Sell Your Fenhurst Home with the #1 Team in Southwest Florida Since 2012

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

Why Sell Your Fenhurst Home With McGreevy and Comisar?

Fenhurst at TwinEagles is 57 Lennar pool homes on Fenhurst Way in North Naples, and it closed 10 sales on the Southwest Florida MLS in the 36 months to September 24, 2026, at a median of $872,500. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Fenhurst home from that record.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, Fenhurst Way, 36 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 street itself, the Lennar plans, the Grand Arbors design guidelines, the flood file and the schools, read our complete Fenhurst at TwinEagles neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a home on Fenhurst Way 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 Fenhurst 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 a handful of 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 23 Fenhurst MLS closings of the last 60 months, and every one of the 24 qualified resales the county recorded in the same window, before writing a word.

How We Work a Fenhurst 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 on Fenhurst Way means a deeded club membership, two estoppels, a landscaping assessment billed through the master association, an architectural file under the Grand Arbors guidelines and an elevation certificate. 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 Fenhurst at TwinEagles Different?

Selling in Fenhurst at TwinEagles differs from most Naples sales in five ways: 57 homes share four Lennar plans, so buyers compare yours line by line; the deeded club category decides your buyer; the buyer pays a club initiation fee; there is a landscaping assessment but no neighborhood association; and the map reads Zone AH while floors sit above it.

Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; TwinEagles HOA 2024 Approved Budget and February 2024 newsletter; FEMA National Flood Hazard Layer and Collier County elevation certificates, retrieved 24 Sep 2026)

Fifty-Seven Lennar Homes, Four Plans, One Street

Fenhurst is one curving street of 57 single-family homes that Lennar built between 2012 and 2016, most of them in 2013 and 2014 on the county roll, from four plans it named the Victoria, Nina, Isabella and Sophia. Lennar advertised them at about 1,650 to 2,250 square feet under air, from two bedrooms plus a den to four bedrooms, on homesites the developer marketed as 53 feet wide (archived developer page, Fenhurst; developer news archive, 2013). When the lots are the same width and the houses are the same few plans, a buyer compares condition, systems, the view and the club category, and very little else. Your listing has to win exactly that comparison.

No Neighborhood Association, a Landscaping Assessment and Two Estoppels

A search of the Florida Division of Corporations finds no Fenhurst association (Sunbiz entity search). The master association says Fenhurst owners “receive a separate assessment” for neighborhood landscaping, administered through the TwinEagles Homeowners Association (TwinEagles HOA), and the club’s estoppel sheet lists Fenhurst Way among the streets that need only the club and master association estoppels, with “No subdivision” (club estoppel requirements by street). TwinEagles has eight streets that carry a third, neighborhood estoppel; Fenhurst Way is not one of them. That is one fewer certificate to order and one fewer association to wait on at closing.

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 a Fenhurst price it is a large share of what your buyer writes at closing, and it weighs on your price more on Fenhurst Way than in the estate neighborhoods, where the same fee is a much smaller share of the price.

The Grand Arbors Rules and Lennar’s Approved Designs

The Grand Arbors design guidelines record that the developer “approved the design of the homes built or the designs for the homes to be built in the Fenhurst and Kinross Neighborhoods based upon designs prepared for those Neighborhoods by Lennar Homes, LLC” (Design Review Guidelines, Grand Arbors at TwinEagles). Every change to that original Lennar exterior since, from a paint color to a pool cage or a set of shutters, needed written approval. A buyer’s attorney will ask for the approval letters, so they belong in the listing file from the first day.

A Flood Map That Reads Zone AH, and Floors That Sit Above It

On FEMA’s effective map, two of four Fenhurst Way street points read Zone AH, the shallow-ponding high-risk zone, and two read shaded Zone X (FEMA National Flood Hazard Layer). Every county-filed elevation certificate our neighborhood guide could read lists Zone AH at a 16-foot base flood elevation, with the first floor 1.6 to 2.7 feet above it. No map can tell a buyer what one house needs. The elevation certificate for your home can, and on Fenhurst Way it is often the single most valuable page in the listing file.

What Should a Fenhurst Seller Know First?

A Fenhurst at TwinEagles seller should know nine recorded facts before choosing a list price: the 36-month price band, the one closing of the last twelve months, the two live competitors, the deeded club category, the buyer’s initiation fee, the two estoppels, the landscaping assessment, the flood paperwork and the age of the roof and systems.

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

• 57 single-family Lennar homes on Fenhurst Way, built 2012 to 2016, on homesites the developer marketed at 53 feet wide, inside TwinEagles’ 717 homes and homesites.
• The Southwest Florida MLS shows 10 Fenhurst closings in the 36 months to September 24, 2026, from $767,500 to $959,900, a median of $872,500, including 1 sale entered in the MLS after closing.
• The 9 homes marketed on the MLS in that window sold after a median of 14 days on market at a median 96.77 percent of final list price, the quickest market in TwinEagles, and none closed at or above list.
• The last twelve months hold one closing, too few for a median: $840,000 in December 2025, after 7 days on market.
• Two Fenhurst homes were for sale on September 24, 2026, asking $774,000 and $675,000.
• Collier County’s recorded deeds hold 11 qualified Fenhurst resales in the 36 months ending September 24, 2026 (newest recorded sale June 30, 2026), at a $875,000 median.
• The buyer pays the club $150,000, $60,000 or $45,000 at closing, plus a $3,500 transfer fee, and takes over the remaining Phase One capital assessment.
• Two estoppels, not three: the club and the master association, which should also show the Fenhurst landscaping assessment.
• The original tile roofs and air conditioners are past their first decade, and the county’s permit files show owners replacing air conditioners, not roofs.

Is Now a Good Time to Sell a Fenhurst Home?

For a prepared, well-priced Fenhurst at TwinEagles home, yes. Fenhurst closed 10 MLS sales in the 36 months to September 24, 2026 at a median of $872,500, and the nine marketed homes went under contract in a median of 14 days, the fastest record in TwinEagles. The catch is price: none closed at or above its final list.

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

The Twelve-Month Picture: One Closing

In the twelve months from September 25, 2025 to September 24, 2026, the Southwest Florida MLS shows one Fenhurst closing: $840,000 in December 2025, on a final list price of $865,000, after 7 days on market, or 97.11 percent of list. One sale is not a market rate, and we do not present it as one. It is a data point, and it is the one every buyer’s agent will quote to you. Collier County’s recorded deeds show the same December deed at $840,000 as the only qualified Fenhurst sale in the county’s twelve-month window.

The Thirty-Six-Month Picture: Ten MLS Closings

Our rule is to widen the window until it holds ten sales. The 12 and 24-month Fenhurst windows hold 1 and 6 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 Fenhurst by its street, Fenhurst Way, because the MLS subdivision field is inconsistent. A sale entered after closing counts in price, volume and count, and is left out of days on market and sale to list, where its list price equals the sale price by construction.

The Sixty-Month Picture, for Context

Over the full 60 months to September 24, 2026, the MLS holds 23 Fenhurst closings, including 2 entered after closing, from $685,000 to $959,900, at a median of $840,000 and $19,045,400 in volume. The 21 MLS-marketed homes sold in a median of 13 days at a median 97.65 percent of list, and 6 of the 21 closed at or above list, every one of them in 2021 or 2022 [our arithmetic from the MLS rows]. The last Fenhurst home to close at or above its asking price did so in June 2022. That is the whole story of the market since in one line: buyers still move quickly on Fenhurst Way, but they no longer pay the ask.

