Updated September 2026
Sell your Lake Estates at TwinEagles home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Pricing from every recorded Lake Estates sale, the club category and flood file ready, two estoppels handled. Get your free Lake Estates valuation or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Lake Estates at TwinEagles is 19 lakefront homes on the 34-acre lake in North Naples, and only eight of them closed in the Southwest Florida MLS in the last 60 months. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Lake Estates home from those sales, its deeded club category and its elevation certificate.
Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, pulled 24 Sep 2026; Collier County recorded deeds, qualified sales recorded through 30 Jun 2026)
This page is written for the owner. For the full picture of the row itself, its builders, the Grand Arbors design rules, the lake, the flood map point by point and the schools, read our complete Lake Estates at TwinEagles neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a home on the lake side of TwinEagles Boulevard 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.
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.
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.
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 row of nineteen homes that records about one resale a year, the whole market is what your price depends on, and the whole market is small enough to show you in full. We tracked every Lake Estates closing in the Southwest Florida MLS over the last 60 months, all eight of them, and every qualified Lake Estates sale in Collier County’s recorded deed file for the same window, all nine, before writing a word. Every figure below carries its source and its date.
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 Lake Estates means a club estoppel, a master association estoppel, an elevation certificate and the lake-bank question. 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.
Selling in Lake Estates at TwinEagles differs from most Naples sales in five ways: nineteen lakefront homes are compared lot by lot, every home carries a deeded club category that decides which buyers it is for, the buyer pays a club initiation of up to $150,000 at closing, two estoppels are needed, and the flood map changes along the row.
Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; club estoppel requirements by street; FEMA National Flood Hazard Layer, queried 24 Sep 2026)
Lake Estates is one recorded Grand Arbors replat of 19 single-family homes on the north side of TwinEagles Boulevard, every one backing onto the 34-acre lake the developer called “the largest lake in TwinEagles.” The Ronto Group released the homesites in 2015 as “19 south or west-facing lakefront home sites 110-feet wide and 150-feet deep,” and Arthur Rutenberg Homes, Divco Custom Homes and Stock Signature Homes built the models (Naples Daily News, August 23, 2015). The Collier County roll dates the homes 2015 to 2022, median 2019, with building areas of 3,632 to 5,019 square feet. When every lot is a lake lot and every house is recent, a buyer compares exposure, size, finish, the membership category and the flood paperwork, and your listing has to win exactly that comparison.
The club puts it in one sentence: “Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)” (The TwinEagles Club membership page, read September 2026). The category runs with the house, and Golf is capped at 614 memberships across the 717 TwinEagles homes. No public document lists the category for each Lake Estates home, so the club estoppel is the only reliable answer for your address. We order it before we discuss a price, because a Golf-deeded Lake Estates home and a Social-deeded one are marketed to different buyers.
The club’s posted initiation fees in September 2026 were $150,000 for Golf, $60,000 for Sports and $45,000 for Social, paid by the buyer at closing, plus a $3,500 transfer fee set by the club’s 2024 Membership Agreement. None of that money reaches the seller. It still shapes your price, because a Lake Estates buyer adds it to the house price when comparing other Naples clubs. The first TwinEagles initiation fee, in April 2021, was $30,000 for Golf, so an owner who bought during the developer years sells into a very different buyer calculation.
The club’s estoppel sheet lists TwinEagles Boulevard among the streets with “No subdivision,” so a Lake Estates sale needs only two certificates: one from The TwinEagles Club and one from the TwinEagles Homeowners Association, the master association (club estoppel requirements by street). Eight other TwinEagles streets carry a neighborhood estoppel as well. Lake Estates has no neighborhood association and no quarterly neighborhood dues, which is a genuine selling point your listing should state plainly.
On FEMA’s effective map, the four street points we checked at the east end of Lake Estates read Zone AH, a shallow-ponding high-risk zone, and the four in the middle and at the west end read Zone X (FEMA National Flood Hazard Layer). That is a statement about street points, never about one house. The county-filed elevation certificates we could read on Lake Estates homes show first floors 1.3 to 3.9 feet above the base flood elevation, so the certificate, not the street name, answers your buyer’s lender.
A Lake Estates seller at TwinEagles should know eight recorded facts before choosing a list price: the 60-month sales record, the two 2026 prices, the empty active market, the deeded category, the two estoppels, the flood paperwork, the lake-bank program and the tax reset. Each is set out below with its source and date.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds through 30 Jun 2026; TwinEagles HOA June 2026 lake-bank update)
For a prepared, well-priced Lake Estates home at TwinEagles, yes. The row recorded eight MLS closings in 60 months, from $2,021,589 to $3,500,000, and two in the last twelve, at $3,300,000 and $2,800,000. On September 24, 2026 there was no Lake Estates listing for sale at all, so a buyer who wants the lake has only yours.
Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, closed and active sales assigned to neighborhoods by street, pulled 24 Sep 2026)
In the twelve months to September 24, 2026, the Southwest Florida MLS shows two Lake Estates closings. The first, in February 2026, closed at $3,300,000 against a final list price of $3,400,000, 97.06 percent, after 0 days on market, which means it went under contract as it was listed. The second, in April 2026, closed at $2,800,000 against $2,995,000, 93.49 percent, after 72 days. Two sales are not a market rate, and we do not present them as one. Read together, they say a Lake Estates buyer pays quickly for the right house at the right price, and negotiates when the price runs ahead of the house [our arithmetic from the MLS rows].
Our rule is to widen the window until it holds ten sales. Lake Estates does not reach ten until all MLS history, so here is every MLS closing in the last 60 months rather than a median of eight.
MLS closing | Sold | Final list | Sale to list | MLS living area (sq ft) | Sold per living sq ft | Days on market |
|---|---|---|---|---|---|---|
November 2021 | $2,021,589 | $1,995,000 | 101.33% | 3,410 | $592.84 | 90 |
February 2022 | $2,950,000 | $2,950,000 | 100.00% | 4,105 | $718.64 | 37 |
April 2022 | $2,153,345 | $2,095,000 | 102.78% | 3,591 | $599.65 | 91 |
June 2022 | $2,189,967 | $2,145,000 | 102.10% | 3,410 | $642.22 | 32 |
October 2024 | $3,250,000 | $3,200,000 | 101.56% | 4,554 | $713.66 | 18 |
January 2025 | $3,500,000 | $3,650,000 | 95.89% | 3,982 | $878.96 | 3 |
February 2026 | $3,300,000 | $3,400,000 | 97.06% | 4,363 | $756.36 | 0 |
April 2026 | $2,800,000 | $2,995,000 | 93.49% | 4,416 | $634.06 | 72 |
Window: 60 months, September 25, 2021 to September 24, 2026, eight MLS closings, $22,164,901 in volume. Across the eight, the middle two days-on-market figures are 32 and 37, a median of 34.5, and the middle two sale-to-list ratios are 100.00 and 101.33 percent, a median of 100.67 percent; eight is under ten, so those medians describe these sales rather than a market rate. None was a sale entered in the MLS after closing. MLS living area is not the county’s building area, so this per-square-foot column is never compared with the county column below.
We ran every recorded Lake Estates sale through Collier County’s own public file as well. Counting only DOR-qualified, arm’s-length sales over $100,000, Collier County recorded deeds show 9 Lake Estates sales in the 60 months from September 24, 2021 to June 30, 2026, the newest recorded sale in the county file.
