Sell Your Home in Hollybrook at TwinEagles, FL

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

Why Sell Your Hollybrook Home With McGreevy and Comisar?

Hollybrook at TwinEagles is 51 detached pool homes on Heather Woods Court, one private cul-de-sac in North Naples, and it closed 18 sales on the Southwest Florida MLS in the 60 months to September 24, 2026, at a $960,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Hollybrook home from that record.

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 Centex and Minto-era homes, the recorded covenants, the flood map and the schools, read our complete Hollybrook at TwinEagles neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a home on Heather Woods 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 Hollybrook Home With the #1 Team in Southwest Florida Since 2012

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

The Credentials, Stated Plainly

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

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

Our Record Behind This Page

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

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, the gate list, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the club, association and flood paperwork, which on Heather Woods Court means a deeded club membership, three estoppels, a neighborhood association that maintains your yard 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 Hollybrook at TwinEagles Different?

Selling in Hollybrook at TwinEagles differs from most Naples sales in six ways: the deeded club category decides who your buyer is, the buyer pays a six-figure initiation fee at closing, every sale needs three estoppels, the association maintains every yard, two building eras price differently, and the flood map changes lot by lot.

Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; Hollybrook association filings and recorded covenants; TwinEagles HOA 2024 Approved Budget; FEMA National Flood Hazard Layer, retrieved 24 Sep 2026)

Fifty-One Homes, One Street, Two Plats

Hollybrook is 51 single-family homes, every one of them on Heather Woods Court, a private cul-de-sac off TwinEagles Boulevard about half a mile from the clubhouse. The homes nearest the entrance sit on the TwinEagles Phase 2 plat and the far loop and cul-de-sac on TwinEagles Phase 2B, and the association’s 2006 articles of incorporation say Hollybrook “when ultimately developed, will contain fifty-one (51) single-family Dwelling Units.” The 2026 Collier County roll holds exactly 51, and the master association’s 2024 budget bills exactly 51. A buyer compares your home with 50 others of the same street, and usually with the three or four that sold most recently.

Three Estoppels on Every Hollybrook Sale

Every Hollybrook closing needs an estoppel from The TwinEagles Club, one from the TwinEagles Homeowners Association and one from the Hollybrook at TwinEagles Homeowners Association, because Heather Woods Court is on the club’s list of streets with a neighborhood association (club estoppel requirements by street). TwinEagles has eight such streets, and Heather Woods Court is one of them. Three certificates means three clocks, and the seller who orders all three the week the listing goes live never waits on one at the closing table.

The Deeded Membership and the Buyer’s Initiation Fee

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

The Association Keeps the Yard, and Buyers Notice

Under the recorded Hollybrook covenants as amended in 2012, the association maintains the landscaping on every lot, “including mowing, fertilizing, edging, trimming,” and all portions of each lot’s irrigation system, and it controls the irrigation clocks. The owner keeps the house, the roof, the pool and cage and the driveway. For a seasonal buyer that is the whole appeal of the street: the lawn is cut in November whether anyone is home or not. Your listing should say precisely what the association does and what it does not.

Two Building Eras, Two Price Groups

The first 39 Hollybrook homes went up from 2006 to 2009, most of them by Centex Homes, which marketed its Palomino and Victoria models as detached villas; 12 more followed from 2013 to 2015 under Minto’s program for the new developer. On Collier County’s recorded deeds, the only two Minto-era homes to resell in five years brought $1,242,500 and $1,235,000, the two highest Hollybrook prices, against a $922,500 median for the twelve Centex-era resales. Which era your home belongs to is the first pricing fact after the membership.

A Flood Map That Changes Lot by Lot

On FEMA’s effective map, six of eight Heather Woods Court street points read Zone X and two read Zone AH, the shallow-ponding high-risk zone, and FEMA letters of map change name at least 14 Hollybrook lots across three letters (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 they belong in the listing file on the first day.

What Should a Hollybrook Seller Know First?

A Hollybrook at TwinEagles seller should know nine recorded facts before choosing a list price: the 60-month price band, the six sales of the last twelve months, the two live competitors, the deeded club category, the buyer’s initiation fee, the three 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)

• 51 single-family homes on Heather Woods Court, built mostly 2006 to 2009 by Centex and 2013 to 2015 under Minto’s program, on lots the developer marketed at 67 feet, inside TwinEagles’ 717 homes and homesites.
• The Southwest Florida MLS shows 18 Hollybrook closings in the 60 months to September 24, 2026, from $790,000 to $1,242,500, and both middle sales were $960,000, so the median is $960,000.
• Those 18 sold after a median of 52 days on market at a median 95.71 percent of final list price, and 4 of the 18 closed at or above list, every one of them in 2022.
• The last twelve months hold six closings: $1,235,000, $925,000, $912,000, $1,195,000, $1,150,000 and $1,148,000, after a median of 107 days at a median 93.57 percent of list, and none at or above list.
• Two Hollybrook homes were for sale on September 24, 2026, asking $1,050,000 and $758,000, after 128 and 184 days on market.
• Collier County’s recorded deeds hold 14 qualified Hollybrook resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), at a $942,500 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.
• Three estoppels, not two: the club, the master association and the Hollybrook association.
• Flood is lot by lot: 6 of 8 street points read Zone X and 2 read Zone AH, and FEMA letters name at least 14 Hollybrook lots.

Is Now a Good Time to Sell a Hollybrook Home?

For a well-prepared, correctly priced Hollybrook at TwinEagles home, yes, but buyers are taking longer and negotiating harder. The street closed six MLS sales in the twelve months to September 24, 2026, at $912,000 to $1,235,000, after a median of 107 days on market and 93.57 percent of final list price, and two homes were for sale that day.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, closed and active listings on Heather Woods Court, pulled 24 Sep 2026)

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

Source: Southwest Florida MLS, closed sales on Heather Woods Court, September 25, 2025 to September 24, 2026, pulled September 24, 2026. Six is too few for a market rate, so every sale is listed. The middle pair were $1,148,000 and $1,150,000, the middle days on market were 94 and 120 (median 107), the middle sale to list ratios were 92.28 and 94.87 percent (median 93.57 percent), and total volume was $6,565,000 [our arithmetic from the MLS rows]. None of the six was a sale entered in the MLS after closing.

The Sixty-Month Picture: Eighteen MLS Closings

Our rule is to widen the window until it holds ten sales. The latest 12, 24 and 36 months hold six, seven and nine Hollybrook closings, so 60 months is the first window with ten or more: 18 closings from September 25, 2021 to September 24, 2026, from $790,000 to $1,242,500, for $18,266,500 in volume. Eighteen is an even number and both middle sales were $960,000, so the median is $960,000. The median days on market was 52 (the middle pair were 49 and 55), the median sale to list ratio was 95.71 percent (the middle pair were 95.66 and 95.76 percent), the median sold price per MLS living square foot was $364.91, and 4 of the 18 closed at or above list. Every one of the 18 is listed in the recent-sales section below.

Longer Days on Market and Firmer Negotiation Are Both True

The five-year numbers flatter today’s market. All four Hollybrook sales at or above list closed in the first half of 2022; the eleven closings from October 2022 on all sold below list, and the six of the last twelve months took a median of 107 days against 52 across the five years. Across all of TwinEagles the same twelve months ran at a median of 83 days and 94.63 percent of list over 50 closings. So the Hollybrook buyer of 2026 is a patient buyer with choices, and the seller who does well is the one whose first price already survives that buyer’s comparison.

