Sell Your Home in Hedgestone at TwinEagles, FL

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

Why Sell Your Hedgestone Home With McGreevy and Comisar?

Hedgestone at TwinEagles is 70 semi-custom pool homes on Hedgestone Court and Maidstone Court beside the TwinEagles clubhouse in North Naples, and it closed 16 sales on the Southwest Florida MLS in five years. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Hedgestone home from that record, street by street.

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

This page is written for the owner. For the full picture of the neighborhood itself, the two plats, the Grand Arbors design guidelines, the builders, the flood map and the schools, read our complete Hedgestone at TwinEagles neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a home on Hedgestone Court or Maidstone Court for the most money, with the fewest surprises, on a timeline you control. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Hedgestone 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 neighborhood that trades about three homes a year, the whole market is what your price depends on, and the whole market is small enough to show you in full. Every figure below comes from two independent public systems, the Southwest Florida MLS and Collier County’s own recorded deeds, and each one carries its source and its date. We tracked every one of the 16 Hedgestone MLS closings of the last 60 months, and every one of the 14 qualified resales the county recorded in the same window, before writing a word.

How We Work a Hedgestone Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, the gate list, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the club, association and flood paperwork, which in Hedgestone means a deeded club membership, two estoppels, an architectural file under the Grand Arbors guidelines and, on many lots, a FEMA letter. 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 Hedgestone at TwinEagles Different?

Selling in Hedgestone at TwinEagles differs from most Naples sales in five ways: the deeded club category decides who your buyer is, the buyer pays a six-figure initiation fee at closing, there is no neighborhood association and so only two estoppels, owners carry their own landscaping, and the flood map changes lot by lot.

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, retrieved 24 Sep 2026)

Seventy Homes on Two Courts, in Three Sections

Hedgestone is 41 homes on Hedgestone Court and 29 on Maidstone Court, 70 in all, and the master association bills them as one neighborhood, “Hedgestone (with Maidstone)” in its own newsletter (TwinEagles HOA Newsletter, February 2024). A buyer still sees three sections. The original 19 homes on Hedgestone Court were mostly built from 2006 to 2008 in the Bonita Bay Group years; the next 22 on Hedgestone Court were mostly built from 2013 to 2017 by the Ronto-era builders; and Maidstone Court’s 29 homes date from 2012 to 2022, median 2017. On the deed the two plats read TwinEagles Phase Two and Phase Two B. Your section tells a buyer the age of the roof and the building code before they reach the front door.

No Neighborhood Association, Two Estoppels

Hedgestone has no homeowners’ association of its own. The master association lists “Hedgestone (with Maidstone),” Lake Estates and The Estates as the neighborhoods where owners handle landscaping individually, and the club’s estoppel sheet lists Hedgestone Court and Maidstone Court among the streets that need only the club and master association estoppels (club estoppel requirements by street). TwinEagles has eight streets that carry a third, neighborhood estoppel; Hedgestone 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 it shapes your price, because a Hedgestone buyer lives a short cart ride from the clubhouse and usually wants Golf.

Your Own Landscaping, Under the Grand Arbors Rules

Because there is no neighborhood crew, every Hedgestone owner keeps a landscape and irrigation contract of their own, held to the Grand Arbors standard of St. Augustine turf and a required tree package (Design Review Guidelines, Grand Arbors at TwinEagles). Every exterior change you made while you owned the home, from a paint color to a pool cage, needed written approval under those guidelines. 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 Changes Lot by Lot

On FEMA’s effective map, seven of ten Hedgestone and Maidstone street points read Zone X and three read Zone AH, the shallow-ponding high-risk zone, and FEMA has issued nine letters from 2014 to 2022 naming at least 15 Hedgestone lots (FEMA National Flood Hazard Layer). No map can tell a buyer what one house needs. The elevation certificate and any FEMA letter for your lot can, and in Hedgestone they are often worth real money at the closing table.

What Should a Hedgestone Seller Know First?

A Hedgestone at TwinEagles seller should know nine recorded facts before choosing a list price: the 60-month price band, the four sales of the last twelve months, the two live competitors, the deeded club category, the buyer’s initiation fee, the two estoppels, the Phase One balance, the flood paperwork and the roof’s age. Each is set out below.

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

• 70 single-family homes on Hedgestone Court and Maidstone Court, built 2006 to 2022, on homesites the developer marketed at 90 by 160 feet, inside TwinEagles’ 717 homes and homesites.
• The Southwest Florida MLS shows 16 Hedgestone closings in the 60 months to September 24, 2026, from $1,625,000 to $2,900,000, a median of $2,205,000, including 3 sales entered in the MLS after closing.
• The 13 homes marketed on the MLS sold after a median of 27 days on market at a median 94.34 percent of final list price, and 2 of the 13 closed at or above list.
• The last twelve months hold four closings, too few for a median: $2,210,000, $2,235,000, $2,200,000 and $2,300,000.
• Two Hedgestone homes were for sale on September 24, 2026, asking $2,750,000 and $2,695,000, both above every Hedgestone sale of the last twelve months.
• Collier County’s recorded deeds hold 14 qualified Hedgestone resales in the same 60 months, at the same $2,205,000 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. Hedgestone has no neighborhood association.
• Flood is lot by lot: 7 of 10 street points read Zone X and 3 read Zone AH, and nine FEMA letters name at least 15 Hedgestone lots.

Is Now a Good Time to Sell a Hedgestone Home?

