collier Fire Control and Rescue District, fire stations

Federal agencies and national sources

• FEMA determination document, Letter of Map Revision based on Fill, December 24, 2015, Dundee Lane
• FEMA National Flood Hazard Layer
• FEMA letters of map change layer (one letter naming Dundee)
• 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
• FEMA, NFIP pricing approach (Risk Rating 2.0)
• National Weather Service Miami, Hurricane Irma
• USGS 3D Elevation Program, elevation point query service
• IRS Publication 523, Selling Your Home
• National Association of REALTORS, settlement frequently asked questions

McGreevy and Comisar

• Dundee at TwinEagles neighborhood guide
• Free Dundee at TwinEagles home valuation
• Buying a home in Dundee at TwinEagles
• 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

Data sets without a public link

• Collier County recorded deeds (DOR-qualified sales file, newest recorded sale June 30, 2026) and the Collier County Property Appraiser preliminary 2026 tax roll, used for every county sale, count, year built, homestead share and building area on this page.

Downloadable Documents

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

Your Dundee 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 Dundee at TwinEagles sits inside the North Naples club market they work every week. If you are weighing a sale on Dundee Lane, the first conversation costs nothing and usually saves a seller more than any decision made later.

The Accolades, Verbatim

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

Contact McGreevy and Comisar

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

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

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, 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’s recorded deeds and public layers. Brokered by Domain Realty.