Two Price Groups Inside the Same Twelve Months

Hollybrook’s 2026 sales split cleanly in two: $912,000 and $925,000 for homes of about 2,550 MLS living square feet, and $1,148,000 to $1,195,000 for homes of about 2,730 to 2,920 square feet [our arithmetic from the MLS rows]. The $1,235,000 sale, the highest of the twelve months, was recorded by the county in October 2025 on a home the roll dates to 2014, a Minto-era home. A Hollybrook seller should know which group the home belongs to before the first conversation about price, because the two groups sit more than $220,000 apart and buyers see both.

The County Deed Record Beside the MLS

We also ran every recorded Hollybrook sale through Collier County’s own public files. Counting only DOR-qualified, arm’s-length sales of improved homes over $100,000, the county holds 14 Hollybrook resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), at a median of $942,500, the average of the two middle sales of $925,000 and $960,000, for $13,883,500 in recorded volume. In the 12 months ending September 24, 2026 the county holds three: $1,235,000, $925,000 and $912,000. The county file stops at June 30, 2026, which is why it misses the three summer closings the MLS already carries. The county’s price per square foot uses the roll’s building-area field, a different denominator from MLS living area, so we never set the two side by side.

The Live Competition

On September 24, 2026 the Southwest Florida MLS showed two active Hollybrook listings: one asking $1,050,000 after 128 days on market and one asking $758,000 after 184 days. The $758,000 ask sits below every Hollybrook closing of the last five years, whose lowest was $790,000 in December 2021. Against six closings in twelve months, half a sale a month, two listings is about four months of supply [our arithmetic]. Across TwinEagles, the other entry-level single-family listings that day sat in Kinross, Fenhurst and Bramble Point, and a Hollybrook buyer under $1.1 million tours them in the same afternoon.

Thinking of Selling in Hollybrook? Start With a Written Valuation

With about four months of supply, a 93.57 percent median sale to list ratio over the last twelve months and a buyer who adds a club initiation fee of up to $150,000 to your price, the first number you publish is the most important decision of the sale. Request a written opinion of value through our free Hollybrook 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 Hollybrook Homes Sold For Since 2006?

Hollybrook at TwinEagles homes have run a full cycle on Collier County’s recorded deeds: Centex’s new homes closed at a median of $736,250 from 2006 to 2008, resales bottomed at a median of $385,000 in 2012, the Minto-era new homes closed from $701,700 to $962,200 in 2013 to 2015, and resales have run from $790,000 to $1,242,500 since late 2021.

Data updated: September 2026 (Collier County recorded deeds, DOR-qualified improved sales over $100,000, all recorded history to 30 Jun 2026)

The Recorded Price Series, by Year

Source: Collier County recorded deeds, as compiled in our Hollybrook neighborhood guide. No qualified Hollybrook sale was recorded in 2024. A year with one to four sales is a handful of houses, not a market; a median of two is the midpoint of two prices, not a sale. Read the short years as dots on a line, never as a trend.

The Centex Years and the Bottom

The first 32 qualified closings on the street, from November 2006 to December 2008, were new homes closing from the builder to their first owners, at $545,000 to $897,400 and a median of $736,250. Most closed in 2007, when 25 qualified Hollybrook sales were recorded, the busiest year the street has had. Resales then fell below $500,000 from 2009 and bottomed in 2011 and 2012, when the lowest qualified Hollybrook sale on record, $300,000, was recorded in August 2011. Twelve lots were still unbuilt, and they passed to the new TwinEagles developer in a single deed in September 2010.

The Minto Years and the Long Middle

The first Minto-era home closed in November 2013 at $701,700, and seven more qualified closings of new homes in 2015 ran from $726,900 to $962,200; a 2015 developer release carried by the Naples Daily News put Minto’s Hollybrook prices “from the $600s to the low $900s” (Naples Daily News, April 27, 2015). Resales then drifted between about $450,000 and $835,000 for six years, and 2021’s ten qualified sales had a median of $621,250, still below the 2007 new-home median.

The 2022 Step, and What It Means for a Seller Today

The 2022 run-up moved Hollybrook into a new band: six 2022 sales at a median of $1,062,500, the first seven-figure Hollybrook resales on record, and every qualified sale since has been $850,000 or more. For a seller that means two things. An owner who bought before 2021 usually holds a large gain and can price to sell rather than to recover. An owner who bought in 2022 should see the recent sales side by side before choosing a price, because the band has held rather than climbed since then: the two most recent county-recorded sales, $925,000 in April 2026 and $912,000 in May 2026, sit below the 2022 median.

Why Hollybrook Turns Over Three or Four Times a Year

Eighteen MLS closings in 60 months is about 3.6 sales a year, roughly 7 percent of the 51 homes, close to the TwinEagles-wide rate [our arithmetic]. Twenty-seven of the 51 homes, 53 percent, carry a Florida homestead exemption on the 2026 roll, and the other owners mostly receive their tax bills in the Midwest and Northeast. A street that turns over slowly rewards a listing that is ready on day one, because the next comparable that could rescue a mispriced home may be months away, and your own sale will very likely become the comparable the next buyer and appraiser use.

Hollybrook vs Wicklow: Which Will Your TwinEagles Buyer Choose?

Hollybrook vs Wicklow is the comparison nearly every TwinEagles buyer between $900,000 and $1.6 million weighs, because the two Centex neighborhoods sit side by side north of the clubhouse and both have an association that keeps the yard. Hollybrook offers 51 smaller pool homes at a $960,000 MLS median; Wicklow offers 59 larger homes that trade higher.

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

Both were part of the 2005 Grand Arbors release that the Bonita Bay Group sold by lottery, and both associations were filed on the same day in August 2006, in the Centex years. Our Wicklow at TwinEagles guide carries every recorded Wicklow sale, the Wicklow covenants and its flood letters.

The Hollybrook vs Wicklow 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. Wicklow holds fewer than ten sales at 60 months on either record, so its figures are listed or labelled with n.

Who Should Choose Hollybrook, and Who Should Choose Wicklow

A buyer should choose Hollybrook for a villa-sized pool home near the clubhouse with the yard done by the association, twice Wicklow’s five-year sales record to price against, and an entry about $300,000 below Wicklow’s middle resale on the county record. A buyer should choose Wicklow for more house on a wider lot, a three-car-garage plan or a 2014-to-2016 Stock home, and the willingness to spend more for them.

What the Comparison Means for Your List Price

Your buyer has very likely toured Wicklow Lane, and in the last twelve months the two streets overlapped: Wicklow’s five closings ran $930,000 to $1,500,000 and Hollybrook’s six ran $912,000 to $1,235,000, with nothing listed on Wicklow Lane on September 24, 2026. A larger or Minto-era Hollybrook home competes directly with the Centex half of Wicklow; a Centex villa competes on price and on the yard the association keeps. We price your home against both markets so the list price survives the buyer’s side-by-side.

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

On the seller’s own yardsticks, Hollybrook at TwinEagles sits in the middle of the TwinEagles single-family ladder with a deep sales record: 18 MLS closings in five years at a $960,000 median, 52 median days on market and a 95.71 percent median sale to list ratio, above Kinross, Fenhurst and Bramble Point and below Wicklow and the neighborhoods built after 2011.

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

The Seller’s Yardstick, Middle of the Ladder

Source: Southwest Florida MLS, pulled September 24, 2026; home counts from the 2026 preliminary Collier County roll. 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; Fenhurst’s median is the midpoint of $870,000 and $875,000.

What the Yardstick Tells a Hollybrook Seller

Three things. First, Hollybrook has a deep five-year record, 18 MLS closings against Wicklow’s nine next door, so its price is set by comparables rather than argued from the house outward. Second, its buyers negotiated less than Wicklow’s over five years, 95.71 percent of list against 93.33, and a little harder than the community’s over the last twelve months, 93.57 percent against 94.63. Third, it has taken longer lately: 107 days at the median over the last twelve months against 83 for all of TwinEagles, so a Hollybrook listing has to be right on day one. Our TwinEagles seller guide sets all twelve neighborhoods side by side.