For a prepared, well-priced Hedgestone at TwinEagles home, yes. Hedgestone closed four MLS sales in the twelve months to September 24, 2026, all between $2,200,000 and $2,300,000, the tightest band in TwinEagles. Two homes were for sale on that date, both asking above that band, so the next well-priced listing meets waiting buyers.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, Hedgestone Court and Maidstone Court, pulled 24 Sep 2026)

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

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

Window: September 25, 2025 to September 24, 2026, four closings, $8,945,000 in volume [our arithmetic from the MLS rows]. The four closed within $100,000 of each other on homes of 3,313 to 3,720 square feet of MLS living area, from $594 to $671 per living square foot. Every one closed below its final list price, by 4.2 to 7.9 percent, and two of the four took more than 140 days. The prior twelve months held three Hedgestone closings, at $2,500,000, $1,950,000 and $1,900,000.

The Sixty-Month Picture: Sixteen MLS Closings

Our rule is to widen the window until it holds ten sales. The 12, 24 and 36-month Hedgestone windows hold 4, 7 and 9 closings, so the first window with ten is 60 months, and that is the one we use for a median.

Source: Southwest Florida MLS, development name Twin Eagles, closed 09/25/2021 to 09/24/2026, pulled September 24, 2026, with every closing assigned to Hedgestone by street, Hedgestone Court and Maidstone Court, because the MLS subdivision field is inconsistent. Sales entered after closing count in price, volume and count, and are left out of days on market and sale to list, where their list price equals the sale price by construction.

The County Deed Record Beside the MLS

We ran the same five years through Collier County’s recorded deeds. Counting only DOR-qualified, arm’s-length sales over $100,000, the county recorded 14 Hedgestone resales from September 2021 to June 30, 2026, the newest sale in its file, from $1,625,000 to $2,900,000, at the same $2,205,000 median and $31,900,000 in recorded volume. Twelve sales appear on both lists. The MLS also holds four closings the county file does not qualify or has not yet recorded, and the county holds two qualified deeds the MLS window does not carry. 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.

Longer Days on Market and Firmer Negotiation Are Both True

Across the 13 MLS-marketed Hedgestone sales of five years, the median home sold in 27 days at 94.34 percent of its final list price. The last twelve months were slower and closed further from list: two of the four sales took 146 and 173 days, and all four closed 4.2 to 7.9 percent below the final ask. The two 2025 sales tell the same story more sharply: listed at $2,399,999 and $2,449,000, they closed at $1,950,000 and $1,900,000, 81.25 and 77.58 percent of list, after 27 and 230 days. Hedgestone buyers pay for the right house at the right number and wait for it when the number is wrong.

The Live Competition

On September 24, 2026 the Southwest Florida MLS showed two active Hedgestone listings, asking $2,750,000 at 0 days on market and $2,695,000 at 20 days. Both sit above every Hedgestone closing of the last twelve months, which ran $2,200,000 to $2,300,000, and below the two January and April 2024 sales at $2,890,000 and $2,900,000. Two listings against four closings a year is roughly six months of supply for this one neighborhood [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 The Estates, Lake Estates and Dundee, the other top-of-ladder neighborhoods, had one active listing between them.

Thinking of Selling in Hedgestone? Start With a Written Valuation

With four sales a year inside a $100,000 band and two competitors already asking above it, the first price you publish is the most important decision of your Hedgestone sale. Request a written opinion of value through our free Hedgestone 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 Hedgestone Homes Sold For Since 2007?

Collier County’s recorded deeds trace Hedgestone at TwinEagles finished-home prices from about $875,000 to $950,000 in 2010 to 2012, to $1.2 million to $1.45 million in the Ronto years, to $2 million to $2.9 million since 2022. The 2024 peak has eased to about $1.9 million to $2.3 million in 2025 and 2026.

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, qualified sales of finished homes. Most years hold fewer than ten sales, so read each median as the middle of a handful of houses, not a market rate. Four 2006 deeds coded as improved were homesite sales on lots finished later, and we leave them out. The highest qualified Hedgestone sale on the county file is $2,900,000, on the original stretch of Hedgestone Court in April 2024.

Homesites, Then Houses

Before the houses, the lots. Fifteen qualified Hedgestone homesite sales recorded in 2006 at a median of $285,000, in the Bonita Bay Group’s lot market after the 2005 Grand Arbors lottery; four in 2013 at a median of $222,500; five in 2015 at $330,000; and single sales at $300,000 in 2018 and $360,000 in 2019, the last vacant Hedgestone lot on the county file. In March 2018 the developer advertised the last “developer-owned and builder-owned estate home sites priced from $325,000 to $401,000” (archived TwinEagles news, March 2018). No Hedgestone lot was vacant on the 2026 roll, so every sale now is a resale, and your only competition is another owner.

The Same Houses, Sold Twice

The cleanest price evidence in a small neighborhood is the same house selling twice. Six Hedgestone homes carry qualified sales at both ends of the last decade:

Source: Collier County recorded deeds, qualified sales on the same parcel; improvements between the two sales are not in the deed file. Read together, the rows say what the medians say: Hedgestone roughly doubled from its 2015 new-home prices to its 2024 peak, and the one house that sold at the 2022 level and again in 2026 held its value almost exactly.

What the Series Means for a Seller Today

An owner who bought before 2021 usually holds a large gain even after the 2025 dip, and bought before the club charged any initiation fee at all; the first one, in April 2021, was $30,000 for Golf. An owner who bought in 2022 should see the April 2026 repeat sale, up 2.3 percent over four years, before choosing a price. An owner who bought near the 2024 peak faces the harder conversation, and we would rather have it with the recorded numbers on the table than with a portal estimate that ignores them.

Why Hedgestone Turns Over About Three Times a Year

Fourteen qualified resales on 70 homes in about 57 months is roughly 4.2 percent of the neighborhood a year, about three sales, and nearly twice the pace of The Estates. That is enough for a real comparable set, which the top of TwinEagles otherwise lacks, and it means your sale will very likely become the comparable the next buyer and appraiser use. It also means a mispriced listing can sit: the next sale that could rescue an ambitious price may be months away.

Hedgestone vs Lake Estates: Which Will Your TwinEagles Buyer Choose?