Recorded | Price | Position on the row | County building area (sq ft) | County year built | Price per county sq ft | Sale type |
|---|---|---|---|---|---|---|
November 2021 | $2,021,600 | West end | 3,694 | 2021 | $547.27 | First sale of a new home |
February 2022 | $2,950,000 | East end | 4,110 | 2016 | $717.76 | Resale |
March 2022 | $2,827,200 | East end | 4,187 | 2022 | $675.23 | First sale of a new home |
April 2022 | $2,153,400 | West end | 3,784 | 2022 | $569.08 | First sale of a new home |
May 2022 | $2,190,000 | West end | 4,993 | 2022 | $438.61 | First sale of a new home |
November 2023 | $2,400,000 | Middle | 3,632 | 2017 | $660.79 | Resale |
October 2024 | $3,250,000 | West end | 5,019 | 2020 | $647.54 | Resale |
January 2025 | $3,500,000 | Middle | 3,964 | 2019 | $882.95 | Resale |
April 2026 | $2,800,000 | East end | 4,416 | 2016 | $634.06 | Resale |
Window: 60 months to the county’s June 30, 2026 file, nine qualified sales, $24,092,200 in recorded volume, a median of $2,800,000 (an observed sale, because nine is odd) and a median of $647.54 per county square foot. The five resales alone ran from $2,400,000 to $3,500,000 with a median of $2,950,000; the four first sales of homes finished in 2021 and 2022 ran from $2,021,600 to $2,827,200. The county file does not count the February 2026 transfer at $3,300,000 as qualified, so it is left out of these county figures and kept in the MLS table above. Source: Collier County recorded deeds; sale types read from each parcel’s recorded history.
Across all of TwinEagles, the same MLS pull shows 50 closings in the twelve months to September 24, 2026, a median of $1,031,250, a median of 83 days on market and a median sale-to-list ratio of 94.63 percent, with only 2 of 49 MLS-marketed sales at or above list. Over the five years to the same date the community median was 32 days and 96.17 percent. Lake Estates has run against that tide: five of its eight MLS closings in 60 months were at or above list, the only TwinEagles neighborhood where a majority did. Thinner negotiation elsewhere in the gate is still your buyer’s frame of reference, which is why a Lake Estates list price has to be defensible on day one.
On September 24, 2026 the Southwest Florida MLS showed fifteen active TwinEagles listings and none in Lake Estates, Dundee, Lockford, Wicklow or Wisteria. The nearest competition for a buyer shopping at the top of the gate was two Hedgestone homes asking $2,750,000 and $2,695,000, at 0 and 20 days on market, and one Estates home asking $3,897,000 after 290 days. A buyer who wants the 34-acre lake had no Lake Estates home to choose. For a seller that is a pricing advantage worth protecting rather than spending.
With eight MLS sales in five years, nothing listed on the row and a buyer who adds a club initiation 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 Lake Estates home valuation or the McGreevy and Comisar free home valuation, or call Jesse direct at (239) 898-6072. Buying instead? See how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
Collier County has recorded 16 qualified sales of finished Lake Estates homes since the first in 2016, from $1,625,000 and $1,774,000 that year to $3,250,000 in 2024 and $3,500,000 in 2025. The homesites before them sold for roughly $435,000 to $846,700 each from 2015 to 2019. That record, built from deeds, is the strongest context a Lake Estates seller has.
Data updated: September 2026 (Collier County recorded deeds, all recorded history to 30 Jun 2026; Southwest Florida MLS all-history pull, 24 Sep 2026)
Year | Recorded homesite sales | Range | Note |
|---|---|---|---|
2015 | 5 | $459,000 to $846,700 | first releases; none qualified by the county |
2016 | 3 lots in 2 deeds | $600,750 to $618,500 per lot | one qualified sale at $618,500 |
2017 | 1 | $661,500 | |
2018 | 2 | $580,000 each | one qualified |
2019 | 8 lots in 4 deeds | $410,000 to $558,000 per lot | the last five in one deed; one qualified at $558,000 |
2020 | 1 | $525,000 | qualified resale of a 2019 lot |
Source: Collier County recorded deeds; a homesite sale is a recorded transfer before the county’s year built for that parcel. Many lot deeds are builder or bulk transfers the county does not qualify, so only the qualified ones are market evidence. The developer’s releases bracket those prices: in 2015 Lake Estates homes were “priced starting at $1.5 million,” lot and house together, and by the fall of 2017 releases quoted $1.8 million (Naples Daily News, October 14, 2017).
Year | Qualified sales of finished Lake Estates homes |
|---|---|
2016 | $1,625,000; $1,774,000 |
2017 | $1,925,800; $1,998,400 |
2019 | $1,750,000; $2,150,000 |
2021 | $2,384,600; $2,021,600 |
2022 | $2,950,000; $2,827,200; $2,153,400; $2,190,000 |
2023 | $2,400,000 |
2024 | $3,250,000 |
2025 | $3,500,000 |
2026, through June | $2,800,000 |
Sixteen qualified sales in ten years, and the 2024 and 2025 sales are the two highest. Across all MLS history, thirteen Lake Estates closings since the first on July 15, 2016 give a median of $2,153,345, 72 days on market and 95.89 percent of list, but that longer window includes the developer’s new-construction closings from the build-out years and sits well below today’s resale prices. We never price a resale from it.
Divco’s furnished Montego model, one of the three original Lake Estates models, was recorded at $1,625,000 in July 2016 and at $2,950,000 in February 2022, an 81.5 percent increase in about five and a half years on the county file [our arithmetic]. It is the clearest repeat-sale measure the row has, and it tracks the move of the whole TwinEagles market after 2020, when the club began charging an initiation fee and the $22.5 million clubhouse and Talon program began.
Five resales of existing homes on 19 homes in about 57 months is roughly 5.5 percent of the homes a year, and each year from 2022 through June 2026 recorded exactly one resale on the county file. The owners stay: 15 of the 19 homes, 79 percent, carry a Florida homestead exemption, the highest share of any recorded plat in TwinEagles, against 54 percent across the community and 68 percent in The Estates. A slow-turnover row rewards a listing that is ready on day one, because your sale will very likely become the comparable the next buyer and appraiser use.
Three things, in order. First, TwinEagles itself: the club’s Golf initiation fee rose from nothing before April 2021 to $150,000 today, and the member-approved clubhouse and Talon program finished in 2023, which reset what buyers pay to be inside the gate. Second, scarcity: after 2019 there were no more lots, and after 2022 no more new homes. Third, the lake: Lake Estates’ per-square-foot figures run above every other TwinEagles neighborhood’s on the same county yardstick. On the 2026 preliminary roll the Lake Estates plat also carries the highest median assessed value of any TwinEagles plat; an assessed value is a mass-appraisal figure for taxation, not a price, so we use it only to rank.