The County Deed Record Beside the MLS

We ran the same windows through Collier County’s recorded deeds. Counting only DOR-qualified, arm’s-length sales over $100,000, the county holds 11 qualified Fenhurst resales in the 36 months ending September 24, 2026 (newest recorded sale June 30, 2026), from $767,500 to $959,900, at a median of $875,000, and 24 in the 60 months ending the same date at a median of $840,000, from $685,000 to $959,900. The county file carries one 36-month sale the MLS pull does not, a $925,000 deed recorded in May 2024. The county measures homes by the roll’s building area, which is larger than MLS living area, so we never set the two per-foot figures side by side: $386.84 per county square foot over 36 months is a county number, and $391.29 per living square foot is an MLS number.

Source: Collier County recorded deeds, DOR-qualified sales, windows ending September 24, 2026 (newest recorded sale June 30, 2026). The 24 and 60-month medians are the midpoint of a middle pair that was two $840,000 sales in both windows.

Fast Sales and Firm Negotiation Are Both True

Fenhurst is the quickest market in TwinEagles on the record: a median of 14 days on market over 36 months, against 55 for all of TwinEagles over the same window, and a median sale to list of 96.77 percent against 95.11 percent. The same record says the buyer negotiates. The nine marketed sales closed about 1 to 7.5 percent under their final list prices, from 92.46 to 99.03 percent, and the two that closed furthest below, at 92.46 and 92.81 percent, were listed at $849,000 and $959,000, closed in June 2025 and took 72 and 113 days. A Fenhurst buyer has usually decided on TwinEagles already and is waiting for a home at this price, so a home priced at the evidence meets that buyer in the first two weeks, and a home priced above it waits.

The Live Competition

On September 24, 2026 the Southwest Florida MLS showed two active Fenhurst listings, asking $774,000 at 157 days on market and $675,000 at 13 days. The $675,000 ask sits below every Fenhurst MLS closing of the last 60 months, whose low was $685,000 in December 2021 [our arithmetic from the MLS rows]. Two listings against about three and a third closings a year over three years is roughly seven months of supply for this one street [our arithmetic, a thin-sample reading]. Across all of TwinEagles the same pull showed fifteen active listings and about 3.6 months of supply, and two more Lennar homes were for sale next door in Kinross, at $1,100,000 and $775,000.

Thinking of Selling in Fenhurst? Start With a Written Valuation

With one Fenhurst sale in the last twelve months, a live listing asking below the five-year low and two Kinross homes on the market beside it, the first price you publish is the most important decision of your Fenhurst sale. Request a written opinion of value through our free Fenhurst 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 Fenhurst Homes Sold For Since Lennar Built Them?

Collier County’s recorded deeds trace Fenhurst at TwinEagles prices from Lennar’s new homes at a median of about $465,000 in 2012 to 2015, through flat resale years near $500,000 to 2020, to a step up in 2021 and 2022, after which the yearly median has held between $835,000 and $875,000.

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

The Recorded Price Series, by Year

Source: Collier County recorded deeds, DOR-qualified improved sales over $100,000 on Fenhurst Way, by year recorded, through June 30, 2026; the 2026 transfers on file to that date were not qualified. Years with an even count show the midpoint of the middle pair. A year with one or two sales is a data point, not a trend, and most years here hold fewer than ten sales, so read each median as the middle of a handful of houses.

The New-Home Years

Lennar’s first Fenhurst closings were recorded in October 2012. Counting only the first qualified sale on each lot, 31 new homes closed from October 2012 to November 2015 at a median of $465,000, from $410,000 to $564,900, which fits the “priced starting in the $400s” Lennar advertised (developer news archive, 2013). The county coded many other first closings as non-qualified, so 31 is a floor for Lennar’s sales, not the total. Every Fenhurst sale today is a resale, and your only competition on the street is another owner.

The Flat Years and the Step Up

From 2015 through 2020 every yearly Fenhurst median fell between $485,000 and $520,000, while the developer was still selling new Lennar, Minto and Stock homes a few streets away, including Lennar’s own Kinross from 2015. Then the market repriced: the median went from $485,000 in 2020 to $655,000 in 2021 and $835,000 in 2022, about 72 percent in two years. The club began charging an initiation fee on purchases closing on or after April 1, 2021, at $30,000 for Golf (TwinEagles Initiation Fee Policy), and the new-home supply inside the gate was nearly gone, so resales became the only way in.

One Home, Three Sales

The cleanest price evidence on a small street is the same house selling more than once. One Fenhurst Way home, matched on street, year built and building area in the county file, sold three times as a finished home: $800,000 in December 2021, $950,000 in October 2022 and $925,000 in November 2023. The county’s roll now codes that home’s year built as 2024, a later re-coding rather than a new house, and our neighborhood guide sets out why. Read with the medians, the three sales say what the whole street says: a sharp rise into late 2022, then a plateau.

What the Series Means for a Seller Today

An owner who bought before 2021 usually holds a large gain, and bought before the club charged any initiation fee at all. An owner who bought in 2022 at $835,000 to $950,000 is looking at a street whose 2025 median was $840,000, and should see the 36-month sales side by side before choosing a price. Since 2022 the club’s Golf initiation fee has risen from $30,000 to $150,000, and your buyer pays it on top of your price, so a Fenhurst seller today is competing with that cost as much as with other listings.

How Often Fenhurst Homes Change Hands

Twenty-four qualified resales on 57 homes in about 57 months is roughly 8.9 percent of the street a year, about one home every two to three months, and nearly four times the pace of The Estates. The pace slowed after 2022: eight qualified sales in 2021, eight in 2022, two in 2023, five in 2024 and five in 2025, and the county file shows no qualified Fenhurst sale in the first half of 2026. That is enough for a real comparable set, and it means your sale will very likely become the comparable the next buyer and appraiser use.

Fenhurst vs Kinross: Which Will Your TwinEagles Buyer Choose?

Fenhurst vs Kinross is the comparison nearly every TwinEagles buyer near $850,000 makes, because they are the community’s two Lennar neighborhoods, side by side with no sub-association. Fenhurst offers 57 older, slightly smaller homes that sell faster; Kinross offers 86 newer, larger homes that have recently sold for less.

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

The Grand Arbors guidelines approved Lennar’s designs for both neighborhoods in the same sentence, and a buyer who tours one almost always tours the other. Our Kinross at TwinEagles guide carries every recorded Kinross sale, its plans and its flood file.

The Fenhurst vs Kinross Decision Table

Sources: Southwest Florida MLS, pulled September 24, 2026, closings assigned by street, with the 36-month Kinross figures our arithmetic from the MLS rows; Collier County recorded deeds and the 2026 preliminary roll (county building area, never compared with MLS living area); TwinEagles HOA Approved 2024 Budget; Florida Weekly, March 2017; FEMA National Flood Hazard Layer and letters of map change, queried September 2026; TwinEagles Community FAQs.

Who Should Choose Fenhurst, and Who Should Choose Kinross

A buyer should choose Fenhurst for a slightly shorter drive to the clubhouse and the gate, an individual mailbox, a street where two of four mapped points sit outside the high-risk flood zone, and a neighborhood that trades often enough to price against. A buyer should choose Kinross for newer construction, the larger plans up to 2,828 square feet under air, the preserve behind the north row, and, on the last twelve months of sales, a lower entry price.