Hedgestone vs Lake Estates is the comparison a TwinEagles buyer above $2 million weighs most. Both are Ronto-era estate neighborhoods with no sub-association under the Grand Arbors rules. Hedgestone offers 70 homes by the clubhouse at a $2,205,000 median; Lake Estates offers 19 newer homes on the 34-acre lake at a $2,800,000 county median.

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

The developer paired them itself in 2016, when Ronto “expanded TwinEagles’ estate home offering with the introduction of the Hedgestone and Lake Estates neighborhoods” (archived TwinEagles news, June 2016). Our Lake Estates at TwinEagles guide carries every recorded sale on the lake.

The Hedgestone vs Lake Estates Decision Table

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

Who Should Choose Hedgestone, and Who Should Choose Lake Estates

A buyer should choose Hedgestone for the clubhouse and the Eagle outside the door, a wider choice of homes, ages and views, a real comparable set to buy against, and an entry about $595,000 below the Lake Estates county median. A buyer should choose Lake Estates for a 2015-or-later house on the largest lake inside the gate, a bigger home on a wider lot, and the rarity of 19 homes that seldom come up for sale.

What the Comparison Means for Your List Price

Your buyer has very likely looked at Lake Estates, and on the county’s own yardstick the two trade at almost the same rate, $638.86 and $647.54 per county square foot over five years. The gap in median price is house size and age, not a different rate for the neighborhood. So a Hedgestone listing wins that comparison on the house: a newer or larger Hedgestone home, a lake-to-golf view, a documented roof and a FEMA letter all narrow the gap, and we price your home against both markets so the list price survives the buyer’s side-by-side.

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

On the seller’s own yardsticks, Hedgestone at TwinEagles sits at the top of TwinEagles with the most sales of the top three neighborhoods: a $2,205,000 60-month MLS median, 27 median days on market, and a 94.34 percent median sale to list ratio, firmer than The Estates’ 90.00 percent and softer than Lake Estates.

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

The Seller’s Yardstick, Top of the Ladder

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

What the Yardstick Tells a Hedgestone Seller

Three things. First, Hedgestone has the deepest sales record at the top of the ladder, 16 MLS closings in five years against The Estates’ 11 and Lake Estates’ 8, so its price is set by comparables rather than argued from the house outward. Second, over the same five years it has sold a little faster than the community as a whole, a median 27 days against 32 for all of TwinEagles, and in the latest twelve months 80 days (the mean of the middle pair of four sales) against 83, when the price is right. Third, its buyers negotiate less than The Estates’ and more than Lake Estates’, and in the latest twelve months every Hedgestone sale closed below list. Our TwinEagles seller guide sets all twelve neighborhoods side by side.

How Do We Price a Hedgestone Home?

We price a Hedgestone at TwinEagles home from the 16 MLS closings and 14 recorded resales of the last five years, adjusted for section and build year, what sits behind the lot, the deeded club category, the roof and openings, and the flood file, then test the number against the two live listings and the likely appraisal.

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

We Start With the Hedgestone Record, Not the TwinEagles Median

The TwinEagles-wide MLS median over the last twelve months was $1,031,250, pulled down by 120 Covent Garden condominiums and the entry-level single-family neighborhoods. It is the wrong starting point for a Hedgestone home, and so is any automated estimate that blends Hedgestone with Kinross or Wicklow a few minutes away inside the same gate. A Hedgestone price starts from Hedgestone sales, read on MLS living area, and cross-checked against the county’s recorded deeds on the county’s own building-area measure, never one against the other.

Section, Age and Builder

A 2007 Bonita Bay-era home on the original stretch of Hedgestone Court and a 2017 Ronto-era home on Maidstone Court share a gate and a guideline book, but not a roof age, a code edition or an insurance quote. The county roll dates 19 Hedgestone homes to 2006 to 2009, 17 to 2010 to 2014, 30 to 2015 to 2019 and 4 to 2020 to 2022. The public record names five builders: Arthur Rutenberg Homes, Kingon Homes and Bordeaux Homes in the first wave, then Divco and Stock Signature Homes with Rutenberg in the Ronto years. We read each recorded sale for its section and era before we use it.

The View Sets the Bracket

Hedgestone lots were all marketed at the same 90-foot width, so the spread from $1.9 million to $2.9 million is mostly what sits behind the house and the house itself. On the 2023 federal aerial, Hedgestone Court homes back onto golf holes and a lake to the north and two lakes to the south, and Maidstone Court homes back onto lakes on both sides, with a preserve at the west end. No public dataset tags a sale by its view, so we never publish a view premium; we isolate it the honest way, against recorded Hedgestone 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 Hedgestone 60-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 Hedgestone prices the Golf fee is a modest share of the total, so the category matters less as a cost than as a filter: a golfer shopping at $2.2 million wants a Golf-deeded home and may pass over a Sports or Social one entirely, and only 614 Golf memberships exist for 717 homes.

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, Openings and the Permit File

Collier County’s monthly issued-permit files from January 2024 through July 2026 show 44 residential permit records on 27 Hedgestone and Maidstone addresses and no reroof, new-home or storm-repair permit on either street. Owners have spent on openings instead: four shutter, window and door permits worth $27,842 to $54,835 each. For a 2006 to 2009 home on its original tile roof, a roof certification and a wind-mitigation report on form OIR-B1-1802 change the buyer’s insurance quote, and we price that difference from recorded sales rather than a contractor’s invoice.

Why Automated Estimates Miss in Hedgestone

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 a FEMA letter removes your house from Zone AH, or whether your lot backs onto the Eagle, a lake or the preserve. It also cannot tell a 2007 house from a 2017 house on the same street when the county’s field is its only clue. With about three Hedgestone sales a year, a model has too little to learn from, and your buyer sees its estimate too, which is one more reason your price needs a written, sourced rationale behind it.