Lake Estates vs The Estates is the choice nearly every TwinEagles buyer above $2 million weighs, because they are the top of the gate and neither has a neighborhood association. Lake Estates offers a 2015-or-later house on the 34-acre lake with less land to keep; The Estates offers custom homes on far larger Talon-side homesites near the gate.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds through 30 Jun 2026; TwinEagles HOA 2024 Approved Budget; Grand Arbors and Estates Design Review Guidelines; FEMA National Flood Hazard Layer, queried 24 Sep 2026)
Question | Lake Estates at TwinEagles | The Estates at TwinEagles |
|---|---|---|
Homes | 19, no vacant lots | 63, plus 3 vacant homesites |
Setting | one row on TwinEagles Boulevard, north side of the community | six short courts and lanes near the front of the community |
Homesite | 110 by 150 feet, south- or west-facing (developer figure) | “nearly an acre to nearly two acres” in Sterling Hill and Inverness (developer figure) |
View | the 34-acre lake, “the largest lake in TwinEagles” | the Talon course, lakes and preserve |
County year built | 2015 to 2022, median 2019 | 1999 to 2024, median 2013 |
Builders | Arthur Rutenberg, Stock Signature Homes, Divco | custom, owner’s choice |
Design guidelines and setbacks | Grand Arbors guidelines: 50-ft front, 6-ft side | Estates guidelines (February 15, 2023): 50-ft front, 30-ft side |
Flood map at the street points checked | 4 Zone AH at the east end, 4 Zone X | Zone X at all six street points |
Distance to the gate | about 2.5 to 3.0 miles | about 0.5 to 1.5 miles |
2024 master assessment | $4,895.73 | $5,559.42 to $5,586.19 |
Neighborhood association and estoppels | none; club and master estoppels only | none; club and master estoppels only |
Homesteaded | 79 percent | 68 percent |
MLS closings, 60 months | 8, from $2,021,589 to $3,500,000 | 11, median $2,600,000 |
Median MLS sale to list, 60 months | 100.67 percent (8 sales) | 90.00 percent |
At or above list, MLS-marketed, 60 months | 5 of 8 | 3 of 9 |
MLS closings, last 12 months | 2 | 3 |
Qualified county sales, 60 months | 9, median $2,800,000 | 7, median $2,355,000 |
Median per county sq ft, 60 months | $647.54 | $549.22 |
Highest sale, 60 months | $3,500,000 | $3,250,000 on the county file |
Active listings, September 24, 2026 | none | 1, asking $3,897,000 after 290 days |
Sources: Southwest Florida MLS, closed sales September 25, 2021 to September 24, 2026 and active listings, pulled September 24, 2026, with sales entered after closing excluded from sale to list; Collier County recorded deeds, qualified sales September 2021 to June 2026, county building area, not MLS living area; TwinEagles HOA Approved 2024 Budget; Estates Design Review Guidelines; our guide to The Estates at TwinEagles, which lists every Estates sale.
A buyer should choose Lake Estates for a house built from 2015 on, a south or west view across the largest water in TwinEagles, no neighborhood dues and less land to maintain, accepting close side neighbors, a 10 to 12 minute drive to the gate and a flood file to read. A buyer should choose The Estates for land, privacy, a Talon fairway, the option to rebuild or build new on one of three vacant homesites, and a street map that reads Zone X at every point.
Your buyer has very likely toured The Estates. Per county square foot a Lake Estates home trades higher, $647.54 against $549.22 over 60 months, because more of an Estates price is land and older floor plans; per homesite The Estates often gives more [our arithmetic from the county medians]. The negotiation record points the other way from the price per foot: Estates buyers paid a median 90.00 percent of list over 60 months, Lake Estates buyers 100.67 percent over eight sales. We price your home against both markets so the list price survives the afternoon a buyer tours them side by side, and we lead with what The Estates cannot offer: a newer house, the lake and no live competition on the row.
We price a Lake Estates home at TwinEagles from the five resales of the last 60 months, then adjust for exposure, size, year built, finish, pool and lanai, and the deeded club category, and bracket the result against The Estates and Hedgestone on the same county yardstick. Those five resales ran from $2,400,000 to $3,500,000.
Data updated: September 2026 (Collier County recorded deeds through 30 Jun 2026; Southwest Florida MLS, pulled 24 Sep 2026)
The TwinEagles median over the last twelve months was $1,031,250, pulled down by Covent Garden carriage homes and entry-level single-family neighborhoods that sell for a third of a Lake Estates price or less. It is the wrong starting point. A Lake Estates price starts from the five resales since 2022, $2,950,000, $2,400,000, $3,250,000, $3,500,000 and $2,800,000, because the four first sales of new homes in 2021 and 2022 were priced by builders, not by owners selling into a finished market. Each resale is read on the county’s building area, and we never mix the county’s measurement with the MLS living-area field.
The developer sold every Lake Estates homesite as south- or west-facing. A west-facing lanai gets the sunset and the afternoon heat; a south-facing one gets winter sun on the pool. Buyers ask which way the lanai faces before they ask about the kitchen, and they pay for what they like. There are too few sales to put a published number on it, so we price exposure from the showings and the comparable homes, and we say which it is in the first line of the listing.
A buyer who wants golf needs a Golf-deeded home, and Golf is capped at 614 memberships. A Sports or Social deed narrows the pool of golfers who can buy your home, and a move up a category costs the difference between the two initiation fees under the club’s Initiation Fee Policy. On a $2,800,000 sale, a Golf buyer’s initiation and transfer fee, $153,500, add about 5.5 percent to the price; a Social buyer’s $48,500 add about 1.7 percent [our arithmetic]. We confirm the category on the club estoppel and price the home for the buyer it actually serves.
An automated estimate needs recent, similar sales, and Lake Estates supplies about one a year. A model cannot read the deeded club category, cannot tell a west sunset lanai from a south one, cannot see a builder model’s upgrades, and cannot read an elevation certificate. It will often lean on wider TwinEagles sales or on assessed values, and both point the wrong way for the most expensive row inside the gate.
The drivers we adjust for are the ones that separated the recent Lake Estates sales: exposure and the view across the water, size on the same measurement, the year built and builder, the pool, lanai and outdoor kitchen, the generator, impact protection and the wind-mitigation report, the membership category, and the flood file. We also note where your lot sits on the row, because the east end, nearest the clubhouse, is where the Zone AH street points sit, and the west end is about three miles from the gate.
In a thin market the neighbors matter. Hedgestone at TwinEagles is the closest match on product, 70 homes mostly by Arthur Rutenberg and Stock Signature Homes, and over 60 months it recorded 14 qualified county sales at a median of $2,205,000 and $638.86 per county square foot, against Lake Estates’ $647.54. The Estates recorded 7 at a median of $2,355,000 and $549.22. A Lake Estates price that sits above both per square foot is supported by the record; one that sits far above the $3,500,000 top of the window has to be argued from the house itself.
We market a Lake Estates home at TwinEagles to the buyer who wants a recent house on the largest lake inside a private club gate: photography at the hour your exposure is best, full MLS exposure, our qualified-buyer database, open houses on the gate’s MLS list, and an accurate account of the membership and flood file.
Data updated: September 2026 (TwinEagles HOA Quick Guide for Realtors; Grand Arbors Design Review Guidelines; Collier County 2026 preliminary roll)
The roll describes the owners: 15 of 19 homesteaded, the most year-round row in TwinEagles, with no age restriction in the recorded use restrictions. The census block group that contains TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, and Bear Creek Elementary opened in August 2025 about 0.9 miles from the gate, so the buyer pool runs from retirees who golf daily to families who want the lake and the A-rated schools. We market to both, with timing built around the winter season.
On a row where every lot faces the water, the lanai view sells the home. We photograph and film each Lake Estates listing at the hour its exposure is best, sunset for a west-facing lanai, midday winter light for a south-facing pool, and show the 34-acre lake, the Eagle course across the water where it is visible, and the outdoor room that the builders designed as the product. Aerial work shows the lake, the row and the clubhouse together. The lake is a stormwater lake whose level rises and falls nearly four feet between seasons, so we time photography for the months when the water is high after the rainy season.