What the Comparison Means for Your List Price

Your buyer has very likely toured Kinross, and the last twelve months are the hard part of that comparison: eight Kinross homes closed from $650,000 to $840,000, while the only Fenhurst sale closed at $840,000. On the county’s own yardstick the two streets trade at almost the same rate, $386.84 and $381.45 per county square foot over 36 months, so the gap a buyer sees is the house, the systems and the moment. A Fenhurst listing wins that comparison on what Kinross cannot offer: the drive, the mailbox, the flood file, a documented roof and newer air conditioning, and we price your home against both streets so the list price survives the buyer’s side-by-side.

The Same Floor Area on Two Streets

The MLS records living area to the square foot, and both Lennar neighborhoods carry homes recorded at 2,249 square feet. On Fenhurst Way, five such homes closed in 2025 at $959,900 in January, $890,000 and $785,000 in June, $767,500 in September and $840,000 in December. On Kinross Lane, three closed in 2026 at $840,000 in May and $740,000 in July and August. The Kinross sales are the more recent evidence, and a buyer’s appraiser may reach for them if no Fenhurst sale is closer in time, which is one more reason to know them before you choose a price.

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

On the seller’s own yardsticks, Fenhurst at TwinEagles is the fastest market in TwinEagles and one of the firmest at the entry level: a $872,500 36-month MLS median, 14 median days on market and a 96.77 percent median sale to list, against 83 days and 94.63 percent for all of TwinEagles over the last twelve months.

Data updated: September 2026 (Southwest Florida MLS, closed sales assigned to neighborhoods by street, pulled 24 Sep 2026)

The Seller’s Yardstick, Entry Level of the Ladder

Source: Southwest Florida MLS, pulled September 24, 2026; home counts from the 2026 preliminary Collier County roll. Even-numbered medians are the midpoint of the middle pair: Fenhurst $870,000 and $875,000; Hollybrook $960,000 and $960,000 and 49 and 55 days; All TwinEagles $1,012,500 and $1,050,000. Days on market and sale to list use MLS-marketed sales only. The windows differ by row, so compare the pattern, not the exact medians.

What the Yardstick Tells a Fenhurst Seller

Three things. First, Fenhurst buyers commit fast: a median of 14 days on market is the shortest of any TwinEagles neighborhood, and Bramble Point at 24 days is the only one close. Second, Fenhurst’s median sale to list, 96.77 percent, is two points firmer than the community’s twelve-month figure, so a Fenhurst home priced at the evidence gives up less than most TwinEagles homes do. Third, the street is quiet right now, with one closing in twelve months against eight in Kinross, which means the recent comparable evidence a buyer sees is mostly next door. Our TwinEagles seller guide sets all twelve neighborhoods side by side.

How Do We Price a Fenhurst Home?

We price a Fenhurst at TwinEagles home from the 10 MLS closings of the last 36 months and the county’s 24 recorded resales over five years, adjusted for plan and living area, what sits behind the lanai, the deeded club category, the roof and systems and the flood file, then test the number against the live listings and Kinross.

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 Fenhurst Record, Not the TwinEagles Median

The TwinEagles-wide MLS median over the last twelve months was $1,031,250, pulled up by the estate neighborhoods and down by 120 Covent Garden condominiums. It describes no Fenhurst home, and neither does an automated estimate that blends Fenhurst with Hedgestone or Covent Garden a few minutes away inside the same gate. A Fenhurst price starts from Fenhurst sales, read on MLS living area, and is cross-checked against the county’s recorded deeds on the county’s own building-area measure, never one against the other.

Plan, Size and the Limits of Square Footage

On this street size does not set the price on its own. On the county roll, the two largest homes on the recent list, both 2,688 square feet of building area, sold for $767,500 and $959,900, the low and the high of the last two years, and the most common county size, 2,304 square feet, traded five times at $785,000 to $925,000. Lennar’s four plans run from two bedrooms plus a den in the Victoria to four bedrooms in the Sophia, and the Isabella, Lennar’s 2,246-square-foot Fenhurst model, won a Collier Building Industry Association Sand Dollar for its master bedroom. Bedroom count matters to a family buyer; condition, systems and the view matter to everyone.

The View Sets the Bracket

Fenhurst lots were all marketed at the same 53-foot width, so the yard is the lanai, the pool and the strip of lawn to the water or the fairway. On the 2023 federal aerial, the homes on the north side back onto a lake and a golf hole, the homes on the south side back onto a long lake with a fairway beyond it, and the homes around the cul-de-sac back onto preserve woods. No public dataset tags a sale by its view, so we never publish a view premium; we isolate it the honest way, against recorded Fenhurst sales 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. Here is what a buyer actually writes at closing at the Fenhurst 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 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. At Fenhurst prices the Golf fee takes a Golf-deeded home past $1 million all-in, while a Sports home stays under it, and that difference decides which buyers can afford which house. Golf is capped at 614 memberships across 717 homes, so never assume a Fenhurst home is Golf; Lennar’s 2013 advertising said its new-home price “also includes a golf course membership,” a developer-era promotion that describes no resale today.

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.

Roof, Air Conditioning and the Permit File

Collier County’s monthly issued-permit files from January 2024 through July 2026 show 27 permits on 20 Fenhurst Way homes, all alterations: 12 mechanical, of which 11 were air-conditioning replacements, 8 screen enclosures, 3 shutter, door, window or storm-protection jobs, 2 building alterations, 1 pool and 1 electrical, and no reroof, new-home or storm-repair permit (July 2026 issued permits, one of the 31 monthly files). Most Fenhurst homes still have their original concrete tile roofs, from 2012 to 2016. A new air conditioner, impact glass or a new cage with a finaled permit is money a buyer can verify; an original roof with a roof certification and a wind-mitigation report on form OIR-B1-1802 is a roof a buyer’s insurer can quote. We price both from recorded sales rather than a contractor’s invoice.

Why Automated Estimates Miss on Fenhurst Way

An automated estimate sees a house, a lot and nearby sales. It cannot see the club category deeded to your home, the Phase One balance your buyer takes over, whether your lot backs onto a lake, a fairway or the preserve, or whether your air conditioner is from 2014 or 2025. It also cannot tell one 53-foot Lennar lot from the next, and with one Fenhurst sale in the last twelve months it will lean on Kinross, where eight sales closed from $650,000 to $840,000. Your buyer sees that estimate too, which is one more reason your price needs a written, sourced rationale behind it.

Pricing Against the Live Competition

In a thin market the live listings matter as much as the closings. On September 24, 2026 the two active Fenhurst listings asked $774,000 after 157 days and $675,000 after 13 days, and the two Kinross listings asked $1,100,000 and $775,000. We read every active Fenhurst and Kinross listing with its price history and days on market, because those are the homes your buyer tours the same afternoon, and we set your number where it wins that comparison rather than where it merely matches it.

How Do We Market a Fenhurst Home?

We market a Fenhurst at TwinEagles home to the buyer actually buying there: a full-time or seasonal owner who wants a single-story Lennar pool home with a lake, golf or preserve view inside a private two-course club. That means leading with the deeded category and all-in club cost, aerial photography, database outreach and showings run through the gate.

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

Who Actually Buys on Fenhurst Way

The census block group that contains TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, and several of the 27 Fenhurst permits of 2024 to 2026 list an owner’s mailing address in New York, New Jersey, Ohio, Illinois or Canada. Yet Fenhurst has no age restriction, and the four-bedroom Sophia and the A-rated school zoning bring young families into the same buyer pool. Your likely buyer is a Florida household moving within Collier or Lee County, a seasonal buyer arriving for the January to April window, or a current TwinEagles member moving within the gate.