Pricing Against the Live Competition

In a thin market the live listings matter as much as the closings. On September 24, 2026 the two active Hedgestone listings asked $2,750,000 and $2,695,000, about 20 and 17 percent above the June 2026 sale at $2,300,000 [our arithmetic]. We read every active Hedgestone, Lake Estates and Estates 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 Hedgestone Home?

We market a Hedgestone at TwinEagles home to the buyer actually buying there: a full-time or seasonal owner who wants a semi-custom pool home by the clubhouse inside a private two-course club. That means leading with the deeded category and all-in club cost, aerial photography of the Eagle and the lakes, database outreach, and showings run through the gate.

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

Who Actually Buys in Hedgestone

The master association does not publish homestead rates by neighborhood, but across the two plats Hedgestone shares with other neighborhoods, 53 percent (Phase Two) and 61 percent (Phase Two B) of homes carry a Florida homestead exemption on the county roll. The census block group that contains TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, yet Hedgestone has no age restriction, and its 3,500 to 4,500 square foot pool homes suit a family as well as a retiree. Your likely buyer is a Florida household moving within Collier or Lee County, or a seasonal buyer arriving for the January to April window.

Lead With the Category and the All-In Number

The best-qualified Hedgestone 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 and the Phase One figure from the estoppel beside the price. It sounds like a disadvantage to print a six-figure 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 Eagle

Hedgestone sells from the air and from the lanai. The Eagle, the Gary Player design rebuilt by Steve Smyers with Patrick Andrews and reopened in 2012, wraps the neighborhood, and one Bonita Bay-era model was sold on its “lake-to-golf views.” Professional architectural photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, and in Hedgestone the aerial is what shows a buyer exactly which lake, fairway or preserve sits behind your house.

Showings Through the Gate

TwinEagles has one guarded gatehouse, at the Immokalee Road entrance on TwinEagles Boulevard, about 2.3 to 2.7 miles by road from Hedgestone. Guests and vendors are registered through dwellingLIVE, and the master association’s Quick Guide for Realtors sets the rules every listing works under: private showings need an appointment and ID. We register every showing ahead of time so no buyer waits at the gatehouse, and we map the route to your court for buyers who have never been past the clubhouse.

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 Hedgestone 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 Hedgestone seller wants a Sunday open house. An estate, a divorce, a health change or a move north is often better handled quietly, through direct agent-to-agent outreach across the North Naples clubs and appointment-only showings, which the gate rules already assume. With about three Hedgestone sales a year, 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 Hedgestone Contract?

Jesse McGreevy and Marc Comisar negotiate every Hedgestone at TwinEagles offer themselves, and where the median marketed home closed at 94.34 percent of list, and every sale of the last year closed below it, that negotiation is where a seller’s money is kept. We answer the category, Phase One, flood, roof and approval questions before the first offer.

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

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator, and counteroffers are not written from a template. In Hedgestone that matters, because a serious buyer at $2 million and up may be the only one for weeks, and the offer usually arrives with questions about the category, the flood file and the roof whose answers move the price.

Reading 94.34 Percent Correctly

A median sale to list ratio of 94.34 percent does not mean every Hedgestone buyer expects six percent off. It means some listings were priced above the recorded band and later closed well below it: the two 2025 sales closed at 81.25 and 77.58 percent of their final list prices, while the June 2026 sale closed at 95.83 percent after 0 days on market. 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 Hedgestone 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 and the master association’s January 1 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 Hedgestone 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, and whether every exterior change was approved. We put the elevation certificate, any FEMA letter, the wind-mitigation report, the roof permit or certification 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 Hedgestone Sales Matter Most to Your Price?

The Hedgestone at TwinEagles sales that matter most are the four MLS closings of the last twelve months, $2,200,000 to $2,300,000, read against the 2024 peak of $2,890,000 and $2,900,000 and the 2025 dip to $1,900,000 and $1,950,000. 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 to 30 Jun 2026)

Every Hedgestone MLS Closing, September 2021 to September 2026

Source: Southwest Florida MLS, 60 months, pulled September 24, 2026, assigned to Hedgestone by street. Sixteen sales, $35,435,000 in volume, median $2,205,000.

The 2024 Peak, Worked Through

The January and April 2024 sales at $2,890,000 and $2,900,000 are the two a seller hears about, and they set the top of the record: $762.53 and $718.89 per MLS living square foot, after 55 and 9 days on market. Both were on Hedgestone Court. On the county file the April 2024 house had first sold for $1,360,000 in April 2018, a 113 percent gain in six years. Those two sales describe what the best Hedgestone homes brought at the market’s peak, not what an ordinary one brings in 2026.

The 2025 Sales Below the Band

Two 2025 sales, both on Hedgestone Court and both among the larger homes at 4,026 and 4,040 square feet of MLS living area, closed at $1,950,000 and $1,900,000, about $484 and $470 per square foot. They were listed at $2,399,999 and $2,449,000 and took 27 and 230 days. Part of that is the market after the 2024 peak and part is the houses, and a buyer’s agent will quote them against you. We answer them with the four 2026 sales and with what separates your home from those two.

The Same Floor Plan, a Different Year

The MLS records living area to the square foot, and one Hedgestone plan shows how prices held: a 3,313 square foot home on Maidstone Court closed at $2,150,000 in May 2022, entered after closing, and a 3,313 square foot home on Maidstone Court closed at $2,200,000 in April 2026. On the county file those two sales are the same house, up 2.3 percent in four years. It is the cleanest single reading of where Hedgestone stands today against 2022.

What a Buyer’s Appraiser Will Use

A lender’s appraiser looks first for closed sales in the same neighborhood within six to twelve months, and in Hedgestone that means the four 2026 sales, then the 2025 and 2024 sales adjusted for time. We assemble that comparable set before you list, including the sales an appraiser may be forced to use when your plan has not sold recently, 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 Hedgestone Home?