The Grand Arbors guidelines allow one “For Sale” sign in the front yard only, no larger than 24 by 18 inches, with no information tubes and no sign on the lake side (Grand Arbors Design Review Guidelines). The gate admits open-house visitors only to addresses on the weekly MLS open-house list, and private showings need the buyer’s agent and an appointment (TwinEagles Quick Guide for Realtors). A Lake Estates listing is sold through photography, video, the MLS, our buyer database and scheduled showings, not drive-by traffic, and the row is 2.5 to 3 miles inside the gate, so we register every showing in advance.
Some Lake Estates owners want a quiet sale, for privacy, an estate or a move within TwinEagles. 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, and the open-house rule means an off-market home gets no gate traffic at all. On a row that sells about once a year and had nothing listed on September 24, 2026, full exposure usually produces the stronger price, so we set out both paths before you choose.
Older developer copy said a golf membership was included with a new Lake Estates home, and some buyers still repeat it. It described the developer’s new-construction sales from 2015 to 2019 and ended with them. Our remarks say what the club’s membership page says today: the home carries a deeded category, the buyer pays the initiation at closing, the master association keeps the gate, roads, lakes and preserves, and the owner keeps the lawn, the irrigation and the slope to the water. Accuracy in week one prevents a renegotiation in week three.
Three of the original homes were furnished builder models: Rutenberg’s Amalfi, Divco’s Montego and Stock’s Windsor, with Stock’s larger Wyndam shown from 2017 to 2019 (archived developer Lake Estates page, 2019). Buyers recognize those names, and a model was usually built with the builder’s upgrades. If your home is one, we say so and put the original model specifications in the listing file.
We negotiate a Lake Estates contract at TwinEagles ourselves, partner to partner, against the eight MLS sales and the five county resales, with the club category, both estoppels, the elevation certificate and the buyer’s club approval built into the contract dates. Five of eight Lake Estates sales closed at or above list; the last three, since January 2025, did not.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; The TwinEagles Club 2024 Membership Agreement)
Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On Lake Estates that matters, because the offer usually arrives with questions about the membership category, the lake bank behind the house and the flood file, and the answers move the price. A seller who has those answers on paper negotiates from strength.
The February 2026 sale went under contract as it was listed and closed at 97.06 percent of its $3,400,000 list price; the April 2026 sale took 72 days and closed at 93.49 percent of $2,995,000. From November 2021 through October 2024 every Lake Estates MLS closing was at or above list; the three since, in January 2025, February 2026 and April 2026, closed at 95.89, 97.06 and 93.49 percent. The honest reading is that today’s buyer is still paying Lake Estates prices, $3,300,000 and $2,800,000 in 2026, but is no longer paying above asking, and across TwinEagles only 2 of 49 marketed sales in the last twelve months closed at or above list. A price set inside the recorded band, with the paperwork ready, draws the fast offer; a price set on the 2024 and 2025 highs without a matching house invites the long negotiation.
Lake Estates homes are young, and Collier County’s issued-permit files for January 2024 through July 2026 show seven permits on the 19 homes, all alterations, $52,302.87 in declared value, with no reroof, pool, screen enclosure or storm-repair permit. The buyer’s inspector and insurer will still look at the tile roof, the air conditioning, the water heater, the generator and the openings. We recommend a pre-listing wind-mitigation inspection and put the certificate of occupancy date and any builder warranty documents in the file, so the buyer’s insurance quote arrives early and does not become a late renegotiation.
A TwinEagles buyer’s club 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 the buyer separately through its own application (TwinEagles HOA buyer and tenant evaluation instructions). We write both applications into the contract calendar, order both estoppels the week the contract is signed, and set the closing at least seven days after the club receives the agreement.
The recent Lake Estates sales that matter most at TwinEagles are the five county-recorded resales from February 2022 to April 2026 and the eight MLS closings of the last 60 months, read for position on the row, size and year built. Your appraiser and buyer will use the same sales, so each is worked through here without addresses.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds through 30 Jun 2026)
The April 2026 closing at $2,800,000 is the one every buyer will quote. On the MLS it listed at $2,995,000, sat 72 days and closed at 93.49 percent of list, with 4,416 square feet of MLS living area, about $634 per living foot. It is also a 2016 home, one of the older houses on the row. Against the February 2026 sale at $3,300,000 for 4,363 living square feet after 0 days, it shows how much year built, finish and exposure move a Lake Estates price between two homes of almost the same size.
The January 2025 sale at $3,500,000, 3,982 square feet of MLS living area and three days on market, is the highest TwinEagles sale in the 60 months to September 24, 2026, about $879 per living foot. It sets the top of the band. A seller whose home matches it on age, finish and exposure has a defensible case near that level; a seller whose home does not should price inside the band rather than above it, because the two 2026 buyers both negotiated below list.
The MLS records a Lake Estates closing on February 10, 2026 at $3,300,000; the county recorded the deed in February 2026 at the same price but did not qualify it as an arm’s-length market sale, so it is missing from every county statistic on this page. We show it in the MLS figures and leave it out of the county ones, and we tell an appraiser why, because it is the second-highest Lake Estates price in the MLS record.
An appraiser will use the closest Lake Estates sales first and reach to Hedgestone or The Estates only when it must. With one or two Lake Estates sales a year, the appraiser may use sales that are one to two years old, adjusted for time. An appraiser values the house; the club initiation is outside the appraisal. A list price that sits inside the recorded band, supported by your own documentation, is the price most likely to appraise.
Selling a Lake Estates home at TwinEagles costs the negotiated commission, Florida documentary stamp tax on the deed at $0.70 per $100, the club and master association estoppel fees, and prorations of taxes, club dues and the master assessment. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the club initiation and usually the transfer fee.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; DBPR estoppel certificate fee schedule; club FY2022 Dues and Fees; Collier County Tax Collector 2025 bills)
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 Lake Estates county median of $2,800,000 that is $19,600. At $3,300,000 it is $23,100, and at the $3,500,000 top of the window it is $24,500 [our arithmetic]. It is the largest fixed cost of selling after commission. The club initiation is paid by the buyer to the club, not to you as part of the purchase price, so it carries no deed stamp for you.
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.
Every Lake Estates sale needs an estoppel from The TwinEagles Club and one from the master association, which FirstService Residential issues through its online document ordering. The club’s last public schedule set its own estoppel fee at $250 on the fiscal 2022 schedule (FY2022 Dues and Fees); confirm the current fee when you order. For the master association, Florida Statutes 720.30851 requires the certificate within 10 business days of a written request and caps the fee, and the statute has the Department of Business and Professional Regulation adjust the cap for inflation; under the department’s estoppel certificate fee schedule, the cap is $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent. Lake Estates needs no third, neighborhood estoppel.
On your side of the statement: club dues and the Phase One payment through the closing date, the master association assessment prorated from its January 1 billing, and any past-due balance, which the recorded Golf and Sports covenant makes a joint liability with your buyer until it is cleared. On the buyer’s side: the initiation fee for the deeded category, paid to the club at closing, and the $3,500 transfer fee paid with the Membership Agreement, refunded if the club does not approve the buyer. The buyer then carries the remaining Phase One payments.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law, per the National Association of REALTORS settlement guidance. The club and the master association play no part in it. What you negotiate with us is the listing side, and whether to offer anything toward the buyer’s agent is a separate decision we make together, based on the buyers your home is likely to meet.