Lead With the Category and the All-In Number

The best-qualified Fenhurst buyer understands the club cost before the first showing. So a McGreevy and Comisar listing states the deeded category in the first lines of the remarks, and our materials show the initiation, the transfer fee, the Phase One figure and the landscaping assessment from the estoppels beside the price. It sounds like a disadvantage to print a 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 View Behind the Cage

On a street where two neighbors may own the same Isabella, the difference in price is usually what sits behind the pool cage: open water with a green beyond, a fairway, or preserve. Professional architectural photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, and on Fenhurst Way the aerial is what shows a buyer exactly which lake, fairway or preserve belongs to the view. We photograph the view first, from the lanai and from the air, and we write it into the listing in plain words.

Showings Through the Gate

TwinEagles has one guarded gatehouse, at the Immokalee Road entrance on TwinEagles Boulevard, about 2.9 to 3.0 miles by road from Fenhurst Way. 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 the buyer’s agent. We register every showing ahead of time so no buyer waits at the gatehouse, and we cluster showings so a buyer sees your home against the Kinross listings in one visit, on our terms.

Open Houses and the Sign Rules

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. The Grand Arbors guidelines allow one “For Sale” sign in the front yard, no larger than 24 by 18 inches, “no signs on the golf course/rear yard,” and “information tubes are prohibited.” A Fenhurst open house that is not in the MLS in time does not exist as far as the gate is concerned, so we enter it early and check the list.

Discreet and Off-Market Options

Not every Fenhurst 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. On a street where buyers commit in a median of 14 days, 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 Fenhurst Contract?

Jesse McGreevy and Marc Comisar negotiate every Fenhurst at TwinEagles offer themselves, and where the nine marketed homes of the last 36 months closed at a median 96.77 percent of list and none at or above it, that negotiation is where a seller’s money is kept. We answer the category, landscaping, flood and roof questions first.

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

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. On Fenhurst Way that matters, because the offer usually arrives with questions about the category, the landscaping assessment, the roof’s age and the flood zone, and the answers move the price.

Reading 96.77 Percent Correctly

A median sale to list ratio of 96.77 percent does not mean every Fenhurst buyer expects three percent off. The spread tells the real story: the three fastest sales of the window closed closest to list, $959,900 on a $969,900 list after 6 days in January 2025, $840,000 on $865,000 after 7 days in December 2025 and $920,000 on $929,000 after 9 days in January 2024, while the two June 2025 listings priced above the band took 72 and 113 days and closed near 92.5 percent. A home priced inside the recorded band, with its file complete, draws offers close to its ask, and the negotiation turns on terms rather than a large reduction.

Negotiating the All-In Number, Not Just the Price

A Fenhurst buyer negotiates a total, and part of it is not on the house. The club initiation is the buyer’s by the club’s rules. Everything else is a contract term: who bears the $3,500 transfer fee, how club dues, the master association’s January 1 assessment and the landscaping assessment 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 Fenhurst contract are predictable: the flood zone of the house pad, whether a FEMA letter covers the lot, the roof’s age and wind-mitigation credits, the age of the air conditioner and pool equipment, and whether every exterior change was approved. We put the elevation certificate, any FEMA letter, the wind-mitigation report, the roof certification, the permit numbers for recent work 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. We write the contract dates around those steps and order both estoppels the week the contract is signed.

Which Recent Fenhurst Sales Matter Most to Your Price?

The Fenhurst at TwinEagles sales that matter most are the December 2025 closing at $840,000, the five 2025 sales from $767,500 to $959,900, and the 36-month record of ten closings around a $872,500 median. Your appraiser and your buyer will use the same record, so each is worked through here without addresses.

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

Every Fenhurst MLS Closing, September 2021 to September 2026

Source: Southwest Florida MLS, 60 months, pulled September 24, 2026, assigned to Fenhurst by street. Twenty-three sales, $19,045,400 in volume, median $840,000; the first ten rows are the 36-month window, median $872,500.

The Most Recent Sale, Worked Through

The December 2025 closing at $840,000 is the one every buyer will quote. It was listed at $865,000 and went under contract in 7 days, closing at 97.11 percent of list and $373.50 per square foot of MLS living area [our arithmetic]. On the county file the same deed shows a 2014 home of 2,304 square feet of building area, the most common Fenhurst size. It says two things to a seller: a well-presented Fenhurst home still draws a buyer inside two weeks, and that buyer still negotiates about three percent off the ask.

The Highest Sale in the Window

The January 2025 sale at $959,900 sets the top of the five-year Fenhurst record. It was listed at $969,900, sold in 6 days at 98.97 percent of list, and works out to about $427 per square foot of MLS living area [our arithmetic]. The county records it as one of the larger Fenhurst homes, 2,688 square feet of building area, built in 2014. A seller whose home matches it on size, updates, systems and view has a defensible case near that level; a seller whose home does not should price inside the band rather than above it, because the two live Fenhurst listings are asking $774,000 and $675,000.

The 2,249-Square-Foot Record

The MLS carries 2,249 square feet of living area on 13 of the 23 Fenhurst closings of five years, and that one figure spans the whole market: $700,000 in October 2021, $950,000 in October 2022, and in 2025 alone five sales from $767,500 to $959,900, a spread of $192,400 on the same recorded living area [our arithmetic from the MLS rows]. Seven more closings carry 1,901 square feet, from $685,000 in December 2021 to $920,000 in January 2024, and none of those has closed since. When the square footage is the same, the view, the systems, the finishes and the club category make the price, which is why we read every comparable for those four things before we use it.

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. On Fenhurst Way that is one sale, so the appraiser will reach back to the 2025 sales, adjusted for time, and across to the eight Kinross sales of 2026, adjusted for size and age. We assemble that comparable set before you list, including the Kinross sales an appraiser may be forced to use, 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 Fenhurst Home?

Selling a Fenhurst at TwinEagles home costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, two estoppel fees, and prorations of taxes, club dues, the master assessment and the landscaping assessment. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the club initiation and usually the transfer fee.

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

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 Fenhurst 36-month median of $872,500 that is $6,107.50. At the December 2025 sale price of $840,000 it is $5,880, and at the $959,900 top of the record it is $6,719.30 [our arithmetic]. It is the largest fixed cost of selling after commission.

Title Insurance and the Collier County Custom

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

Two Estoppel Certificates, Not Three

Every Fenhurst sale needs an estoppel from The TwinEagles Club and one from the master association, which FirstService Residential issues, and no third one, because Fenhurst has no neighborhood association. The master association’s estoppel should also show the Fenhurst landscaping assessment, so check that it does. 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 association, Florida Statutes 720.30851 is the homeowners’ association text that requires the certificate within 10 business days of a written request and caps the fee, and the Department of Business and Professional Regulation adjusts the cap for inflation. Its estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, puts it at $299 for a current account, plus $119 for expedited delivery, plus up to $179 if the account is delinquent. In Collier County the seller customarily orders and pays for the estoppels.

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

On your side of the statement: club dues and the Phase One payment through the closing date, the master association assessment prorated from its January 1 billing, the landscaping assessment for the current period, and any past-due balance. On the buyer’s side: the initiation fee for the deeded category, paid to the club at closing, and the $3,500 transfer fee paid with the Membership Agreement. The buyer then carries the remaining Phase One payments. Fenhurst adds no neighborhood transfer or capital fee, because it has no neighborhood association.

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 Fenhurst 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 estoppels and your closing date, and we build it with you before you sign a listing agreement.

What Must a Fenhurst Seller Disclose Under Florida Law?

A Fenhurst at TwinEagles seller owes the buyer the Florida Statutes 720.401 homeowners association disclosure summary before the contract is signed, not at closing, because the TwinEagles master association is a Chapter 720 association. The seller also owes the 2024 flood disclosure, the property tax disclosure summary, and every known material fact a buyer cannot readily observe.