How Do We Price a Hollybrook Home?

We price a Hollybrook at TwinEagles home from the street’s own 18 MLS closings and 14 recorded resales, sorted by era and plan, adjusted for the view behind the lanai, the deeded club category, the roof, air conditioning and openings, and the lot’s flood file, then tested against the two live listings and the likely appraisal. We never start from a TwinEagles median.

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

We Start With the Hollybrook Record, Not the TwinEagles Median

The TwinEagles twelve-month median of $1,031,250 mixes Covent Garden carriage homes at a $457,000 median with estate homes above $3 million, and it describes neither Hollybrook group. A Hollybrook price starts from the Hollybrook sales, each read on its own measure: MLS living area for MLS closings and the county’s building area for recorded deeds, never mixed, because the county’s figure counts areas a listing does not.

Era and Plan: Centex Villa or Minto-Era Home

The Centex homes of 2006 to 2009 were built under the original covenants, which capped a home at 2,800 square feet of air-conditioned living area, so they fall in a narrow size band; the twelve homes of 2013 to 2015 were built after the 2012 amendment raised the cap to 4,000 square feet. On the county roll the Centex-era homes carry a median building area of 2,762 square feet and the Minto-era homes 2,909. The MLS repeats living areas too: 2,548 to 2,562 square feet recurs across six of the 18 closings. Where the same plan has sold recently on the street, it is the strongest evidence there is.

The View Sets the Bracket

Homes of the same county size have sold far apart: two 2,802-square-foot homes on the county roll recorded at $1,165,000 in April 2022 and $860,000 in September 2023. Market timing explains part of that; in our experience the rest is usually what the pool looks at, a fairway of the Eagle, a lake or preserve. No public dataset tags Hollybrook sales by view, so we publish no premium figure, and anyone who does is guessing. We isolate a view the only honest way, against recorded Hollybrook sales with and without it.

The Deeded Category Changes the Buyer’s Math

The initiation fee is a fixed number on top of any price, so at a Hollybrook price it weighs heavily. Here is what a buyer writes at closing, before prorations and closing costs, at the club’s posted September 2026 fees and three Hollybrook price points from the MLS:

Our arithmetic from the Southwest Florida MLS figures above, the club membership page (Golf $150,000, Sports $60,000, Social $45,000) and the $3,500 transfer fee in the 2024 Membership Agreement. The category is set by the deed of each home, so the rows are illustrations, not a statement about any address. A Sports-deeded home adds $63,500, about 7 percent at the median.

Two things follow for a seller. A Golf-deeded Hollybrook home is competing with a club cost equal to about a sixth of its price, which is why it has to be priced close to the recorded sales. And a Sports or Social home reaches a buyer who wants the gate, the clubhouse and the yard service without the golf, often at a lower all-in number than a Golf-deeded Wicklow or Kinross home, which is a pitch worth making out loud.

The Phase One Balance the Buyer Assumes

In June 2020 members approved the $22.5 million Phase One Master Plan, the Talon renovation and the clubhouse program, funded partly by a capital assessment that runs 12 years from September 2020; the club’s plan states that “the buyer will be responsible for all remaining monthly payments” when a home sells (Phase One Master Plan). The last public figure, on the club’s fiscal 2022 schedule, was $244 a month for Golf (FY2022 Dues and Fees). The 144 monthly payments run September 2020 to August 2032, so 71 remain after the September 2026 payment; at the fiscal 2022 Golf rate that is $17,324, an illustration at the fiscal 2022 rate rather than a balance [our arithmetic], and the club estoppel states the actual figure for your home.

Roof, Air Conditioning and Openings

Most Hollybrook homes date from 2006 to 2008 and are reaching their first round of big replacements, and Collier County’s issued-permit files from January 2024 through July 2026 show it: 38 permits on 23 of the 51 homes, including 13 air-conditioning replacements, 10 window, door and shutter permits and two full reroofs, in December 2025 and April 2026. Under Florida Statutes 627.7011, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old, so an original 2006 to 2008 roof is already past that line. A replaced roof with a closed permit, impact openings and a current wind-mitigation report are worth real money in a Hollybrook negotiation, and we price the difference from recorded sales rather than from a contractor’s invoice.

Why Automated Estimates Miss on Heather Woods Court

An automated valuation model sees a house, a lot and nearby sales. It cannot see the club category deeded to the home, the Phase One balance the buyer takes over, the view behind the lanai, the era of the home or a FEMA letter that takes the structure out of a mapped Zone AH. It also blends neighborhoods that do not belong together: a model that averages Hollybrook with Kinross or Wicklow, a few hundred yards apart inside one gate, describes none of them. Buyers see those estimates too, which is one more reason your list price needs a written, sourced rationale behind it.

Pricing Against the Live Competition

In a street that sells three or four homes a year, the live listings matter as much as the closings. On September 24, 2026 the two active Hollybrook listings had been on the market 128 and 184 days, one of them asking below every Hollybrook closing of the last five years. We walk the live Hollybrook, Wicklow, Kinross and Fenhurst listings, read their price histories and set your number where it wins the comparison rather than where it merely matches it.

How Do We Market a Hollybrook Home?

We market a Hollybrook at TwinEagles home to the buyer actually buying on Heather Woods Court: a couple moving down from a larger home or a seasonal owner who wants a private pool, a club and a yard someone else keeps. That means leading with the deeded category and the all-in club cost, aerial and lanai-view photography, database outreach and showings run through the gate.

Data updated: September 2026 (Collier County 2026 preliminary roll; TwinEagles HOA Quick Guide for Realtors; recorded Hollybrook covenants, as read for our neighborhood guide)

Who Actually Buys in Hollybrook

The 2026 roll describes the owners: 27 of 51 homesteaded, and most of the rest receiving their tax bills in the Midwest and Northeast, Illinois, Minnesota, Ohio, Connecticut and Iowa among them. That is a mix of full-time Floridians and seasonal owners, and the next buyer usually looks the same. In our experience the Hollybrook buyer is either downsizing from a larger home and still wants a pool and a membership, or buying a second home to close up in April and find mowed in November. We market to both, with timing built around the winter season.

Lead With the Category and the All-In Number

A TwinEagles buyer is shopping an all-in number: the price, the initiation fee for the deeded category, the transfer fee and the Phase One balance. A listing that states the category and puts the all-in figure in the first paragraph of the remarks earns the showing from the right buyer and spares the wrong one. We order the club estoppel before the listing goes live so the category and the current dues are on paper on the first day.

Photography, Aerial and the Lanai View

On a street where the plans are similar, the lanai view sells the home. We photograph the rear view first, the fairway, lake or preserve behind the pool, then the pool and cage, and the kitchen and baths that separate your home from the last sale. Aerial work shows Heather Woods Court, the lakes, the Eagle and the clubhouse half a mile away in one frame, which is the location argument a buyer needs.

The Association’s Yard Service, Described Accurately

Buyers hear “maintenance-free” and repeat it. Our remarks say what the recorded covenants say: the Hollybrook association mows, fertilizes, edges and trims every lot and maintains and controls the irrigation system, and the owner carries the house, the roof, the pool and screen cage and the driveway. Accuracy in week one prevents a renegotiation in week three, and consistent yards from one end of the street to the other photograph well for every seller on it.