Line, illustrative sale at $2,800,000 closing June 30 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $19,600 |
Club estoppel certificate | Seller, by Collier practice | $250 on the fiscal 2022 schedule; confirm current |
Master association estoppel certificate | Seller, by Collier practice | Up to $299, plus $119 if expedited |
Neighborhood association estoppel | None in Lake Estates | $0 |
Property tax proration | Seller credits buyer | 181 of 365 days of your 2026 bill, about 49.6 percent |
Club dues and Phase One payment through closing | Seller | Per the club estoppel |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Club initiation fee for the deeded category | Buyer, under the club’s rules | $150,000, $60,000 or $45,000 |
Club transfer fee | Buyer, unless the contract shifts it | $3,500 |
Brokerage commission | Seller | As negotiated in your listing agreement |
Florida property taxes are paid in arrears, which is why the seller credits the buyer for the months already owned. We have not pulled a Lake Estates tax bill for this page, so the proration line uses your own bill rather than a community median that would understate it. Your 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.
A Lake Estates seller at TwinEagles owes the buyer the Florida Statutes 720.401 homeowners association disclosure summary before the contract is signed, not at closing, because the master association is a Chapter 720 association. Florida also requires a flood disclosure and a property tax disclosure summary, and every seller must disclose known material facts that are not readily observable.
Data updated: September 2026 (Florida Statutes 720.401, 689.302, 689.261 and 193.155, current text; Golf and Sports Declaration of Recreational Covenant; TwinEagles HOA June 2026 lake-bank update)
Florida Statutes 720.401 says a prospective parcel owner in a community “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. Lake Estates has no condominium or neighborhood association, so the master association is the only association the summary describes. This is information, not legal advice; confirm the form with your closing agent or attorney.
The records split a Lake Estates sale cleanly, and the split is publishable even where a current dollar figure is not. The seller owes the statutory disclosure summary before the buyer signs, and a clean club account: the recorded Golf and Sports Declaration of Recreational Covenant makes seller and buyer “jointly and severally liable to the Club for any dues … incurred prior to the date of sale.” 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. Who owes what and when is fixed by the documents; the current amounts print on the two estoppels.
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. Because the Lake Estates street points read Zone AH at the east end and Zone X elsewhere, the elevation certificate and any FEMA letter for your lot belong beside the form.
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 (Florida Statutes 193.155). With 79 percent of Lake Estates homes homesteaded, that warning describes the largest change in carrying cost your buyer will face.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a Lake Estates home that means lake-bank erosion behind the house and any repair notice, any downspout-connection proposal you have received, prior water intrusion, insurance claims, roof and plumbing history, open permits and any exterior change the design review committee never approved. Disclosing early costs a negotiation; concealing costs the deal. Ask your attorney about the wording.
The flood map affects a Lake Estates sale at TwinEagles lot by lot. On FEMA’s effective 2012 map, the four street points we checked at the east end read Zone AH and the four in the middle and west read Zone X, and every county-filed elevation certificate we could read shows the first floor above the base flood elevation.
Data updated: September 2026 (FEMA National Flood Hazard Layer and letters of map change, FEMA preliminary flood hazard layer, Collier County elevation certificates layer, all queried 24 Sep 2026)
Point set along the row | Points | Effective zone (2012 map) | Preliminary zone (2025 maps) | Base flood elevation lines within 300 m | Ground at the point (ft) |
|---|---|---|---|---|---|
Street points, east end | 4 | AH, in the high-risk area | AH | 15.0 to 16.0 ft | 15.5 to 15.8 |
Street points, middle and west | 4 | X, minimal | X | none mapped | 15.7 to 16.4 |
Sources: FEMA National Flood Hazard Layer and the FEMA preliminary flood hazard layer, queried at street points on September 24, 2026. Every one of the eight street points has Zone AH land within 30 meters, and the same address can read X at the street and AH on the lot, so this table is never a statement about one home. Zone AH is part of FEMA’s Special Flood Hazard Area, where a federally backed mortgage requires flood insurance unless a FEMA letter removes the structure.
Collier County posts the FEMA elevation certificates filed with building permits, and it indexes 18 for Lake Estates homes (Collier County elevation certificates layer). On the certificates we could read, eleven name Zone AH, with a base flood elevation of 16.0 feet on five and 16.5 feet on five. Eight show a legible top-of-bottom-floor elevation:
Building permit year | Base flood elevation (ft) | Top of bottom floor (ft) | Floor above the base flood elevation |
|---|---|---|---|
2018 | 16.0 | 19.20 | 3.20 ft |
2018 | 16.0 | 19.85 | 3.85 ft |
2019 | 16.5 | 19.4 | 2.9 ft |
2020 | 16.5 | 18.82 | 2.32 ft |
2020 | 16.5 | 17.91 | 1.41 ft |
2020 | 16.0 | 17.89 | 1.89 ft |
2020 | 16.5 | 17.82 | 1.32 ft |
2020 | 16.5 | 18.3 | 1.8 ft |
Every legible floor is above the base flood elevation, by 1.3 to 3.9 feet, and above the county’s requirement of the base flood elevation plus one foot for new construction (Collier County 2026 Flood Protection newsletter). A seller who puts the certificate in the listing file answers the first underwriting question before it is asked.
FEMA’s database shows at least three Letters of Map Revision based on Fill touching Lake Estates lots, issued in 2016, 2017 and 2018, one of them for a single lot with the outcome “Property removed,” meaning FEMA found the whole lot above the base flood elevation. They are among at least 21 FEMA letters dated 2012 to 2024 that name TwinEagles lots. A seller whose home has a letter should put it in the listing file with the certificate, because together they can decide whether a lender requires flood insurance (FEMA, LOMA and LOMR-F process).
FEMA released preliminary replacement panels for TwinEagles on March 20, 2025, and at every Lake Estates street point the preliminary map shows the same zone as today. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect (Collier County, August 2026). Letters issued under the old maps are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance), so a buyer after summer 2027 will ask whether your letter carried over.
Collier County, including unincorporated TwinEagles, is a Class 5 Community Rating System community, worth a 25 percent discount on eligible National Flood Insurance Program premiums (FEMA eligible communities, April 1, 2026). From January 1, 2027, Citizens Property Insurance requires flood coverage on every wind-covered personal residential policy (Citizens flood requirement). TwinEagles sits in the wind-borne debris region with a design wind speed of about 160 mph, every Lake Estates home was permitted in 2015 or later, and the guidelines allow only tile roofs, so a current wind-mitigation report usually documents strong credits.
The state’s storm-surge model puts the Lake Estates street points in the Category 4 or Category 5 surge zone, meaning no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones), and the row is in Collier County evacuation Zone E (Florida Know Your Zone). The flood question in Lake Estates is rainfall ponding, which Zone AH describes, not the Gulf. No public record we found names storm damage specific to Lake Estates in Irma, Ian, Helene or Milton, which is a search result rather than proof of absence.
Your Lake Estates buyer at TwinEagles will carry four recurring bills: club dues and the Phase One capital assessment for the deeded category, the master association assessment billed each January 1, county property taxes, and a separate irrigation bill. There is no neighborhood assessment and no CDD. Current club dues and the 2025 and 2026 master budgets are not public.