Data updated: September 2026 (Florida Statutes 720.401, 689.302, 689.261 and 193.155; Golf and Sports Declaration of Recreational Covenant, 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 Fenhurst home is a single-family parcel under the TwinEagles master association, so every Fenhurst seller owes it. This is information, not legal advice; confirm the form with your closing agent or attorney.

What the TwinEagles Covenants Assign to Each Side

The records split a Fenhurst 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 a clean club account, because the recorded Golf and Sports covenant makes seller and buyer jointly and severally liable for 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 and the remaining Phase One payments. 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. Fenhurst 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. 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. On Fenhurst Way, where the map mixes Zone AH and shaded Zone X, the elevation certificate for your home belongs 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). For an owner who bought a Fenhurst home before the 2021 and 2022 step up, that reset is often the largest change in the buyer’s carrying cost.

Unapproved Exterior Work Is a Disclosure Question

The Grand Arbors guidelines require written approval before any exterior change, and “a Notice of Violation may be recorded in the Collier County records” for uncured violations, with a $50 per day penalty. A pool cage, a paint color, new shutters, a generator or solar panels added without approval is a fact a buyer’s attorney will find by comparing the house with the association’s file, and on a street of Lennar-approved designs any change from the original exterior stands out. 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 Fenhurst home that means prior water intrusion, insurance claims, roof, plumbing and air-conditioning history, open permits and unapproved exterior changes. Disclosing early costs a negotiation; concealing costs the deal.

How Does the Flood Map Affect Selling a Fenhurst Home?

The flood map affects a Fenhurst at TwinEagles sale home by home. On FEMA’s effective 2012 map, two of four Fenhurst Way street points read Zone AH and two read shaded Zone X, every legible elevation certificate lists Zone AH at a 16-foot base flood elevation with the floor above it, and two FEMA letters each name one lot.

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

Four Street Points on Fenhurst Way

Sources: FEMA National Flood Hazard Layer and FEMA preliminary flood hazard layer, queried September 24, 2026 at street positions from the U.S. Census geocoder; USGS elevation point query service; Florida Division of Emergency Management storm surge zones and evacuation zones. Every point had both Zone AH and shaded Zone X within 30 meters. Each row describes a point on the street, never a house: homes sit on raised pads set back from the point the map answers for, so a single home’s zone comes from its own survey and elevation certificate.

What Zone AH Means for Your Buyer

Zone AH is part of FEMA’s Special Flood Hazard Area, land expected to pond one to three feet deep in a 1 percent annual-chance flood. A home in that area with a federally backed mortgage must carry flood insurance; a home whose structure a FEMA letter removes from it is no longer under the federal requirement, though a lender may still ask for coverage (FEMA, LOMA and LOMR-F process). Base flood elevation lines near Fenhurst Way run 15.0 to 16.0 feet (NAVD88), and none of TwinEagles is mapped in a coastal V zone.

Elevation Certificates on Fenhurst Homes

Collier County’s public layer indexes 54 elevation certificates on Fenhurst Way, most dated 2013 and 2014, when Lennar was finishing the homes (Collier County elevation certificates layer). Our neighborhood guide downloaded 53 of them. Every one with legible flood fields gives panel 12021C0217H, Zone AH and a base flood elevation of 16 feet, and on the 16 where the top of the bottom floor is legible, the first floor sits between 17.6 and 18.7 feet, median 17.8, which is 1.6 to 2.7 feet above it. Lennar built the pads high. A seller who hands the buyer’s insurer a certificate showing the floor above 16 feet answers the first underwriting question before it is asked, and under FEMA’s current pricing that height is one of the inputs to the premium (FEMA, Risk Rating 2.0).

The Two FEMA Letters on Fenhurst Way

FEMA’s database holds two letters of map change on Fenhurst Way: a Letter of Map Amendment dated January 17, 2013 for one lot, and a Letter of Map Revision based on fill dated September 10, 2015 for a second lot. Both read “Structure removed-Property partially inundated”: the house is out of the high-risk area while part of the lot is in it (FEMA letters of map change layer). If your lot is one of the two, request a copy from the FEMA Flood Map Service Center and put it in the listing file on day one, because it can decide whether your buyer’s lender requires flood insurance. Every other Fenhurst home relies on its elevation certificate.

The 2027 Flood Map

FEMA released preliminary replacement panels on March 20, 2025; the Fenhurst panel becomes 12021C0217J, and all four Fenhurst street points keep the same zone on it. 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). Letters issued under the old map are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance), so a buyer after summer 2027 may ask whether a Fenhurst letter carried over.

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 even on a home outside Zone AH. 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). Every Fenhurst point sits in evacuation Zone E, the most inland of the county’s zones, the state’s surge model reaches it only in a Category 4 or 5 storm, and homes here are designed for about 160 mph winds. Irma made landfall on Marco Island as a major hurricane on September 10, 2017 (National Weather Service Miami), and the county deed file shows Fenhurst prices holding in 2018, seven qualified sales at a median of $518,000. No public record we found names storm damage specific to Fenhurst in Irma, Ian or Milton, a search result rather than proof of absence.

What Will Your Buyer Pay to Own a Fenhurst Home?

Your Fenhurst at TwinEagles buyer will carry five recurring bills: the master association assessment, $3,407.73 in the 2024 budget, the Fenhurst landscaping assessment billed through it, club dues in the deeded category plus the Phase One payment, Collier County property tax at 12.2558 mills, and metered irrigation water. There is no CDD.

Data updated: September 2026 (TwinEagles HOA 2024 Approved Budget; club FY2022 Dues and Fees; Collier County Tax Collector 2025 bills; RCS tariff effective 1 Mar 2026)

The Fee Stack Your Buyer Will Underwrite

Sources: TwinEagles HOA Approved 2024 Budget; FY2022 Dues and Fees; Collier County Tax Collector; RCS 2026 tariff. We do not add these into a monthly total, because the landscaping 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, Second Lowest for a TwinEagles Single-Family Home

The 2024 approved budget carries one line for the 57 Fenhurst homes: $3,407.73 per home, $2,747.73 operating plus a $660 reserve share, up 7.3 percent from $3,175.81 in 2023. Together the 57 homes carry $194,240.69, 6.50 percent of the master budget. Only Kinross, at $3,402.96, pays less among single-family neighborhoods, and only the Covent Garden condominiums, at $3,300.46, pay less overall; Hedgestone pays $5,017.84 and The Estates up to $5,586.19. 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 Fenhurst Landscaping Assessment

The master association’s own page says Fenhurst owners “receive a separate assessment,” the same arrangement Kinross has, and describes that kind of assessment as one “for landscape maintenance of residences and communal spaces” (TwinEagles HOA neighborhood HOAs). Its February 2024 newsletter routes “Landscape or irrigation on Fenhurst or Kinross” to the neighborhood’s representative on the master board (TwinEagles HOA newsletter, February 2024). One wrinkle: the association’s 2026 Community FAQs handout does not list Fenhurst Way among its neighborhood streets and says unlisted streets handle landscaping individually (TwinEagles Community FAQs). The Fenhurst-specific page and newsletter are the better evidence, and the estoppel for your home settles it. The amount is not published anywhere we could reach, so we put the current figure and its scope in the listing file, because a buyer comparing Fenhurst with a neighborhood where owners hire their own crew needs both.