Selling a Hedgestone 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 and the master 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 Hedgestone 60-month median of $2,205,000 that is $15,435. At the June 2026 sale price of $2,300,000 it is $16,100, and at the $2,900,000 top of the record it is $20,300 [our arithmetic]. It is the largest fixed cost of selling after commission.

Title Insurance and the Collier County Custom

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

Two Estoppel Certificates, Not Three

Every Hedgestone sale needs an estoppel from The TwinEagles Club and one from the master association, which FirstService Residential issues, and no third one, because Hedgestone has no neighborhood association. 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 requires the certificate within 10 business days of a written request and caps the fee, with the Department of Business and Professional Regulation adjusting the cap for inflation; under the department’s current estoppel certificate fee schedule the cap is $299 for a current account, plus $119 for expedited delivery, plus up to $179 if the account is delinquent. In Collier County practice the seller customarily pays the estoppel fees.

The Club 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, 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. Hedgestone 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 Hedgestone 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 Hedgestone Seller Disclose Under Florida Law?

A Hedgestone 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 Hedgestone home is a single-family parcel under the TwinEagles master association, so every Hedgestone 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 Hedgestone 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. Hedgestone 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 clubs often carries a district bond line elsewhere.

The Flood Disclosure

Florida’s residential flood disclosure, section 689.302, Florida Statutes, created by CS/CS/HB 1049 in 2024, requires a seller to disclose known flooding, any flood insurance claims filed on the home and any federal flood assistance received, per the Florida Senate’s bill analysis. Answer it from your own records, completely. In Hedgestone, where the map mixes Zone X and Zone AH lot by lot, the elevation certificate and any FEMA letter for your home belong beside the form.

The Property Tax Disclosure Summary

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. Florida resets a homestead property’s assessed value to just value after a change of ownership, so your capped assessment does not pass to your buyer (Florida Statutes 193.155). At Hedgestone prices 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 or a landscaping change made without approval is a fact a buyer’s attorney will find by comparing the house with the association’s file. Gather your approval letters before you list; where one is missing, apply for it before a buyer asks.

Known Defects and Johnson v. Davis

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

How Does the Flood Map Affect Selling a Hedgestone Home?

The flood map affects a Hedgestone at TwinEagles sale lot by lot. On FEMA’s effective 2012 map, 7 of 10 Hedgestone and Maidstone street points read Zone X and 3 read Zone AH, every legible elevation certificate lists Zone AH at a 16.0-foot base flood elevation, and nine FEMA letters name at least 15 Hedgestone lots.

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)

Ten Street Points, by Street

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. Every point had Zone AH land within 30 meters. Each row summarizes street points, never a statement about any 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). Street grade at the Hedgestone points reads about 15.4 to 16.9 feet, against nearby base flood elevation lines of 15.5 to 16.0 feet (NAVD88). None of TwinEagles is mapped in a coastal V zone.

Elevation Certificates on Hedgestone Homes

Collier County’s public layer indexes 45 elevation certificates filed with building permits on Hedgestone Court and Maidstone Court (Collier County elevation certificates layer). On the thirteen our neighborhood guide downloaded, every certificate with legible flood fields lists Zone AH and a 16.0-foot base flood elevation, and the legible first floors run from about 17.5 to 20.65 feet, about 1.5 to 4.7 feet above it. A seller who hands the buyer’s insurer a certificate showing the floor several feet above 16.0 answers the first underwriting question before it is asked.

The FEMA Letters Are Worth Money at a Sale

FEMA’s database holds nine letters of map change dated 2014 to 2022 naming at least 15 lots in the later stretch of Hedgestone Court and on Maidstone Court, most reading “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). We found no letter naming a lot on the original stretch of Hedgestone Court. If your lot is named, 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.

The 2027 Flood Map

FEMA released preliminary replacement panels on March 20, 2025, and all ten Hedgestone street points keep the same zone on them. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect (Collier County, August 2026). FEMA lists the Hedgestone letters as not incorporated, and letters in that status are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). A buyer after summer 2027 will ask whether your letter was revalidated.

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 Zone X home. 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 Hedgestone point sits in evacuation Zone E, 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, and no public record we found names storm damage specific to Hedgestone in Irma, Ian or Milton, a search result rather than proof of absence.

What Will Your Buyer Pay to Own a Hedgestone Home?

Your Hedgestone at TwinEagles buyer will carry four recurring bills: the master association assessment, $5,017.84 in the 2024 budget and second only to The Estates, 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 neighborhood assessment and 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 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 Highest in TwinEagles

The 2024 approved budget carries one line for the 70 Hedgestone homes, $5,017.84 per home, including a $660 reserve share, up 5.85 percent from $4,740.43 in 2023; together the 70 homes carry $351,248.90, 12.66 percent of the master budget. Only The Estates, at $5,559.42 to $5,586.19, pays more; Lake Estates pays $4,895.73 and Covent Garden $3,300.46. 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.

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 Hedgestone home sits in a Collier County millage code totaling 12.2558 mills for 2025, including 3.75 mills for the North Collier Fire Control and Rescue District. At that rate each $1,000,000 of taxable value is $12,255.80 of ad valorem tax, so a buyer taxed on the $2,205,000 median with no exemption would owe about $27,024 before the garbage line [our arithmetic, an illustration of the mechanism, not a quote for any home]. Your buyer’s first full bill follows the purchase price, the homestead decision and the county’s next assessment, not your bill.

Irrigation, Landscaping and Insurance

Irrigation water is a separate monthly bill from Resource Conservation Systems, a non-potable irrigation utility, and a marketed 90 by 160 foot Hedgestone homesite would fall in its “Standard” class of 9,000 to 16,999 square feet; confirm the class on the account. Hedgestone owners also carry their own landscape contract. 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 and the wind-mitigation report answers the carrying-cost questions before they end a contract late.