Data updated: September 2026 (TwinEagles HOA 2024 Approved Budget; club FY2022 Dues and Fees; Collier County Tax Collector 2025 bills; RCS tariff March 2026)
Layer | Who bills it | Last public figure | Where the current figure is |
|---|---|---|---|
Master association assessment | TwinEagles Homeowners Association | $4,895.73 a year per Lake Estates home in the 2024 approved budget | Master association estoppel |
Neighborhood assessment | None | Lake Estates has no neighborhood association | Not applicable |
Club dues and capital, by category | The TwinEagles Club | Full Golf about $18,328 a year before sales tax on the fiscal 2022 schedule | Club estoppel |
Phase One capital assessment | The TwinEagles Club | $244 a month for Golf on the fiscal 2022 schedule | Club estoppel |
Property tax | Collier County Tax Collector | 12.2558 mills in 2025, plus the $261.91 garbage line | The buyer’s own post-purchase assessment |
Irrigation water | Resource Conservation Systems | base charge by lot class plus $1.56 per 1,000 gallons | The utility account for the address |
Community Development District | None | no TwinEagles district on the state list | 2025 tax bills |
We do not add these into a monthly total, because the club and master figures above are dated and a total built on them would be a guess. The two estoppels supply the current lines for your buyer.
The master association’s 2024 Approved Budget billed each Lake Estates home $4,895.73 for the year, including a $660 reserve share, the third highest of the twelve neighborhoods after The Estates and Hedgestone. It is billed once a year and due January 1. The 2025 and 2026 budgets sit behind the owner portal, so your buyer sees the current figure on the master association’s estoppel.
The last dues schedule the club posted publicly (fiscal 2022) put Full Golf at about $18,328 a year before sales tax, counting $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. Current dues are set each fiscal year, which runs November 1 to October 31, and appear on the club’s estoppel for a specific home.
The Phase One capital assessment was $244 a month for Golf on the fiscal 2022 sheet and runs 144 payments, September 2020 to August 2032, and “the buyer will be responsible for all remaining monthly payments.” As an illustration only, 71 payments remain after September 2026, which comes to $17,324 at the fiscal 2022 Golf rate [our arithmetic]. That is not a balance; the club estoppel states the actual figure for your home.
TwinEagles homes paid 12.2558 mills in 2025, of which 3.75 mills is the North Collier Fire Control and Rescue District, plus the $261.91 county garbage assessment (Collier County Tax Collector). As an illustration of the mechanism, a taxable value of $2,800,000 at that rate with no exemption is about $34,316 a year before the garbage line [our arithmetic]. A buyer’s first bill follows the sale price, the homestead decision and the county’s next assessment, so the illustration is not a quote for any home.
TwinEagles has no community development district. The 2025 county tax bills we checked carry one non-ad-valorem line, the $261.91 garbage assessment, and the state’s Official List of Special Districts names no TwinEagles district. Against many newer Naples golf communities that carry a district bond line, that is a genuine selling point, and your listing should say it plainly.
Irrigation water in TwinEagles is a separate monthly bill from Resource Conservation Systems, a non-potable irrigation utility; its 2026 tariff sets base charges by lot class, from $10.37 a month for a standard lot to $47.57 for a large estate lot, plus $1.56 per 1,000 gallons, and the class for a given lot is not published. The Grand Arbors guidelines prohibit pumping the lake behind the house for irrigation, so a seller who hands the buyer twelve months of utility bills answers a question the buyer’s agent will otherwise chase.
The lake-bank program matters to a Lake Estates sale at TwinEagles because every home backs onto the 34-acre lake. The master association is repairing eroded banks without a special assessment, with most 2026 work in process or complete and two more phases slated for 2027 and 2028; the downspout connection behind a repaired bank is the owner’s cost.
Data updated: September 2026 (TwinEagles HOA Lake Bank Remediation update, June 2026; TwinEagles HOA newsletters, February 2024 and July 2025; Grand Arbors Design Review Guidelines)
The master association’s July 2025 newsletter reported an “approved funding option for Lake Bank Restoration Project without special assessment to Residents.” Its June 2026 update says the majority of 2026 work “is either in process or completed,” that “two additional phases of this project are slated to be completed in 2027 and 2028,” and that “Homeowners who have erosion repairs being made behind their home will receive a proposal from CrossCreek Environmental for the cost of connecting the downspouts to the drainage system that will be installed under the lake bank” (Lake Bank Remediation update, June 2026). The association ranks each bank by the danger the erosion causes, its rate, the impact on the adjacent property and whether the lake is residential. Its public documents do not say which phase covers the Lake Estates shoreline.
Tell buyers three things in writing: whether the bank behind your home has been repaired or is scheduled, whether you have received or signed a CrossCreek downspout-connection proposal, and whether your roof drains are already piped to the lake. The repair is the association’s; the connection is yours. A buyer who hears it from the listing file treats it as maintenance; a buyer who finds it in the inspection treats it as a defect.
This rule applies to Lake Estates specifically. The Grand Arbors guidelines say owners on lots “immediately adjacent to lakes” must pipe roof drainage “underground to the low season water line of any adjacent lakes, at owner’s sole cost and expense,” and that “All homes must have gutters installed completely around the home” (Grand Arbors Design Review Guidelines). An inspector can confirm the gutters and the underground pipes; confirming them before you list removes a question.
The association’s February 2024 newsletter describes a “nearly four-foot rise and fall” in lake levels between the wet and dry seasons, with shoreline exposed “as much as 20 feet at the end of the Dry Season” (TwinEagles HOA Newsletter, February 2024). A buyer touring in April or May sees a wide beach of exposed bank; a buyer in October sees water near the sod line. We explain the cycle before the showing and use photographs from the high-water months, so the lake is judged on the whole year. The lakes are stormwater lakes; swimming and boating are prohibited, and the listing sells the view and the quiet, not a boating life the rules do not allow.
The rules that most affect a Lake Estates sale at TwinEagles are the master association’s limit of three leases a year of at least 30 days, the Grand Arbors design review for any exterior change, the sign and open-house rules, the ban on fences except dog runs, and the lake-bank and roof-water rules on every lake lot.
Data updated: September 2026 (TwinEagles HOA Use Restrictions 2024; Grand Arbors Design Review Guidelines, June 8, 2018; TwinEagles HOA Rules and Regulations)
The master association’s recorded 2024 use restrictions say: “No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days,” on the board’s approved lease form, with renters screened like buyers (TwinEagles HOA Use Restrictions, 2024). Nothing stops a sale while a lease is running; the buyer takes the home subject to it. With 79 percent of Lake Estates homes homesteaded, few are rented, and we usually recommend listing vacant or owner-occupied.
Any exterior change, from paint colors to a pool, screen cage, roof, generator, addition or landscaping plan, needs written approval from the master association’s design review committee, with a $250 modification fee and a written response promised within 30 business days under the public 2018 guidelines. Unapproved work draws a notice, a $50 per day penalty after 30 days unless a schedule is agreed, and possibly a recorded notice of violation. Gather the approvals for everything you changed before you list, not after the inspection.
One “For Sale” sign, no larger than 24 by 18 inches, in the front yard only, never on the lake side, and no information tubes. One open-house sign is allowed in the front yard from 9 a.m. to 5 p.m. on the day, and the gate admits visitors only to addresses on the weekly MLS open-house list. A seller who lists For Sale By Owner has no MLS list and therefore no open-house traffic through the gate.
“Fences are prohibited except for dog runs,” which may sit only in a side or rear yard not facing the street, in black or dark green vinyl-coated chain link, and the use restrictions allow “a reasonable number of dogs, cats, or other usual and common household pets.” There is no street parking from 1 to 6 a.m., and commercial vehicles, pickup trucks, boats, trailers and recreational vehicles must be kept in an enclosed garage. Personal golf carts may use the streets but not the courses, which makes a cart a practical way to reach the clubhouse, 0.7 to 1.2 miles from the row.