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 TwinEagles home sits in a Collier County millage code totaling 12.2558 mills for 2025, including 3.75 mills for the North Collier Fire Control and Rescue District. At that rate each $100,000 of taxable value is $1,225.58 of ad valorem tax, so a buyer taxed on the $872,500 median with no exemption would owe about $10,693 before the garbage line [our arithmetic, an illustration of the mechanism, not a quote for any home]. A homestead exemption lowers it. Your buyer’s first full bill follows the purchase price, the homestead decision and the county’s next assessment, not your bill.

Irrigation and Insurance

Irrigation water is a separate monthly bill from Resource Conservation Systems, a non-potable irrigation utility whose 2026 tariff sets base charges by lot size plus a usage rate, and the Grand Arbors guidelines forbid private wells and lake withdrawals. Whether the Fenhurst meter is paid by the owner or through the landscaping assessment is one more line the estoppel settles. Homeowners, wind and flood insurance are priced house by house on roof age, openings and floor elevation. A seller who hands the buyer twelve months of irrigation bills, the insurance declarations pages, the elevation certificate and the wind-mitigation report answers the carrying-cost questions before they end a contract late.

Which Fenhurst Rules Affect a Sale?

The Fenhurst at TwinEagles rules that most affect a sale are the master association’s limit of three leases a year of at least 30 days, written architectural approval for every exterior change under the Grand Arbors guidelines, the tile-roof and no-fence rules, the vehicle and golf cart rules, and the hurricane shutter calendar.

Data updated: September 2026 (TwinEagles HOA Use Restrictions 2024, Rules and Regulations and Grand Arbors Design Review Guidelines, June 8, 2018 version, retrieved 24 Sep 2026)

Leasing and Selling With a Tenant

“No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days,” on the board’s approved lease form, and renters are screened through the same vendor as buyers (HOA Use Restrictions, 2024). A sale can close with a lease running, and the buyer takes the home subject to it. For a Fenhurst 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

Under the Grand Arbors guidelines a modification needs an application with a $250 review fee, and the reviewer answers a complete application within 30 business days; the committee meets twice a month, and filing after work has started brings a $50 fine. The master association’s list of changes that need a form includes “Painting exterior of house, including doors, trim, gutters, drainpipes, shutters,” new doors and exterior lights, landscaping changes, generators and solar panels (TwinEagles HOA architectural review). Interior refreshes need no approval, so a seller preparing to list should keep pre-listing work inside the house where possible, or apply early for anything outside it.

Roofs, Walls and the Look of the Street

“A minimum roof pitch of 5:12 slope is required,” roofs must be “clay or concrete barrel, flat, and ‘S’ tile,” and “asphalt or fiberglass roof shingles and metal roofs are prohibited.” Walls are painted stucco in warm earth tones, and a change of roof material or exterior color needs approval. For a Fenhurst seller weighing a reroof of an original 2012 to 2016 tile roof before listing, that means tile again, an approved color and the association’s letter before the county permit, and the timeline is longer than a buyer expects.

Fences, Dog Runs and Pets

“Fences are prohibited except for dog runs,” and a dog run must sit in a side or rear yard that does not face the street, fenced in black or dark green vinyl-coated chain link and buffered with landscaping. The Use Restrictions allow “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outdoors. On a 53-foot lot a buyer who needs a fenced yard is not a Fenhurst buyer, and your listing saves everyone time by saying so.

Vehicles, Golf Carts and the Garage

There is no street parking from 1 to 6 a.m., and commercial vehicles, pickup trucks, boats, trailers and recreational vehicles must be kept in an enclosed garage. Personal golf carts may use community streets but not the golf courses, and must be garaged. On a 53-foot lot with a two-car garage, a buyer with a pickup and a golf cart needs to plan the garage, so the garage size and any storage solution you added go in the remarks.

Hurricane Shutters, Generators and Solar

Under the Grand Arbors guidelines shutters need approval and may be closed only once “a storm watch or warning has been issued,” and must be opened after it ends, and the master association’s Rules and Regulations set the seasonal calendar. Solar panels need approval but cannot be prohibited under Florida Statutes 163.04, and a few Fenhurst roofs carry them on the 2023 aerial. A permitted, approved generator, solar array or set of impact openings is a feature to photograph and to list, because it changes the buyer’s insurance quote and power bill.

How Long Does It Take to Sell a Fenhurst Home?

A Fenhurst at TwinEagles home took a median of 14 days on market across the 9 MLS-marketed sales of the 36 months to September 24, 2026, the fastest record in TwinEagles, though the spread runs from 6 to 132 days. Closing then takes a month or more, for club approval and two 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 Fenhurst record is plain. Homes priced at the evidence sold fast: 6 days in January 2025 at $959,900, 7 days in December 2025 at $840,000, 9 days in January 2024 at $920,000. Homes priced above it waited and then closed well below the ask: 113 days in 2025, closing at $890,000 against a $959,000 list, and 199 days in 2023, closing at $775,000 against $799,000. With two Fenhurst listings and two Kinross listings live at once, a correctly priced home competes with only a few others and meets buyers who have been watching the street.

Season and the Fenhurst Buyer

Of the 23 Fenhurst MLS closings of the last five years, 11 fell in January through June and 10 in October through December; January alone holds 6 [our arithmetic from the MLS rows]. A closing trails its contract by several weeks, so a January closing is usually a November or December contract, and a listing ready by the start of the season meets the most seasonal buyers. Across all of TwinEagles, 109 of 188 MLS closings in the same five years fell January to June. The December 2025 sale at 7 days and the September 2025 sale at 13 days show that a well-prepared Fenhurst home also sells outside the peak.

A Realistic Sequence

A well-prepared Fenhurst listing runs in six steps: a written valuation and the 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 and master association applications and both estoppel orders in the first week of the contract, since the master association must issue its certificate 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 Fenhurst sale can be run remotely. 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 pool service and the air conditioning running while the home is listed, because a green pool or a humid house photographs and shows badly, and keep dues and assessments current so the estoppels come back clean.

What Should Your Listing Say About Life in Fenhurst?

A Fenhurst at TwinEagles listing should say what a buyer cannot see from the photographs: the clubhouse about five minutes away, two championship courses, the lake, golf or preserve view behind the lanai, A-rated assigned schools, and honest drive times, about 11 to 12 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; NCH)

The Clubhouse Five Minutes Away

From Fenhurst Way the clubhouse is 1.1 to 1.2 miles by road, about four to five minutes, and golf carts may use the community streets. Its construction manager lists the project 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 resort-style pool and spa, a fitness center and the Himalayan putting course (Club Life). Fenhurst has no shared pool or clubhouse of its own; most homes have a private screened pool, which is the neighborhood’s own amenity.

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). The lakes and fairways behind Fenhurst belong to the courses and the association, not to the lots.

Schools Zoned to Fenhurst

Every Fenhurst Way address our neighborhood guide checked is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High for the 2026-27 school year, and all three 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 0.9 miles by road from the TwinEagles gate. A buyer should confirm a specific address on the district’s zone locator.

Beaches, Errands and the Airport

From the TwinEagles gate, off-peak on the OSRM routing engine, Interstate 75 is about 10 minutes, the Publix at Orangetree about 12, Mercato about 21, Vanderbilt Beach about 22, Fifth Avenue South about 30 and Southwest Florida International Airport about 39; from Fenhurst add about 11 to 12 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 3.3 miles from the gate (NCH). Collier County property owners qualify for the county’s resident beach parking permit (Collier Parks, Vanderbilt Beach Park).