Showings Through the Gate

Residents enter TwinEagles with a vehicle barcode, and guests, contractors and showings are cleared through the master association’s dwellingLIVE system, as the TwinEagles Quick Guide for Realtors explains. We register every showing with the gate in advance so no buyer waits at the gatehouse, and Marc Comisar meets the buyer agents who want a walk-through of the street, the clubhouse route and the lake behind the house.

Open Houses and Signs

Open houses in TwinEagles are allowed on Saturday and Sunday from 9 a.m. to 5 p.m., and the gate admits visitors from a list drawn from the MLS, so an open house the MLS never carried is an open house nobody can reach. Signs follow the master association’s rules in the same guide, and the Hollybrook association maintains the lawn around any sign. We plan both so they meet the rules without a call from the manager.

Discreet and Off-Market Options

Some Hollybrook owners want a quiet sale, for privacy, an estate or a tenant in place. We can offer a home privately to qualified buyers in our database before or instead of a full MLS launch. The trade-off is exposure: the gate’s open-house list comes from the MLS, and on a street that sells three or four times a year full exposure usually produces the stronger price, so we set out both paths before you choose.

How Do We Negotiate a Hollybrook Contract?

We negotiate a Hollybrook at TwinEagles contract ourselves, partner to partner, against the street’s recorded sales, with the club category, the Phase One balance, the three estoppels, the flood file and the replacement items already on paper. A 93.57 percent median sale to list ratio over the last twelve months tells us buyers here negotiate, so the file has to be ready before the first offer.

Data updated: September 2026 (Southwest Florida MLS, Hollybrook trailing twelve months and 60 months, pulled 24 Sep 2026; club 2024 Membership Agreement)

Partner-Level Negotiation, Never an Assistant

Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On Heather Woods Court that matters, because the offer usually arrives with questions about the roof, the air conditioning, the category and the association’s yard service, and the answers move the price. A seller who has those answers on paper negotiates from strength.

Reading 93.57 Percent Correctly

A 93.57 percent median sale to list ratio does not mean every buyer expects six percent off. It means Hollybrook listings priced above the street’s record sat and then cut: the two September 2026 sales took 133 and 259 days and closed at 89.34 and 92.00 percent of list, while the May 2026 sale took 30 days and closed at 97.54 percent. A Hollybrook home priced inside the recent band, with its paperwork ready, draws offers closer to list, and the negotiation turns on terms rather than a large reduction.

Negotiating the All-In Number, Not Just the Price

Hollybrook buyers negotiate the whole number: price plus initiation, transfer fee and the Phase One balance. The club’s fees are not yours to discount, but the price, the closing date, the furniture and repair credits are, and a seller who has already shown the buyer the all-in figure spends the negotiation on the house rather than on surprises. We set out each offer side by side on that basis before you answer.

Inspection, Replacement Items and Insurance

Hollybrook homes are 11 to 20 years old, and the buyer’s inspector and insurer will look first at the roof, the air-conditioning system, the water heater and the window and door protection. We recommend a pre-listing wind mitigation inspection on form OIR-B1-1802 and a four-point report where it helps, so the buyer’s insurance quote arrives early and does not become a late renegotiation. Closed permits for a roof, a system or impact openings take the largest credit request off the table.

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

The club’s membership “is contingent upon approval by the Club, which approval shall be at its discretion,” and the buyer’s signed Membership Agreement “must be received by the Club SEVEN (7) DAYS PRIOR to the closing” (2024 Membership Agreement). The master association screens buyers separately through its own application (buyer and tenant evaluation instructions). We write both into the contract calendar, order all three estoppels the week the contract is signed and keep the closing date realistic around those clocks.

Which Recent Hollybrook Sales Matter Most to Your Price?

The recent Hollybrook at TwinEagles sales that matter most are the 18 MLS closings of the last 60 months, read for era, plan, view and the market they sold into. Your appraiser and your buyer will use the same sales, so each one is listed here by month, without an address or an owner’s name.

Data updated: September 2026 (Southwest Florida MLS, closed sales on Heather Woods Court, 25 Sep 2021 to 24 Sep 2026, pulled 24 Sep 2026)

Every Hollybrook MLS Closing, December 2021 to September 2026

Source: Southwest Florida MLS, closed residential sales in Development Twin Eagles on Heather Woods Court, September 25, 2021 to September 24, 2026, pulled September 24, 2026. Price per square foot uses MLS living area. No MLS closing was recorded on the street in 2024.

The Same Living Area, a Different Year

The MLS repeats a handful of living areas, and reading them across years shows what the market did to one kind of Hollybrook home. Homes listed at 2,562 square feet closed at $790,000 in December 2021, $960,000 in April 2022 and $920,000 in November 2023; homes at 2,558 closed at $850,000 in December 2023 and $912,000 in May 2026. These are sales of the same recorded living area, not the same house, and we never assert a repeat sale without matching it on street, year built and building area. The pattern is clear enough: the smaller plans have held a band of about $850,000 to $960,000 since 2022.

The Minto-Era Premium

The two highest Hollybrook prices of the five years, $1,242,500 in October 2022 and $1,235,000 in late 2025, were the only two 2013-to-2015 homes to resell on Collier County’s recorded deeds in the window. Newer construction under the 2012 covenants, larger median size and, on those lots, the July 2013 FEMA letter are likely parts of the difference. If you own one of the twelve homes of that era, your home is priced against those two sales first, and the Centex record second.

The Most Recent Sales, Worked Through

The two September 2026 closings, $1,150,000 and $1,148,000 for homes of 2,905 and 2,916 living square feet, are the sales every buyer will quote. They are also a warning: both were listed at $1,250,000 or more and took 259 and 133 days to close about 8 to 11 percent below list. A seller of a larger Hollybrook home has a defensible case near $1.15 million to $1.2 million today; a seller who starts well above it should expect the same long wait.

What a Buyer’s Appraiser Will Use

When your buyer is financing, the lender’s appraiser looks first for closed Hollybrook sales of the same size within the last six to twelve months, and on Heather Woods Court that usually means two or three. We assemble that comparable set before you list, including the older or neighboring sales an appraiser may be forced to use, so the price we recommend is one the appraisal can support. An appraiser values the house; the club initiation is outside the appraisal, which is one more reason the all-in number has to be managed in the negotiation, not left to the lender.

What Does It Cost to Sell a Hollybrook Home?

Selling a Hollybrook at TwinEagles home costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, three estoppel fees, and prorations of taxes, club dues, the master assessment and the Hollybrook quarterly 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; Collier County 2026 preliminary roll)

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 Hollybrook 60-month median of $960,000 that is $6,720. At the twelve-month high of $1,235,000 it is $8,645, and at the $1,242,500 top of the five-year record it is $8,697.50 [our arithmetic]. It is the largest fixed cost of selling after commission.

Title Insurance and the Collier County Custom

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

Three Estoppel Certificates

Every Hollybrook sale needs an estoppel from The TwinEagles Club, one from the master association, which FirstService Residential issues, and one from the Hollybrook 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. The master association and the Hollybrook association, whose 2006 articles were filed under Chapters 617 and 720 of the Florida Statutes, are homeowners’ associations, and for them Florida Statutes 720.30851 requires the certificate within 10 business days of a written request and caps the fee, and the Department of Business and Professional Regulation adjusts the cap for inflation. Its current estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, allows $299 for a current account, plus $119 for expedited delivery, plus up to $179 if the account is delinquent. In Collier County practice the seller customarily pays the estoppel fees.

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

On your side of the statement: club dues and the Phase One payment through the closing date, the master association assessment prorated from its January 1 billing, the Hollybrook quarterly assessment prorated to the closing date, 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. Knowing which side of the ledger each item belongs on is the difference between a clean closing statement and a last-week argument.