Which Hedgestone Rules Affect a Sale?

The Hedgestone 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 Hedgestone 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 a Design Review Application with a $250 fee, and the reviewer answers a complete application within 30 business days; new construction or a major addition carries a $1,000 fee and a $3,000 construction deposit. Filing after work has started brings a $50 fine. 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 needs approval. For a seller weighing a reroof before listing, that means tile, 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 be black or dark green vinyl-coated chain link, out of the street’s view 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. A buyer who needs a fenced yard is not a Hedgestone buyer, and your listing saves everyone time by saying so.

Vehicles, Golf Carts and Parking

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; from Hedgestone, the clubhouse is an easy cart ride. A buyer with a boat or a truck needs to know this before the first showing, so it goes in the remarks.

Hurricane Shutters and Generators

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. Propane tanks go underground or fully screened. A permitted, approved generator or impact glass is a feature to photograph and to list, because it changes the buyer’s insurance quote.

How Long Does It Take to Sell a Hedgestone Home?

A Hedgestone at TwinEagles home took a median of 27 days on market across 13 MLS-marketed sales in five years, but the spread runs from 0 to 230 days, and two of the last four took more than 140. 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 Hedgestone record is plain. Homes priced at the evidence sold fast: 0 days in June 2026 at $2,300,000, 9 days in April 2024 at $2,900,000, 14 days in January 2026 at $2,210,000. Homes priced above it waited and then closed well below the ask: 230 days in 2025, closing at $1,900,000 against a $2,449,000 list. With about three Hedgestone sales a year, a correctly priced home competes with only one or two others and meets buyers who have been watching the neighborhood.

Season and the Hedgestone Buyer

Ten of the 16 Hedgestone MLS closings of the last five years fell in January through June: three in January, one in February, three in April, one in May and two in June [our arithmetic from the MLS rows]. A closing trails its contract by several weeks, so a spring closing is usually a winter contract, and a listing ready by January meets the most seasonal buyers. The June 2026 sale at 0 days shows that a well-prepared Hedgestone home also sells outside the peak.

A Realistic Sequence

A well-prepared Hedgestone listing runs in six steps: a written valuation and the club 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 a Chapter 720 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 Hedgestone 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 landscape contract running while the home is listed, because the Grand Arbors standard still applies and an overgrown lawn photographs badly, and keep dues current so the estoppels come back clean.

What Should Your Listing Say About Life in Hedgestone?

A Hedgestone at TwinEagles listing should say what a buyer cannot see from the photographs: the clubhouse 0.5 to 0.9 miles away, the Eagle and the lakes behind the homes, two championship courses, A-rated assigned schools, and honest drive times, about ten 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 at the Door

Hedgestone is the TwinEagles neighborhood closest to the clubhouse, 0.5 to 0.9 miles by road, which its contractor lists at 71,376 square feet after the renovation and expansion completed in 2023 (Curran Young Construction). The club offers two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a 2,500-square-foot resort-style pool and spa, a fitness center and the Himalayan putting course (Club Life). For a Hedgestone buyer, dinner at the club is a golf-cart ride, and your listing should say so.

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). The Eagle wraps Hedgestone and is its home course. Both earned Audubon International Gold Signature Sanctuary certification in 2023 (club Audubon certification).

Schools Zoned to Hedgestone

Every Hedgestone Court and Maidstone Court 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, the Emergency Room and the Airport

From the TwinEagles gate, off-peak on the OSRM routing engine, Mercato is about 21 minutes, Vanderbilt Beach about 22, Fifth Avenue South about 30 and Southwest Florida International Airport about 39; from Hedgestone add about 9 to 10 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, at level of service F, with no funded widening. The Vanderbilt Beach Road Extension opened as a second east-west route in June 2026 (Collier County), and 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). Hedgestone sits more than two miles inside the gate from all of it, beside the Eagle, lakes and preserve owned by the club and the association.

All Ages, Full Time or Seasonal

Hedgestone has no age restriction: neither the master association’s recorded 2024 use restrictions nor its rules contain 55-and-over language. With 3,500 to 4,500 square foot pool homes the norm, Hedgestone 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, and the listing should be straight about that too.

How Do You Get a Free Hedgestone Home Valuation?

You get a free Hedgestone 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 16 MLS closings and 14 recorded resales of the last five years, adjusted for your section, view, size and roof, 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 Hedgestone 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 Hedgestone, Lake Estates and Estates competition with price histories, the all-in cost your buyer faces for your deeded category, the master association figures your buyer will underwrite, your flood evidence and any elevation certificate or FEMA letter on file, and a recommended list price with a defensible range. Request it through our Hedgestone at TwinEagles valuation page or the McGreevy and Comisar valuation form.

How to Reach Us Today

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

Why the Valuation Comes Before the Listing Agreement

In a neighborhood with about three sales a year, a four-sale band inside $100,000 and two competitors already asking above it, 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 Hedgestone homes come up for sale at once, so the next owner on Hedgestone Court or Maidstone Court who sells should call us first.

What Do Sellers Say About Working With McGreevy and Comisar?

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

A Seller on the Listing Process

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

In Hedgestone the presentation is the product: the aerial, the lanai view and a file that answers the category 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 Hedgestone closing has more moving parts than most: club approval, the seven-day Membership Agreement deadline, two estoppels 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 Hedgestone sellers are also buying their next home, and the same responsiveness carries both sides of that move.

Why Does a Hedgestone Specialist Matter When You Sell?

A Hedgestone 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, Grand Arbors approvals and lot-by-lot flood letters.