What Is Changing Nearby

Collier County’s 2025 Annual Update and Inventory Report lists the Immokalee Road segment from Collier Boulevard to Wilson Boulevard, which includes the TwinEagles entrance, over capacity, with no funded widening. The Vanderbilt Beach Road Extension opened as a second east-west route in June 2026 (Collier County), and across Immokalee Road the county approved NC Square in July 2025 for up to 129 homes and 50,000 square feet of commercial space (Ordinance 2025-30). Fenhurst sits about three miles inside the gate from all of it, wrapped in lakes, golf holes and preserve owned by the club and the association.

All Ages, Full Time or Seasonal

Fenhurst has no age restriction: neither the master association’s recorded 2024 use restrictions nor its rules contain 55-and-over language. With two-bedroom-plus-den to four-bedroom Lennar plans, Fenhurst suits a family drawn by Bear Creek Elementary as well as a retiree who wants the club, which widens the buyer pool your listing speaks to. TwinEagles has no beach club, marina or boat access; a Gulf beach club was in the 1997 announcement and never built, and the listing should be straight about that too.

How Do You Get a Free Fenhurst Home Valuation?

You get a free Fenhurst at TwinEagles home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the 10 MLS closings of the last 36 months and the county’s recorded resales, adjusted for your plan, view, roof and systems, with your club category and flood file beside it.

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 Fenhurst MLS and county-recorded sales with their dates and sources, a price per square foot analysis that never mixes the county and MLS measurements, the live Fenhurst and Kinross competition with price histories, the all-in cost your buyer faces for your deeded category, the master association and landscaping figures your buyer will underwrite, your elevation certificate and any FEMA letter on file, and a recommended list price with a defensible range. Request it through our Fenhurst 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

On a street with one sale in the last twelve months, two live listings and eight Kinross sales next door, 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 Fenhurst homes come up for sale at once, so the next owner on Fenhurst Way 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 Fenhurst 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

On Fenhurst Way the presentation is the product: the view behind the cage, the systems and a file that answers the category, landscaping and flood 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 Fenhurst closing has more moving parts than most: club approval, the seven-day Membership Agreement deadline, two estoppels, the landscaping assessment 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 Fenhurst sellers are also buying their next home, inside the gate or elsewhere in Southwest Florida, and the same responsiveness carries both sides of that move.

Why Does a Fenhurst Specialist Matter When You Sell?

A Fenhurst 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, club approval of the buyer, two estoppels, an unpublished landscaping assessment and Zone AH elevation certificates.

Data updated: September 2026 (club and association documents as linked; Collier County elevation certificates and 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 Fenhurst 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 Fenhurst home off the TwinEagles median, market a Sports-deeded home to golfers, repeat Lennar’s 2013 line that golf is included, order a neighborhood estoppel that does not exist, leave the landscaping assessment off the buyer’s cost sheet, compare MLS living area with county building area, promise an open house the gate will not admit because it was never entered in the MLS, or put a sign on the golf side of the lot. None of those errors is exotic, and each one costs a seller time or money.

How Fenhurst Fits the TwinEagles Seller Picture

Fenhurst is one of twelve TwinEagles neighborhoods, and the entry level of the single-family ladder trades very differently from the top. If you want to see how a Fenhurst 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 a Fenhurst seller brings to that market are the fastest buyers in the community and a pool home with a lake, golf or preserve view at the entry level of a private two-course club.

Are You Also Buying Your Next Home in Southwest Florida?

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

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

Buying and Selling in the Same Season

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

Moving Within TwinEagles, or Back to Fenhurst

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

Family Transfers and Estates

The same policy exempts gratuitous transfers to a spouse or surviving spouse, a former spouse by divorce decree, family members taking title through “a bona fide family planning device,” and transfers to estate-planning trusts for the member or spouse. For a Fenhurst owner passing a home to family, or selling from an estate, those clauses decide who pays a club fee of up to $150,000 and when, so we read them with your attorney before the listing goes live.

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

These are the questions Fenhurst 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 and association documents as linked above)

How do I sell my home in Fenhurst at TwinEagles?

Start with a written valuation built from the 10 Fenhurst MLS closings of the last 36 months and the county’s recorded resales, not a portal estimate. Then prepare the file before you list: the club and master association estoppel figures, including your category and the landscaping assessment, the elevation certificate, the roof and air-conditioning records, and your architectural approval letters. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Fenhurst?

Look for an agent who prices from recorded Fenhurst sales rather than the TwinEagles median, understands the deeded club category and the buyer’s initiation fee, knows the two-estoppel and landscaping-assessment setup, 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 Fenhurst home worth?

Most likely somewhere inside the band the last ten MLS closings set, $767,500 to $959,900 over the 36 months to September 24, 2026, around a median of $872,500, with your view, systems, finishes and club category deciding where. The only sale of the last twelve months closed at $840,000. Request a written valuation for your address.

How many Fenhurst homes sell each year?

On the MLS, 10 closings in the last 36 months and 23 in the last 60, about three to five a year; on the county deed file, eight qualified resales in 2021, eight in 2022, two in 2023, five in 2024 and five in 2025. That is roughly 8.9 percent of the 57 homes a year over five years.

What did Fenhurst homes sell for recently?

The five most recent MLS closings were $840,000 in December 2025, $767,500 in September 2025, $785,000 and $890,000 in June 2025 and $959,900 in January 2025, per the Southwest Florida MLS pulled September 24, 2026.

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

$959,900 in January 2025, after 6 days on market at 98.97 percent of list, the top of the MLS record and of Collier County’s recorded deeds for Fenhurst Way.

How long will my Fenhurst home take to sell?

The nine MLS-marketed Fenhurst sales of the last 36 months took a median of 14 days on market, from 6 to 132, the fastest record in TwinEagles. Price decides the spread, and the club approval and estoppel steps add a month or more between contract and closing.

What is the sale to list ratio in Fenhurst?

A median 96.77 percent over the nine MLS-marketed closings of the 36 months to September 24, 2026, and none closed at or above list. The last Fenhurst home to close at or above its asking price did so in June 2022.

Is now a good time to sell a Fenhurst home?

For a prepared, well-priced home, yes: Fenhurst buyers commit faster than anywhere else in TwinEagles. The honest caution is the live competition, two Fenhurst listings at $774,000 and $675,000 and two Kinross listings, so the first price has to be right.

Why is the online estimate for my Fenhurst home wrong?

Because a model needs recent similar sales and Fenhurst had one in the last twelve months, so it leans on Kinross; and because it cannot see your club category, your view, your roof and air-conditioning dates or your elevation certificate. Your buyer sees the same estimate, which is why your price needs a written rationale.

Do buyers compare my Fenhurst home with Kinross?

Yes. Kinross is TwinEagles’ other Lennar neighborhood, 86 newer, larger homes next door, and it closed eight MLS sales in the last twelve months from $650,000 to $840,000. On the county’s per-foot yardstick the two streets trade at almost the same rate over 36 months.

Who pays the club initiation fee when I sell?

The buyer, at closing. The club’s Initiation Fee Policy has the fee paid “to the Club at the closing of the home sale,” and in September 2026 the club’s page listed $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.

Do I get my initiation fee back when I sell?

No public club document describes a refund of the initiation fee on resale. The club’s Membership Plan and bylaws are not posted publicly, so do not plan a sale around a refund.

Is golf included with a Fenhurst home?

No. Lennar’s 2013 advertising said its new-home price “also includes a golf course membership,” but that was a developer-era promotion. Today every TwinEagles home is deeded a Golf, Sports or Social membership and the buyer pays the initiation fee for that category at closing.

Does a Golf-deeded Fenhurst home sell for more?