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 Hollybrook Median

The proration line is 181 days of $9,778, the median estimated total bill on the 51 Hollybrook homes on the 2026 preliminary Collier County roll [our arithmetic]. Florida property taxes are paid in arrears, which is why the seller credits the buyer. Your own net sheet uses your contract price, your bill, your estoppels and your closing date, and we build it with you before you sign a listing agreement.

What Must a Hollybrook Seller Disclose Under Florida Law?

A Hollybrook at TwinEagles seller owes the buyer the Florida Statutes 720.401 homeowners association disclosure summary before the contract is signed, not at closing, because Hollybrook is a single-family neighborhood under homeowners’ associations. 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; Hollybrook articles and recorded covenants; 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. Hollybrook’s own articles state the association is “NOT a condominium association,” so the condominium route does not apply to a Hollybrook home. This is information, not legal advice; confirm the form with your closing agent or attorney.

What the Covenants Assign to Each Side

The records split a Hollybrook sale cleanly, and the split is publishable even where a current dollar figure is not. The seller owes the disclosure summary before the buyer signs, and clean accounts with all three bodies, because the recorded Golf and Sports covenant makes seller and buyer jointly and severally liable for club dues incurred before the sale. The buyer owes the club’s application and signed Membership Agreement seven days before closing, the $3,500 transfer fee, the initiation fee for the deeded category 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. Hollybrook 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. On Heather Woods Court, where the map mixes Zone X and Zone AH, 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). On a street where estimated 2026 bills run from about $4,701 for a long-held homestead to about $13,039, that reset is a real change in the buyer’s carrying cost.

Unapproved Exterior and Landscape Work Is a Disclosure Question

The recorded Hollybrook covenants bar any addition or exterior alteration, “including, without limitation, the painting, staining, or varnishing of the exterior,” without the reviewer’s prior written approval, and a change to the landscape the association maintains needs approval too, with the owner paying any added maintenance cost. A pool cage, a paint color, new shutters or new beds added without approval is a fact a buyer’s attorney will find by comparing the house with the 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 Hollybrook home that usually means roof, water-intrusion and pool history, insurance claims, open or unpermitted work and any pending association assessment. Disclosing early costs a negotiation; concealing costs the deal.

How Does the Flood Map Affect Selling a Hollybrook Home?

The flood map affects a Hollybrook at TwinEagles sale lot by lot. On FEMA’s effective 2012 map, six of eight Heather Woods Court street points read Zone X and two read Zone AH, the preliminary 2025 map keeps the same zone at every point, and FEMA letters of map change name at least 14 Hollybrook lots across three letters.

Data updated: September 2026 (FEMA National Flood Hazard Layer, effective panel 12021C0217H dated 16 May 2012, and letters of map change; FEMA preliminary flood hazard layer; Collier County elevation certificates layer, queried 24 Sep 2026)

Eight Street Points Along Heather Woods Court

Sources: FEMA National Flood Hazard Layer and FEMA preliminary flood hazard layer, queried September 24, 2026; ground elevation from the USGS 3D Elevation Program. Zone AH lies within 30 meters of every point checked. Each row is a point on the street, 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). None of TwinEagles is mapped in a coastal V zone.

The FEMA Letters Are Worth Money at a Sale

FEMA’s database holds three letters naming Hollybrook lots: a Letter of Map Amendment of October 2012 recorded as “structure removed” on one lot, a Letter of Map Revision based on Fill dated July 9, 2013 that names 12 Hollybrook lots, the Minto-era lots, with an outcome FEMA records as multiple determinations, and a Letter of Map Amendment of April 2019 recorded as “structure removed” on a cul-de-sac lot (FEMA letters of map change layer). “Structure removed” means the house is out of the high-risk area even where part of the lot is in it. 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.

Elevation Certificates on Hollybrook Homes

The only Hollybrook elevation certificate in the county’s public file is for a Minto-era home certified in October 2013 (Collier County elevation certificate). It lists the flood zones as “X and AH,” a base flood elevation of 16 feet and the top of the bottom floor at 19.3 feet, 3.3 feet above it, and the surveyor noted the property “has been removed from the Special Flood Hazard Area by LOMR-F Dated July 9, 2013.” The Centex-era homes have no certificate in the county file, so a seller of a 2006 to 2009 home should order one early; the county keeps a list of surveyors for elevation certificates.

The 2027 Flood Map

FEMA released preliminary replacement panels on March 20, 2025, and all eight Hollybrook 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 records the Hollybrook letters as not incorporated into a later map, 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 Hollybrook point sits in evacuation Zone E and the state’s Category 5 storm-surge zone, 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 the Hollybrook association’s own letters describe tree and landscape cleanup afterward; we found no Hollybrook storm-repair permit after Ian or Milton in the county files reviewed, a search result rather than proof of absence.

What Will Your Buyer Pay to Own a Hollybrook Home?

Your Hollybrook at TwinEagles buyer will carry five recurring bills: the master association assessment, $3,735.72 in the 2024 budget, the Hollybrook quarterly assessment, club dues in the deeded category plus the Phase One payment, Collier County property tax at 12.2558 mills, and irrigation water where the association no longer pays it. There is no CDD.

Data updated: September 2026 (TwinEagles HOA 2024 Approved Budget; Hollybrook association public notices; 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 Hollybrook assessment, current club dues and the 2025 and 2026 master budgets are not public, and a total built without them would be a guess.

The Master Assessment

The 2024 approved budget carries “Grand Arbors, Hollybrook” as its own assessment group of 51 units at $3,735.72 per home, $3,075.72 of operating assessment and a $660 reserve share, up about 6.9 percent from $3,495.21 in 2023 [our arithmetic]. Wicklow next door paid $4,392.76 and Kinross $3,402.96. It is billed once a year and due January 1, so a mid-year closing prorates it. The 2025 and 2026 budgets sit behind the owner portal, and the master association’s estoppel states the current figure.

The Hollybrook Neighborhood Assessment

The Hollybrook association bills its owners quarterly for the street, the lights, the landscape tracts, the yard service on every lot and the irrigation system, and its manager since April 2024 has been Complete Property Management of SWFL, per the association’s management page and its state filings. The adopted amount is not published for the current year, so we do not print one; the Hollybrook estoppel states it for your home. In November 2023 the board asked owners to approve an amendment so that each owner pays their own irrigation water, noting that “66% of the residents pay more for irrigation water than they are using each month”; the estoppel shows whether water is still in the assessment.

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

TwinEagles homes paid a 2025 rate of 12.2558 mills on the bills we checked, of which 3.75 mills is the North Collier Fire Control and Rescue District. At that rate a buyer taxed on the $960,000 Hollybrook median with no exemption would owe about $11,766 before the garbage line [our arithmetic, an illustration of the mechanism, not a quote for any home], against a median estimated 2026 Hollybrook bill of about $9,778. Your buyer’s first full bill follows the purchase price, the homestead decision and the county’s next assessment, not your bill.

Which Hollybrook Rules Affect a Sale?

The Hollybrook at TwinEagles rules that most affect a sale are the leasing limit of at least 30 days and three leases a year, written architectural approval for every exterior change, the association’s control of the landscape and irrigation, the 2,100 to 4,000 square-foot home-size band, and the master rules on vehicles, golf carts and shutters.

Data updated: September 2026 (recorded Hollybrook covenants as amended 2012 and 2015; TwinEagles HOA Use Restrictions 2024 and Rules and Regulations, retrieved 24 Sep 2026)

Leasing and Selling With a Tenant

The Second Amendment reads: “No Dwelling Unit shall be leased for a term of less than thirty (30) consecutive days and no Dwelling Unit may be leased more than … three (3) times in any calendar year,” and it bars renting part of a home or leasing on a time-share basis. The master Use Restrictions add the approved lease form and tenant screening. A sale can close with a lease running, and the buyer takes the home subject to it; a seasonal lease to one family works, weekly stays do not, and your listing should say which lease, if any, the home carries at closing.