Data updated: September 2026 (club and association documents as linked; FEMA letters of map change, queried 24 Sep 2026)

Jesse McGreevy

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

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, the gate list, buyer agent conversations, inspections and the on-site management that lets a seasonal Hedgestone 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 Hedgestone home off the TwinEagles median, market a Sports-deeded home to golfers, order a third estoppel that does not exist, leave the initiation and Phase One figures for the buyer to discover in week three, forget the FEMA letter that removes the house from Zone AH, 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 Hedgestone Fits the TwinEagles Seller Picture

Hedgestone is one of twelve TwinEagles neighborhoods, and the top three by price trade very differently. If you want to see how a Hedgestone price sits against the whole community, our TwinEagles community guide covers the club, the governance and all twelve neighborhoods, and our seller guide to TwinEagles applies the same record-first method to every one of them. The two things only Hedgestone has at the top of the ladder are a real comparable set and the clubhouse outside the door.

Are You Also Buying Your Next Home in Southwest Florida?

Many Hedgestone 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 Into Hedgestone

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 Hedgestone home, and it can make your own next move inside the gate much cheaper than a move to another club. If your next home is in Hedgestone again, read our Hedgestone buyer guide.

Family Transfers and Estates

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

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

These are the questions Hedgestone 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 Hedgestone at TwinEagles?

Start with a written valuation built from the 16 Hedgestone MLS closings and 14 recorded resales of the last five years, not a portal estimate. Then prepare the file before you list: the club estoppel figures for your category, the elevation certificate and any FEMA letter, the roof permit or certification, and your architectural approval letters. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Hedgestone?

Look for an agent who prices from recorded Hedgestone sales, knows the deeded-category and Phase One rules, orders the right two estoppels and personally negotiates the offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves.

What is my Hedgestone home worth?

Most likely somewhere in the band the recent sales set: the four closings of the last twelve months ran $2,200,000 to $2,300,000, and the 60-month MLS range is $1,625,000 to $2,900,000, median $2,205,000. What sits behind the lot, the house’s age and size, the roof and the deeded category decide where. Request a written valuation for your address.

How many Hedgestone homes sell each year?

About three. Collier County recorded 14 qualified Hedgestone resales in the 60 months to June 2026, about 4.2 percent of the 70 homes a year, and the MLS recorded 16 closings over the same five years.

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

$2,210,000 in January 2026, $2,235,000 in February 2026, $2,200,000 in April 2026 and $2,300,000 in June 2026, all MLS closings in the twelve months to September 24, 2026.

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

$2,900,000, on the original stretch of Hedgestone Court in April 2024, the highest Hedgestone sale on both the MLS and the county file. A January 2024 sale on Hedgestone Court closed at $2,890,000.

How long will my Hedgestone home take to sell?

The median across 13 MLS-marketed sales in five years was 27 days, but the range runs from 0 to 230 days, and two of the last four sales took more than 140. Price against the recorded band decides which end a home lands on; the club and estoppel steps then add weeks to closing.

What is the sale to list ratio in Hedgestone?

The median across 13 MLS-marketed Hedgestone sales in the 60 months to September 24, 2026 was 94.34 percent, and 2 of the 13 closed at or above list. In the latest twelve months all four closed 4.2 to 7.9 percent below their final ask.

Is now a good time to sell a Hedgestone home?

For a prepared, well-priced home, yes. The four sales of the last year sat inside a $100,000 band, and the two listings for sale on September 24, 2026 asked above it, so a home priced at the evidence stands out. Prices are below the 2024 peak and well above 2021.

Why did 2025 Hedgestone sales come in below 2024?

The four 2024 county sales ran $2.5 million to $2.9 million; the two 2025 MLS sales closed at $1,950,000 and $1,900,000 after list prices near $2.4 million. Part is the market after the peak and part is the houses; the one home that sold in 2022 and again in 2026 gained 2.3 percent, the cleanest read.

Why is the online estimate for my Hedgestone home wrong?

A model needs recent similar sales, and Hedgestone has about three a year. It cannot read your deeded club category, your Phase One balance, a FEMA letter or what sits behind your lot, and it may blend Hedgestone with cheaper TwinEagles neighborhoods inside the same gate.

Do buyers compare my Hedgestone home with Lake Estates?

Yes. Lake Estates is the other Ronto-era estate neighborhood without a sub-association, with 19 newer lakefront homes, a $2,800,000 county median over five years and two MLS closings in the last year at $3,300,000 and $2,800,000. On the county’s per-foot yardstick the two trade at almost the same rate.

Who pays the club initiation fee when I sell?

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

Who pays the $3,500 transfer fee?

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

Do I get my initiation fee back when I sell?

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

Does a Golf-deeded Hedgestone home sell for more?

Buyers treat the category as a major factor, because Golf memberships are capped at 614 across 717 homes and Hedgestone buyers live beside the clubhouse. Neither the deed file nor the MLS records category, so we price it from the club estoppel and the live demand for Golf.

Which estoppel certificates does a Hedgestone sale need?

Two: one from The TwinEagles Club and one from the TwinEagles master association through FirstService Residential. Hedgestone has no neighborhood association, so there is no third estoppel.

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 under Florida Statutes 720.30851 caps the fee at $299 for a current account, plus $119 for expedited delivery, plus up to $179 if the account is delinquent.

Does the club have to approve my buyer?

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

Who pays the remaining Phase One capital assessment?

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

Do I keep paying club dues until closing?

Yes. Dues are prorated by contract, but the recorded covenant makes seller and buyer jointly and severally liable for 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 Hedgestone?

Commission, Florida documentary stamp tax at $0.70 per $100 ($15,435 on the $2,205,000 median), two estoppel fees, and prorated taxes, club dues and the master assessment. In Collier County the buyer customarily pays the owner’s title policy.

Does Hedgestone 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 Hedgestone home in a flood zone?

Possibly, and only your paperwork can say. Seven of ten Hedgestone street points read Zone X and three read Zone AH on the effective map, and every legible elevation certificate lists Zone AH at a 16.0-foot base flood elevation. The house pad, the certificate and any FEMA letter decide.