It reaches a different buyer, who pays the club $150,000 at closing instead of $60,000 for Sports, which takes the all-in cost at the Fenhurst median past $1 million. Some buyers pay more for Golf; others prefer the lower total of Sports. Neither the deed file nor the MLS records the category, so we price it from the club estoppel.

Which estoppel certificates does a Fenhurst sale need?

Two: one from The TwinEagles Club and one from the TwinEagles master association through FirstService Residential. The club’s sheet lists Fenhurst Way with “No subdivision,” so there is no third estoppel.

Will the estoppel show the Fenhurst landscaping assessment?

It should, because the master association administers that assessment. Check that it does, and give the buyer the current figure and what it covers, since the amount is not published anywhere else.

What does an estoppel certificate cost?

The club’s fee was $250 on its fiscal 2022 schedule. For the master association, the current Department of Business and Professional Regulation schedule, which applies the caps in Florida Statutes 720.30851, puts 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 signed agreement must reach the club seven days before closing, and the master association screens the buyer separately. 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 landscaping assessment are prorated by contract, and the recorded covenant makes seller and buyer jointly and severally liable for club dues incurred before the sale, so the club estoppel must show a clean balance at closing.

What does it cost to sell a house in Fenhurst?

Commission, Florida documentary stamp tax at $0.70 per $100 ($6,107.50 on the $872,500 median), two estoppel fees, and prorated taxes, club dues and assessments. In Collier County the buyer customarily pays the owner’s title policy.

Does Fenhurst 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 Fenhurst home in a flood zone?

Only your paperwork can say. Two of four Fenhurst Way street points read Zone AH and two read shaded Zone X on the effective map, and every legible elevation certificate lists Zone AH at a 16-foot base flood elevation with the first floor 1.6 to 2.7 feet above it. Your survey, certificate and any FEMA letter decide.

Does my elevation certificate really help my sale?

Yes. It shows the buyer’s insurer how far your floor sits above the base flood elevation, which is one of the inputs to a flood premium, and on the certificates our guide read the Fenhurst floors sit 1.6 to 2.7 feet above it. Collier County indexes the certificates by address.

Will the 2027 flood map change my Fenhurst home’s zone?

At all four Fenhurst street points the preliminary map shows the same zone as today, and the county targets summer 2027 for it to take effect. The two FEMA letters on the street may need revalidation when the new map takes effect.

Should I replace my roof before I sell a Fenhurst home?

Usually not if the original tile roof is sound. Get a roof inspection or certification, since Fenhurst roofs date from 2012 to 2016 and a buyer’s insurer will ask. Any replacement must be tile, with association approval and a county permit.

Should I replace my air conditioner before I sell?

If it is original and near the end of its life, often yes, because an inspector will flag it and 11 of the 27 Fenhurst permits of 2024 to 2026 were air-conditioning replacements, so buyers compare. Keep the permit number for the listing file.

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 three Fenhurst homes pulled shutter, window or door permits from 2024 to 2026.

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

One sign, no larger than 24 by 18 inches, in the front yard only, never on the golf course side, with no information tube, under the Grand Arbors guidelines.

Can I hold an open house in Fenhurst?

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, at $250 per modification under the Grand Arbors guidelines, with a written answer within 30 business days of a complete application. Interior repairs need no association approval, though some need a county permit.

Should I renovate before I sell?

Usually not a full renovation. Replace what an inspector will flag, repaint the interior in neutral colors, and document the roof, openings and systems. Exterior work needs approval and a permit that can outlast your listing window.

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

Yes. Leases must be at least 30 days, no more than three a year, on the association’s form, 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 Fenhurst 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 Fenhurst home without an agent?

You can, but the gate admits only MLS-listed open houses and requires the buyer’s agent at private showings, the sign rules are strict, and the category, Phase One, landscaping and club-approval steps are easy to miss. On a street where buyers compare four Lennar plans line by line, pricing and paperwork decide the result.

I inherited a Fenhurst 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 exempts some family and estate-planning transfers from a new initiation fee; if the heir then sells, the new buyer pays it.

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

Yes. 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 before the 2021 and 2022 rise.

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

Request a written valuation, and gather your elevation certificate, any FEMA letter, roof and air-conditioning records, permit numbers and approval letters. Then call Jesse McGreevy at (239) 898-6072 and choose a launch date with the two live Fenhurst listings and the Kinross competition in view.

Sources and Authoritative References

Every Fenhurst 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 and master 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, Fenhurst Way and Kinross 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
• Florida Division of Corporations, Fenhurst name search (no Fenhurst association)
• 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, March 2024
• Collier County, issued building permits, February 2026
• Collier County, 2025 Annual Update and Inventory Report (Immokalee Road capacity)
• Collier County, Vanderbilt Beach Road Extension Phase One, June 2026
• Collier County, NC Square Ordinance 2025-30
• Collier County, elevation certificates layer (54 certificates indexed on Fenhurst Way)
• Collier County, proposed Flood Insurance Rate Map release, August 2026
• Collier County GIS services (zoning and overlay layers)
• Collier County Parks, Vanderbilt Beach Park
• OSRM routing engine (off-peak drive times)
• U.S. Census Bureau geocoder (street point positions)
• USGS National Map, NAIP imagery service (February 2023 aerial)

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 (Fenhurst Way: two estoppels, “No subdivision”)
• The TwinEagles Club, estoppel requests
• The TwinEagles Club, club life
• The TwinEagles Club, dining
• The TwinEagles Club, Talon scorecard 2024
• The TwinEagles Club, Eagle scorecard 2024
• The TwinEagles Club, Audubon Gold Signature Sanctuary certification, 2023
• The TwinEagles Club, home page
• 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, association and club responsibilities (the separate Fenhurst assessment)
• TwinEagles HOA, Approved 2024 Budget (Fenhurst line, 57 units, $3,407.73)
• TwinEagles HOA, Newsletter, February 2024 (Fenhurst and Kinross landscaping routed to the master board)
• TwinEagles HOA, neighborhood HOAs
• TwinEagles HOA, board of directors
• TwinEagles HOA, Design Review Guidelines, Grand Arbors at TwinEagles, June 8, 2018 (Lennar’s approved designs for Fenhurst and Kinross)
• 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, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, Declaration of Recreational Covenant
• TwinEagles HOA, architectural review
• TwinEagles HOA, Community FAQs and history
• TwinEagles HOA, lake-bank remediation update, June 2026
• Resource Conservation Systems, 2026 tariff

History and the Kinross comparison

• Developer page, Fenhurst, December 2019 (Wayback Machine) (“53’ LOTS”, Lennar)
• Developer news archive, Lennar in Fenhurst, 2013 (Wayback Machine) (four plans, the Isabella model, 2013 pricing)
• Florida Weekly, Kinross generating strong sales at TwinEagles, March 2017
• Business Observer, The Ronto Group and TwinEagles, January 2011

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)
• 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 National Flood Hazard Layer (effective panel 12021C0217H, May 16, 2012)
• FEMA letters of map change layer (two letters on Fenhurst Way, 2013 and 2015)
• FEMA preliminary flood hazard layer (preliminary panel 12021C0217J)
• 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

• Fenhurst at TwinEagles neighborhood guide
• Free Fenhurst at TwinEagles home valuation
• Buying a home in Fenhurst 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 and building area on this page.
• U.S. Census Bureau American Community Survey 2020 to 2024 five-year estimates, for the block group that contains TwinEagles.

Downloadable Documents

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

Your Fenhurst 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 Fenhurst at TwinEagles sits inside the North Naples club market they work every week. If you are weighing a sale on Fenhurst Way, 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 Fenhurst 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.