Architectural Approvals on Work You Did

No addition or exterior alteration may be made without the reviewer’s prior written approval, “which approval may be withheld for purely aesthetic reasons,” and the covenants list the improvements that need it, from a “swimming pool” or “screened enclosure” to a “mailbox” or “landscaping.” The master association’s architectural review page posts the forms. 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.

The Landscape Belongs to the Association’s Plan

Because the Hollybrook association maintains every yard, any change to the design or plant material the builder installed “requires approval by the Reviewer,” and “the Owners will be required to pay for such increased landscaped costs.” A seller who added beds or specimen plants should have the approval and know what the added maintenance costs, because a buyer’s attorney will ask about both.

Home Size and Rebuilding

Every home must contain “a minimum of two thousand one hundred (2,100) square feet and a maximum of four thousand (4,000) square feet of enclosed air conditioned living area” (Second Amendment, section 2.3.1). If a home is damaged, the owner must rebuild or repair it within a reasonable time or clear the lot, and a rebuilt home must match the size and type of the original unless the reviewer approves a change. For a buyer thinking about an addition, that band is the ceiling.

Vehicles, Golf Carts and Parking

There is no street parking from 1 to 6 a.m., and pickups, commercial vehicles, 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 Heather Woods Court, 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 Pets

Shutters need the reviewer’s consent, which “may not be unreasonably withheld,” and the master rules let rear and side shutters stay up in hurricane season while front shutters go up only when a storm threatens and all come down within 14 days (Rules and Regulations). The use restrictions allow a reasonable number of dogs, cats or other usual household pets, leashed or confined outside. A permitted, approved set of impact openings is a feature to photograph and list, because it changes the buyer’s insurance quote.

How Long Does It Take to Sell a Hollybrook Home?

A Hollybrook at TwinEagles home took a median of 52 days on market across 18 MLS closings in five years, but the last twelve months ran slower, a median of 107 days across six closings, from 30 days to 259. Closing then takes a month or more, for club approval and three estoppels.

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

Price Decides Which End You Land On

The pattern in the Hollybrook record is plain. Homes priced at the evidence sold fast: 3 days in May 2022 at full list, 5 days in November 2023, 30 days in May 2026 at 97.54 percent of list. Homes priced above it waited and then closed well below the ask: 197 days in 2023, and 259 and 133 days for the two September 2026 sales, which closed about 8 and 11 percent under their final list prices. With three or four Hollybrook sales a year, a correctly priced home competes with one or two others and meets buyers who have been watching the street.

Season and the Hollybrook Buyer

Across all of TwinEagles, 109 of the 188 MLS closings of the last five years fell in January through June [our arithmetic from the MLS rows], and on Heather Woods Court nine of the 18 did. 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. Hollybrook’s three closings from July to September 2026 show that a well-priced home also sells outside the peak.

A Realistic Sequence

A well-prepared Hollybrook 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 all three estoppel orders in the first week of the contract, since a homeowners’ 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 Hollybrook sale can be run remotely, and the association’s yard service makes it easier than on most streets, because the lawn is cut and the beds kept whether you are in Naples or not. The title company orders the estoppels, club documents move by email, and Florida title companies routinely close with mail-away documents or remote online notarization. Marc Comisar coordinates gate access, showings and vendors on the ground. Keep dues and assessments current so the three estoppels come back clean.

What Should Your Listing Say About Life in Hollybrook?

A Hollybrook at TwinEagles listing should say what a buyer cannot see from the photographs: the clubhouse half a mile and three minutes away, the Eagle, lakes and preserve behind the homes, a private cul-de-sac with no through traffic, the association’s yard service, A-rated assigned schools and honest drive times, about nine minutes to the gate and then about 22 minutes to Vanderbilt Beach off-peak.

Data updated: September 2026 (club scorecards 2024 and Club Life page; Collier County Public Schools zone locator and 2025-26 grades; OSRM routing, 24 Sep 2026)

The Clubhouse Half a Mile Away

The Heather Woods Court entrance is 0.51 miles, about three minutes, from the clubhouse, and the cul-de-sac end 0.81 miles, on OpenStreetMap routing. The clubhouse was renovated and expanded in a member-approved project completed in 2023, which its construction manager lists at 71,376 square feet (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 and a fitness center (Club Life). For a Hollybrook buyer, dinner at the club is a golf-cart ride.

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, the course Hollybrook was built around, opened in 2007 as Gary Player’s Aerie and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012; it plays to 7,607 yards, par 71, rated 77.5 with a 150 slope (Eagle scorecard 2024). In 2009 the Naples Daily News described the Centex villas here as having “pools overlooking the Gary Player-designed Aerie course” (Naples Daily News, March 28, 2009).

Schools Zoned to Hollybrook

Every Heather Woods Court address our neighborhood guide checked is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High, and all three earned an A for 2025-26 on the Florida Department of Education school grades. Bear Creek Elementary opened in August 2025 at 2400 Cub Court, a short drive from the TwinEagles gate (Bear Creek Elementary). A buyer should confirm a specific address on the district’s zone locator.

Beaches, the Emergency Room and the Airport

From the TwinEagles gate, off-peak on the OSRM routing engine, I-75 is about 10 minutes, Mercato about 21, Vanderbilt Beach about 22, Fifth Avenue South about 30 and Southwest Florida International Airport about 39; from Hollybrook add about nine minutes inside the gate, and more in season. The nearest emergency room, NCH’s Northeast freestanding emergency department on Collier Boulevard, is about six minutes from the gate. 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 rates the Immokalee Road stretch from Collier Boulevard to Wilson Boulevard, which includes the TwinEagles entrance, over capacity and shows no funded widening. 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). Heather Woods Court sits more than two miles inside the gate from all of it, bordered by the Eagle, lakes and preserve owned by the club and the master association.

All Ages, Full Time or Seasonal

Hollybrook has no age restriction: neither the recorded neighborhood covenants nor the TwinEagles use restrictions contain 55-and-over language. Its villa-sized plans read as an empty-nester product, but a family drawn by Bear Creek Elementary can buy here too, 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 as well.

How Do You Get a Free Hollybrook Home Valuation?

You get a free Hollybrook 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 18 MLS closings and 14 recorded resales of the last five years, adjusted for your era, plan, view, roof and air conditioning, 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 Hollybrook 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 Hollybrook, Wicklow, Kinross and Fenhurst competition with price histories, the all-in cost your buyer faces for your deeded category, the three estoppel 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 Hollybrook at TwinEagles valuation page or the McGreevy and Comisar valuation form.

How to Reach Us Today

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

Why the Valuation Comes Before the Listing Agreement

On a street with three or four sales a year, two price groups more than $220,000 apart and two competitors already on the market, 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 Hollybrook homes come up for sale at once, so the next owner on Heather Woods 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 Hollybrook at TwinEagles seller needs. We publish no aggregate score or star widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Seller on the Listing Process

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

On Heather Woods Court the presentation is the product: the lanai view, the association’s yard and a file that answers the category, estoppel 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 Hollybrook closing has more moving parts than most: club approval, the seven-day Membership Agreement deadline, three 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 Hollybrook sellers are also buying their next home, and the same responsiveness carries both sides of that move.

Why Does a Hollybrook Specialist Matter When You Sell?