Does a FEMA letter really help my sale?

Yes, when your house has one. A letter that removes the structure from Zone AH can mean the buyer’s lender does not require flood insurance. Nine letters dated 2014 to 2022 name at least 15 Hedgestone lots; we can check your lot against them.

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

At every Hedgestone street point the preliminary map shows the same zone as today, and the county targets summer 2027 for it to take effect. Letters issued under the old map are generally revalidated when a new one takes effect, so keep yours current.

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

On a 2006 to 2009 home, get a roof inspection or certification first. No Hedgestone reroof permit appears in the county files since January 2024, and a buyer’s insurer will ask about roof age. Replace it if the certification fails; otherwise price the remaining life and show the report.

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 Hedgestone owners have pulled four permits for shutters, windows and doors since 2024.

Can I put a For Sale sign in my Hedgestone 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 Hedgestone?

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 2018 guidelines, with a decision 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. Hedgestone buyers often plan their own kitchens and finishes, and exterior work needs approval and a permit that can outlast your listing window. Fix what an inspector will flag, document the roof and openings, and price the rest.

Can I sell my Hedgestone 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 Hedgestone 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 Hedgestone home without an agent?

You can, but the gate admits only MLS-listed open houses, the sign rules are strict, and the category, Phase One and club-approval steps are easy to miss. On a $2 million sale, pricing and paperwork decide the result.

I inherited a Hedgestone 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 Hedgestone 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 to 2024 rise.

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

Request a written valuation, order nothing yet, and gather your elevation certificate, any FEMA letter, roof and permit records and approval letters. Then call Jesse McGreevy at (239) 898-6072 and choose a launch date with the two live Hedgestone listings in view.

Sources and Authoritative References

Every Hedgestone 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, Hedgestone Court and Maidstone Court, 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, Hedgestone name search (no Hedgestone association)
• Florida Division of Corporations, Maidstone name search
• Collier County Clerk of Courts, Official Records search
• Collier County, issued building permits, July 2026 (monthly series January 2024 to July 2026 used)
• Collier County, issued building permits, June 2024
• Collier County, 2025 Annual Update and Inventory Report (Immokalee Road level of service)
• Collier County, Vanderbilt Beach Road Extension Phase One, June 2026
• Collier County, NC Square Ordinance 2025-30
• Collier County, elevation certificates layer (45 certificates indexed on Hedgestone Court and Maidstone Court)
• Collier County, proposed Flood Insurance Rate Map release, August 2026
• Collier County, 2026 flood protection newsletter
• Collier County Parks, Vanderbilt Beach Park
• OSRM routing engine (off-peak drive times)
• U.S. Census Bureau geocoder (street point positions)

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 (Hedgestone Court and Maidstone Court: two estoppels)
• The TwinEagles Club, estoppel requests
• The TwinEagles Club, club life
• The TwinEagles Club, golf
• The TwinEagles Club, Talon scorecard 2024
• The TwinEagles Club, Eagle scorecard 2024
• The TwinEagles Club, Audubon Gold Signature Sanctuary certification, 2023
• 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, Approved 2024 Budget (Hedgestone line, 70 units, $5,017.84)
• TwinEagles HOA, Newsletter, February 2024 (“Hedgestone (with Maidstone)”, owner landscaping)
• TwinEagles HOA, Design Review Guidelines, Grand Arbors at TwinEagles, June 8, 2018
• TwinEagles HOA, Approved Use Restrictions 2024
• TwinEagles HOA, Rules and Regulations
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, buyer and tenant evaluation instructions
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, Declaration of Recreational Covenant
• TwinEagles HOA, Amendment to Declaration of Recreational Covenant
• TwinEagles HOA, ARC Solar Guidelines
• TwinEagles HOA, architectural review
• TwinEagles HOA, contact and FirstService Residential office
• TwinEagles HOA, neighborhood HOAs
• TwinEagles HOA, neighborhood contacts, May 24, 2024
• TwinEagles HOA, Community FAQs and history
• TwinEagles HOA, lake-bank remediation update, June 2026
• Resource Conservation Systems, 2026 tariff

History and the Lake Estates comparison

• Developer news archive, last Hedgestone homesites, March 2018 (Wayback Machine)
• Developer news archive, Hedgestone and Lake Estates introduced, June 2016 (Wayback Machine)
• Developer page, Hedgestone, December 2019 (Wayback Machine)
• Developer page, Lake Estates, December 2019 (Wayback Machine)
• Naples Daily News, Rutenberg Andalucia model begins in Hedgestone, October 2006
• Naples Daily News, Bordeaux Homes’ Shiraz model in Hedgestone, March 2009

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
• FEMA letters of map change layer (nine letters naming Hedgestone lots, 2014 to 2022)
• FEMA preliminary flood hazard layer
• FEMA Flood Map Service Center
• FEMA, LOMA and LOMR-F process
• FEMA, revalidation guidance
• FEMA, Community Rating System eligible communities, April 1, 2026
• FEMA, NFIP pricing approach (Risk Rating 2.0)
• National Weather Service Miami, Hurricane Irma
• USGS 3D Elevation Program, elevation point query service
• IRS Publication 523, Selling Your Home
• National Association of REALTORS, settlement frequently asked questions

McGreevy and Comisar

• Hedgestone at TwinEagles neighborhood guide
• Free Hedgestone at TwinEagles home valuation
• Buying a home in Hedgestone 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 Hedgestone at TwinEagles seller sees the official version, not a copy. Current club dues, a home’s deeded category and Phase One balance, and the 2025 and 2026 master budgets are not published; each appears on the club or master association estoppel for a specific home.

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

The Accolades, Verbatim

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

Contact McGreevy and Comisar

Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Call Jesse direct at (239) 898-6072 to start with a free Hedgestone 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.