A Hollybrook 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, three estoppels, the association’s yard and irrigation duties 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 Hollybrook 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 Hollybrook home off the TwinEagles median, call the Centex homes attached villas, market a Sports-deeded home to golfers, order two estoppels instead of three, describe the yard service as covering the roof or the pool, leave the initiation and Phase One figures for the buyer to discover in week three, forget the FEMA letter on the lot, or promise an open house the gate will not admit because it was never entered in the MLS. None of those errors is exotic, and each one costs a seller time or money.

How Hollybrook Fits the TwinEagles Seller Picture

Hollybrook is one of twelve TwinEagles neighborhoods and one of seven with its own association. If you want to see how a Hollybrook price sits against the whole community, our TwinEagles community guide covers the club, the governance and all twelve neighborhoods. What Hollybrook has that most of the ladder does not is a pool home with the yard done for you, half a mile from the clubhouse.

Are You Also Buying Your Next Home in Southwest Florida?

Many Hollybrook 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 Onto Heather Woods Court

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 Hollybrook 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 Hollybrook again, read our Hollybrook 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 Hollybrook 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 Hollybrook at TwinEagles

These are the questions Hollybrook 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 Hollybrook at TwinEagles?

Start with a written valuation built from the 18 Hollybrook MLS closings and 14 recorded resales of the last five years, not a portal estimate. Then prepare the file before you list: all three estoppels, the elevation certificate and any FEMA letter, the roof and air-conditioning permits and your architectural approval letters. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Hollybrook at TwinEagles?

Look for an agent who prices from recorded Hollybrook sales by era and plan, knows the three-estoppel closing and the club’s approval and seven-day rules, 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 Hollybrook home worth?

It depends on the era, the plan, the view behind the lanai, the roof and air conditioning and the category deeded to the home. The 18 Hollybrook MLS closings of the 60 months to September 24, 2026 ran from $790,000 to $1,242,500 with a $960,000 median, and the six of the last twelve months ran from $912,000 to $1,235,000. Start with a free Hollybrook valuation for a number on your home.

How many Hollybrook homes sell each year?

Three to four. The Southwest Florida MLS shows 18 Hollybrook closings in the 60 months to September 24, 2026, about 3.6 a year or 7 percent of the 51 homes, and six in the latest twelve months. The county’s recorded deeds, through June 30, 2026, hold 14 qualified resales in the same five years.

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

Six MLS closings: $1,235,000 in November 2025, $925,000 in April 2026, $912,000 in May 2026, $1,195,000 in July 2026, and $1,150,000 and $1,148,000 in September 2026. Six is too few for a market rate, so we list them rather than quote a median.

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

On the Southwest Florida MLS and on the county’s recorded deeds, the highest Hollybrook sale of the last five years was $1,242,500 in October 2022, a Minto-era home of 2,740 MLS living square feet, about $453 per square foot. The highest of the last twelve months was $1,235,000.

How long will my Hollybrook home take to sell?

The five-year median was 52 days on market, but the six closings of the last twelve months took a median of 107, from 30 to 259 days. Price decides which end you land on: the homes priced at the evidence sold in weeks, and the ones priced above it waited months and then cut.

What is the sale to list ratio in Hollybrook?

The median was 95.71 percent of final list price over the 18 closings of the last 60 months and 93.57 percent over the six of the last twelve. Every Hollybrook closing from October 2022 on sold below list.

Is now a good time to sell a Hollybrook home?

Yes, for a home priced inside the recent band with its paperwork ready. Two homes were for sale on September 24, 2026, about four months of supply at the street’s twelve-month pace, and buyers are patient, so a listing has to win the comparison on day one.

Why is the online estimate for my Hollybrook home wrong?

An automated estimate cannot see the category deeded to your home, the Phase One balance, the view, the era of the home or a FEMA letter, and it tends to blend Hollybrook with Wicklow or Kinross. On a street of 51 homes with three or four sales a year, a model has too little to learn from.

Do buyers compare my Hollybrook home with Wicklow?

Almost always. Wicklow is next door, built by the same first builder in the same years, with its own association that keeps the yard. Its five closings of the last twelve months ran $930,000 to $1,500,000, so a larger Hollybrook home competes directly with the Centex half of Wicklow.

Do Minto-era homes sell for more than Centex homes?

On the county record, yes: the only two 2013-to-2015 homes to resell in five years brought $1,242,500 and $1,235,000, the two highest Hollybrook prices, against a $922,500 median for the twelve Centex-era resales. Newer construction and a larger median size are part of the difference.

Who pays the club initiation fee when I sell?

The buyer, at closing: $150,000 Golf, $60,000 Sports or $45,000 Social as posted on the club’s membership page in September 2026, unless an exemption in the club’s Initiation Fee Policy applies.

Who pays the $3,500 transfer fee?

The club’s 2024 Membership Agreement sets a $3,500 transfer fee, paid with the agreement, which the buyer signs and which must reach the club seven days before closing. It travels with the buyer’s paperwork, though a contract can shift it.

Do I get my initiation fee back when I sell?

None of the club’s public documents describes a refund of the initiation fee when a member sells; the only refund the Membership Agreement names is of the transfer fee if the club does not approve the applicant. Ask the club for its Membership Plan and bylaws if you paid under an earlier program.

Does a Golf-deeded Hollybrook home sell for more?

A Golf-deeded home reaches every golfer shopping TwinEagles, while a Sports or Social home reaches a narrower pool, and Golf is capped at 614 memberships across 717 homes. The public records do not tag sales by category, so the premium cannot be measured from them; state the category in the listing.

Which estoppel certificates does a Hollybrook sale need?

Three: one from The TwinEagles Club, one from the TwinEagles Homeowners Association and one from the Hollybrook at TwinEagles Homeowners Association. The club’s estoppel sheet lists Heather Woods Court among the streets that need a neighborhood estoppel.

What does an estoppel certificate cost?

The club set its own fee at $250 on its fiscal 2022 schedule, the last it posted publicly. For the two homeowners’ associations the state cap, under the inflation-adjusted schedule the Department of Business and Professional Regulation publishes, is $299 for a current account, plus $119 for delivery within three business days and up to $179 more if the account is delinquent.

Does the club have to approve my buyer?

Yes. Membership “is contingent upon approval by the Club, which approval shall be at its discretion,” the buyer’s signed Membership Agreement must reach the club seven days before closing, and the master association screens buyers separately. Start both the day the contract is signed.

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 left after September 2026 come to $17,324, an illustration rather than a balance; the club estoppel states the actual figure for your home.

Do I keep paying dues and assessments until closing?

Yes. Club dues and the Phase One payment, the annual master assessment and the quarterly Hollybrook assessment are the owner’s until closing and are prorated on the settlement statement.

What does it cost to sell a house in Hollybrook?

The commission you negotiate, documentary stamp tax at $0.70 per $100 of price, $6,720 at the $960,000 median, three estoppel fees and prorations of taxes, dues and assessments. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the club initiation.

Does Hollybrook have a CDD?

No. 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.

Is my Hollybrook home in a flood zone?

It depends on the lot. Six of eight Heather Woods Court street points read Zone X and two read Zone AH on the effective map, and FEMA letters name at least 14 Hollybrook lots. The answer for one home is its FEMA letter, if one exists, and its elevation certificate.

Does a FEMA letter really help my sale?

It can. A letter recorded as “structure removed” takes the house out of the Special Flood Hazard Area, which can decide whether your buyer’s lender requires flood insurance. Request a copy from FEMA’s Map Service Center and put it in the listing file.

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

At every street point checked, FEMA’s preliminary map shows the same zone as today. The new maps are expected to take effect in summer 2027, and a buyer after that date will ask whether your FEMA letter was revalidated.

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

If it is the original 2006 to 2009 roof, a buyer’s inspector and insurer will focus on it. Replacing it with a closed permit, or pricing the home to reflect it, removes the largest credit request; two Hollybrook reroofs were permitted in December 2025 and April 2026.

Should I replace an old air-conditioning system?

Thirteen air-conditioning replacements were permitted on Heather Woods Court from January 2024 to July 2026, which tells buyers the original systems are aging out. A recent system with a closed permit is a selling point; an original one is a negotiation item.

Is a wind mitigation report worth ordering before I sell?

Yes. A current report on form OIR-B1-1802 documents the roof and openings for the buyer’s insurer, and ten opening and shutter permits on the street since 2024 show neighbors investing in exactly that.

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

Signs follow the master association’s rules in its Quick Guide for Realtors, and the Hollybrook association maintains the lawn around it. We handle placement so the sign meets both.

Can I hold an open house in Hollybrook?

Yes, on Saturday or Sunday between 9 a.m. and 5 p.m., with visitors admitted at the gate from a list drawn from the MLS, under the master association’s rules for realtors.

Do I need architectural approval to fix things before listing?

Any exterior change, including a paint color, a screen cage, shutters, windows or new landscaping, needs written approval before a county permit, and landscape changes also touch the association’s maintenance plan. Interior repairs that do not change the exterior generally do not.

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

Yes, within the leasing rules: at least 30 consecutive days per lease and no more than three leases a calendar year. The buyer takes the home subject to the lease, and a tenant in place complicates showings, so time a lease to end before season.

Can I sell my Hollybrook home furnished?

Many Hollybrook buyers are seasonal owners who welcome a furnished, move-in-ready home. We decide case by case, list furniture separately from the real estate and keep it off the appraisal.

Should I sell my Hollybrook home without an agent?

Legally you can, but an owner still needs the three estoppels, the club’s approval process and the gate’s open-house list, which is drawn from the MLS. Unlisted homes do not reach that list, and on a street with three or four sales a year exposure is most of the price.

I inherited a Hollybrook home. What changes?

The club’s Initiation Fee Policy exempts certain transfers to family members and estate-planning trusts, so an heir who keeps the home may be treated differently from an outside buyer. Read the current policy with your attorney before the estate lists.

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

Yes. The association keeps the yard while you are away, the title company orders the estoppels, and Florida title companies routinely close with mail-away documents. Marc Comisar coordinates showings, the gate and vendors on the ground.

Can the Hollybrook association block my sale?

We found no right of first refusal or sale-approval right in the Hollybrook documents our neighborhood guide read. The Hollybrook association issues its estoppel, the master association screens the buyer and the club approves the membership transfer.

Will I owe capital gains tax when I sell?

It depends on your basis, your ownership and use, and the federal home-sale exclusion, which IRS Publication 523 explains. Many Hollybrook owners who bought before 2021 hold a large gain, so talk to your CPA before you set a price.

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

Ask for a written valuation and the club estoppel figures, find your FEMA letter or order an elevation certificate, and gather your roof, air-conditioning and architectural paperwork. Then decide on timing with the live competition in view. Call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every Hollybrook 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 Hollybrook association’s own filings and notices, the club’s and master association’s 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, Heather Woods 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
• Collier County Clerk of Courts, Official Records search (Hollybrook covenants, 2012 Second Amendment and 2015 Third Amendment)
• Collier County, issued building permits, July 2026 (monthly series January 2024 to July 2026 used)
• Collier County, issued building permits, April 2026 (reroof and openings)
• Collier County, issued building permits, March 2026
• Collier County, 2025 Annual Update and Inventory Report (Immokalee Road capacity)
• Collier County, NC Square Ordinance 2025-30
• Collier County, elevation certificates layer
• Collier County, elevation certificate for a Minto-era home on Heather Woods Court, October 2013
• Collier County, list of surveyors for elevation certificates
• 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)

The Hollybrook association

• Florida Division of Corporations, Hollybrook at TwinEagles Homeowners Association, Inc. (filing history and annual reports)
• Hollybrook at TwinEagles HOA, Articles of Incorporation, August 22, 2006 (51 homes, Chapters 617 and 720, “NOT a condominium association”)
• Hollybrook at TwinEagles HOA, Articles of Amendment, adopted October 1, 2010
• Hollybrook at TwinEagles HOA, 2026 annual report
• Hollybrook at TwinEagles HOA, 2024 annual report (manager address change)
• Hollybrook at TwinEagles HOA website
• Hollybrook at TwinEagles HOA, property management (Complete Property Management of SWFL)
• Hollybrook HOA, 2024 budget meeting notice with irrigation and maintenance amendments, November 16, 2023
• Hollybrook HOA, budget workshop notice, October 17, 2023
• Hollybrook HOA, first notice of 2024 annual meeting
• Hollybrook HOA, weekly landscape report, September 3, 2021
• Hollybrook HOA, Irma cleanup letter, 2017
• Hollybrook HOA, post-Irma resident update, 2017

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 (Heather Woods Court: three estoppels)
• The TwinEagles Club, neighborhood HOA contacts, January 2024
• The TwinEagles Club, club life
• The TwinEagles Club, golf
• The TwinEagles Club, Talon scorecard 2024
• The TwinEagles Club, Eagle scorecard 2024
• The TwinEagles Club, Audubon Gold Signature Sanctuary certification, 2023
• Curran Young Construction, The TwinEagles Club project (71,376 square feet, completed 2023)
• Nicklaus Design, TwinEagles

The TwinEagles master association

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, Approved 2024 Budget (Grand Arbors, Hollybrook: 51 units, $3,735.72)
• TwinEagles HOA, Approved Use Restrictions 2024
• TwinEagles HOA, Rules and Regulations
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, buyer and tenant evaluation instructions
• TwinEagles HOA, estoppel requests by neighborhood
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, Declaration of Recreational Covenant
• TwinEagles HOA, architectural review
• TwinEagles HOA, neighborhood HOAs
• TwinEagles HOA, contact and FirstService Residential office
• TwinEagles HOA, Community FAQs and history
• Resource Conservation Systems, 2026 tariff

History and the Wicklow comparison

• Developer page, Hollybrook, December 2013 (Wayback Machine)
• Developer page, Hollybrook, December 2019 (Wayback Machine)
• Developer page, Wicklow, December 2019 (Wayback Machine)
• Naples Daily News, Centex villas in Hollybrook face the Aerie course, March 28, 2009
• Naples Daily News, Centex sales team for Wicklow and Hollybrook, October 29, 2006
• Naples Daily News, Minto unveils Dundee; Hollybrook sellout, April 27, 2015

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 627.7011, homeowner policies and roof age
• 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
• Florida Department of Education, school grades
• Bear Creek Elementary School
• 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 (three letters naming Hollybrook lots, 2012 to 2019)
• 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

• Hollybrook at TwinEagles neighborhood guide
• Free Hollybrook at TwinEagles home valuation
• Buying a home in Hollybrook 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, building area, homestead share and estimated tax on this page.
• Recorded Hollybrook neighborhood covenants, Second Amendment recorded December 31, 2012 and Third Amendment recorded November 9, 2015, Collier County Official Records, searchable by the association’s name at the Clerk’s site above.

Downloadable Documents

Every row below links the authority that publishes the document, so a Hollybrook at TwinEagles seller sees the official version, not a copy. The Hollybrook association’s current assessment, 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 estoppel for a specific home.

Your Hollybrook 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 Hollybrook at TwinEagles sits inside the North Naples club market they work every week. If you are weighing a sale on Heather Woods 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 Hollybrook 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.