Lake Estates reroofs are tile reroofs: the guidelines require a minimum 5:12 pitch and prohibit asphalt or fiberglass shingles and metal roofs. Rear and side hurricane shutters may go up in season, front shutters only when a storm threatens, and all must come down within 14 days (TwinEagles HOA Rules and Regulations). A permitted, approved standby generator is a feature to photograph and to list; two Lake Estates homes pulled gas and electrical permits within weeks of each other in the county file, the usual pattern for one.
A family member taking title through “a bona fide family planning device,” a surviving spouse and an estate-planning trust are exempt from a new initiation fee under the club’s policy, but a buyer who purchases the home from the estate pays it. The trustee or personal representative signs the deed with the trust or letters of administration, and we coordinate the paperwork with your attorney early so the estoppels and the club transfer are not waiting on it.
The eight Lake Estates homes at TwinEagles that closed in the MLS over the last 60 months took from 0 to 91 days on market, a median of 34.5, then usually another month or more to close, because the club must approve the buyer, receive the signed Membership Agreement seven days before closing, and two estoppels must come back.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; club 2024 Membership Agreement; Florida Statutes 720.30851)
TwinEagles is a seasonal market. Over the 60 months to September 24, 2026, 109 of the 188 TwinEagles MLS closings fell in January through June, led by April with 23, January with 21 and May with 21, while July recorded 7 [our arithmetic from the MLS rows]. Four of the eight Lake Estates closings fell in November through February, and the other four in April, June and October. A closing trails its contract by several weeks, so a winter contract is the one to aim for, and a Lake Estates listing ready by January meets the most buyers, with the lake still high from the rainy season.
A well-prepared Lake Estates 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 open houses on the gate’s schedule; a contract; the buyer’s club and master association applications and both estoppel orders in the first week of the contract, since a Chapter 720 association must issue its certificate within 10 business days of a request; and a closing set at least seven days after the club receives the signed agreement. Built that way, the approvals run in parallel with the buyer’s inspection and financing rather than after them.
A Lake Estates sale can be run remotely. The estoppels are ordered by the title company, the master association’s through FirstService Residential’s online ordering, and club documents move by email (club estoppel requests). Showings run through the gate’s appointment and open-house list, so Marc Comisar coordinates access on the ground, and Florida title companies routinely close with mail-away documents or remote online notarization. Keep dues and assessments current while you are away so the estoppels come back clean.
A Lake Estates listing at TwinEagles should say what a buyer cannot see in the photographs: two renovated championship courses and a clubhouse completed in 2023 a few minutes up the boulevard, the largest lake inside the gate behind every home, A-rated assigned public schools, a 24-hour emergency room near the gate, and honest drive times.
Data updated: September 2026 (club 2024 scorecards and Club Life page; Collier County Public Schools 2026 Accountability Brief; NCH; OSRM routing from the gate, 24 Sep 2026)
The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; it plays to 7,420 yards, par 72, rated 75.9 with a 145 slope (Talon scorecard 2024). The Eagle, which opened in 2007 and was rebuilt by Steve Smyers with Patrick Andrews and reopened in 2012, plays to 7,607 yards, par 71, rated 77.5 with a 150 slope (Eagle scorecard 2024), and it is the course across the water from part of the Lake Estates row. The clubhouse was renovated and expanded in a member-approved project completed in 2023; its construction manager lists the project at 71,376 square feet. The club offers 2 Har-Tru tennis courts, 4 pickleball courts, 4 lit bocce courts, a resort-style pool and a fitness center (club life page).
Lake Estates sits on the north side of TwinEagles, between the Dundee roundabout and Wisteria, with the clubhouse 0.73 miles from the east end of the row and 1.21 miles from the west end, about three to five minutes. The Grand Arbors guidelines keep the view open: fences are prohibited except dog runs, lake lots are sodded “to the edge of the water,” and the 50-foot front setback pushes each house toward the lake. There is no Lake Estates pool, clubhouse or maintenance crew; the lanai and pool on each lot are the private amenity.
Every Lake Estates address is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High School on the district’s lookup, and all three earned an A from the state for 2025-26, per the district’s 2026 Accountability Brief. Bear Creek Elementary opened in August 2025 at 2400 Cub Court, near the gate. A buyer should confirm a specific address on the district’s zone locator.
Lake Estates has no age restriction: neither the master association’s recorded use restrictions nor its rules contain 55-and-over language, so a Lake Estates home can be marketed to any buyer, including families drawn by the schools. Fifteen of the nineteen owners homestead the home, the highest share in TwinEagles, which is the neighborhood a year-round buyer is looking for.
Daily life runs through one guarded gate on Immokalee Road, about 2.5 to 3 miles and 10 to 12 minutes from the row, with resident barcodes and app-registered guests; curbside trash on Tuesdays and Fridays; individual mailboxes; Florida Power and Light electricity; county water and sewer; and metered non-potable irrigation. From the gate, off-peak, Mercato is about 21 minutes, Vanderbilt Beach about 22 and Southwest Florida International Airport about 39, and the NCH Emergency Department Northeast, a 24-hour freestanding ER, is about 6 minutes and 3.3 miles away (NCH). Add the drive from the row to the gate to each, and more in season.
Collier County’s 2025 Annual Update and Inventory Report rates the Immokalee Road segment from Collier Boulevard to Wilson Boulevard, which includes the TwinEagles entrance, over its adopted capacity, with no funded widening. Relief comes elsewhere: the Vanderbilt Beach Road Extension opened its first phase in June 2026 as a second east-west route (Collier County). Lake Estates’ distance from the road keeps it quiet; it also lengthens every drive, and a listing does better naming both.
You get a free Lake Estates home valuation at TwinEagles by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the Lake Estates sales of the last 60 months, adjusted for exposure, size, year built and finish, with your deeded club category and flood file beside it, at no cost.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds through 30 Jun 2026)
You receive the MLS and county-recorded Lake Estates sales with their dates and sources, a price-per-square-foot analysis that never mixes the county and MLS measurements, the bracket against The Estates and Hedgestone on the same yardstick, the live TwinEagles competition with price histories, the all-in cost your buyer will face for your category, 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 Lake Estates valuation page or the McGreevy and Comisar valuation form.
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.
On a row with about one resale a year and nothing listed on September 24, 2026, 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 Lake Estates homes come up for sale, so the next owner on the row who sells should call us first.
A Lake Estates seller at TwinEagles can judge McGreevy and Comisar by what clients say on Google, where the team is a top-reviewed listing team. The quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget.
Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “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 a row where every home faces the same lake, the presentation of your home is the difference between the fast sale and the long one.
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
Expertise on Lake Estates means knowing the club category, the estoppels, the elevation certificate and the lake-bank program before the buyer’s attorney asks.
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
Detail is what carries a TwinEagles contract through club approval, the seven-day Membership Agreement deadline and two estoppels.
★★★★★ “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
If your next home is somewhere else in Southwest Florida, Marc runs the buying side with the same research.
A Lake Estates specialist matters at TwinEagles because the facts that decide a sale here live in club, association and FEMA documents, not a listing feed: a deeded membership category, a buyer-paid initiation of up to $150,000, a Phase One balance that transfers, club approval of the buyer, two estoppels, the lake-bank program and a split flood map.
Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; FEMA National Flood Hazard Layer, queried 24 Sep 2026)
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 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 Lake Estates owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Lake Estates home off the TwinEagles median, market a Sports-deeded home to golfers, describe golf as included, order a third estoppel the row does not need, leave the initiation and Phase One figures for the buyer to discover in week three, promise an open house the gate will not admit, or quote one flood zone for a row where the street points split. None of those errors is exotic, and each one costs a seller time or money.
Lake Estates is the top of a gate whose twelve-month median is $1,031,250. If you want to see how a Lake Estates price sits against the whole community, our TwinEagles seller guide applies the same record-first method to all twelve neighborhoods and 717 homes, and the full parent guide is our TwinEagles community guide. The wider city picture is in our Naples real estate guide.
Many Lake Estates sellers at TwinEagles are homesteaded Floridians, 15 of the 19 owners, so a move within Collier or Lee County makes the sale and the next purchase one financial plan. We run both sides together: the timing of two closings, the club’s rules for members moving within TwinEagles, and Save Our Homes portability.
Data updated: September 2026 (Florida Department of Revenue property tax guidance; The TwinEagles Club Initiation Fee Policy, revised October 20, 2023)
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, start with how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
Some owners move within the gate, from a Lake Estates home to a smaller one or from elsewhere onto the lake. The club’s policy charges no new initiation fee to a member who moves to another TwinEagles home in the same or a lower category within a year and occupies it; a move up a category costs the difference. Read the policy’s conditions before you sign either contract, and coordinate the two closings so your membership status is continuous. If your next home is on the lake again, read our Lake Estates buyer guide.
These are the questions Lake Estates owners at TwinEagles ask before they sell, answered for a Collier County seller, each in a single paragraph. They cover price, timing, the club and association steps, costs, disclosure, flood, the lake bank and taxes. Nothing here is tax or legal advice; confirm it with your closing agent, attorney or CPA.
Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds through 30 Jun 2026)
Start with a written valuation built from the Lake Estates sales of the last 60 months, not a portal estimate, then prepare the file before you list: the club and master association estoppel figures, your deeded category, the elevation certificate and any FEMA letter, a wind-mitigation report, your design approvals and where the lake bank behind you stands. Plan for club approval of the buyer and the seven-day Membership Agreement deadline. Call Jesse McGreevy at (239) 898-6072 to begin.
Look for an agent who prices from recorded Lake Estates sales, reads the club estoppel and the elevation certificate before listing, 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.
It depends on exposure, size, year built, finish, the membership category on your estoppel and the handful of recent sales. The eight Lake Estates MLS closings of the last 60 months ran from $2,021,589 to $3,500,000, and the nine qualified county sales had a median of $2,800,000. Request a free Lake Estates home valuation and we will price it against every one of them.
Nineteen single-family homes on the lake side of TwinEagles Boulevard, all built from 2015 to 2022 on homesites the developer marketed at 110 by 150 feet, with no vacant lots on the 2026 county roll.
About one existing home a year: the county file shows one resale in each year from 2022 through June 2026, plus four first sales of new homes in 2021 and 2022. The MLS shows two Lake Estates closings in the twelve months to September 24, 2026.
$3,500,000 in January 2025, $3,300,000 in February 2026 and $2,800,000 in April 2026 on the Southwest Florida MLS. The county does not count the February 2026 sale as qualified, so on county deeds the three most recent are $3,250,000, $3,500,000 and $2,800,000.
The eight Lake Estates MLS closings of the last 60 months took from 0 to 91 days on market, a median of 34.5 across those eight. Closing then takes a month or more for club approval and the estoppels. Across TwinEagles the twelve-month median was 83 days; both 2026 Lake Estates sales, at 0 and 72 days, came in under it.
Five of the eight MLS closings of the last 60 months closed at or above their final list price, a median of 100.67 percent across the eight. The three since January 2025 closed below list, at 95.89, 97.06 and 93.49 percent, so the current buyer pays Lake Estates prices but negotiates.
For a prepared, well-priced home, yes. On September 24, 2026 the MLS showed no Lake Estates listing for sale, so a buyer who wants the 34-acre lake has only yours, and the two 2026 sales closed at $3,300,000 and $2,800,000.
Every lot is on the largest lake in TwinEagles, the homes are 2015 to 2022 builds, and there are only nineteen of them. On the county’s per-square-foot yardstick, the row’s 60-month median, $647.54, is the highest in TwinEagles, ahead of Hedgestone at $638.86 and The Estates at $549.22.
Almost always, at this price. The Estates recorded 11 MLS closings in 60 months at a median of $2,600,000 and a median of 90.00 percent of list; it offers larger homesites and a Talon setting, while Lake Estates offers a newer house on the lake. We price your home so it wins that side-by-side tour.
Buyers care, and they pay for what they like: west for sunsets, south for winter sun on the pool. There are too few sales to put a published number on it, so we let the photographs, the showing time and the comparable homes make the case.
A Golf deed widens the pool of golfers who can buy your home, because Golf is capped at 614 memberships and a move up a category costs the difference in initiation fees. Confirm the category on the club estoppel before you list.
The buyer, at closing, to the club: $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 2024 Membership Agreement. None of it reaches the seller.
None of the club’s public documents describes a refund of the initiation fee on resale; the policy says the fee funds club capital expenditures. Ask the club for the Membership Plan and bylaws before you rely on either answer.
No. Every TwinEagles home is deeded a mandatory Golf, Sports or Social membership, and the buyer pays the initiation fee for that category. The developer’s offer of golf with a new Lake Estates home described its own new-construction sales and ended with them.
Two: one from The TwinEagles Club and one from the TwinEagles master association through FirstService Residential. The club’s estoppel sheet lists TwinEagles Boulevard with “No subdivision,” so there is no third, neighborhood estoppel.
For the master association, the cap under the Department of Business and Professional Regulation’s schedule is $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent. The club set its own estoppel fee at $250 on the fiscal 2022 schedule; confirm the current fee when you order.
Yes. Membership “is contingent upon approval by the Club,” and the buyer’s signed Membership Agreement and $3,500 transfer fee must reach the club seven days before closing. The master association screens the buyer separately.
The buyer takes over the remaining monthly payments. The assessment was $244 a month for Golf on the fiscal 2022 sheet over 144 payments from September 2020 to August 2032; as an illustration, 71 payments after September 2026 come to $17,324 at that rate, and the club estoppel states the actual figure.
Yes. Dues and assessments are prorated to the closing date, and the recorded covenant makes seller and buyer jointly liable for dues owed before the sale, so a clean account keeps the estoppel clean.
The negotiated commission, documentary stamp tax at $0.70 per $100, which is $19,600 on a $2,800,000 sale, the two estoppel fees and prorations. In Collier County the buyer customarily pays the owner’s title policy, and the buyer pays the club initiation and usually the transfer fee.
One sign, no larger than 24 by 18 inches, in the front yard only, with no information tubes and nothing on the lake side, under the Grand Arbors guidelines.
Yes. One open-house sign is allowed in the front yard from 9 a.m. to 5 p.m. on the day, and the gate admits visitors only to addresses on the weekly MLS open-house list.
Any exterior change, including paint colors, landscaping plans, a new screen cage, a generator or a roof, needs written approval first, with a $250 modification fee and a response within 30 business days. Interior work needs no association approval, though it may need a county permit.
Rarely. Lake Estates homes are 2015 to 2022 builds, and buyers expect them finished, not remodeled. Fix what an inspector will flag, refresh tired paint and pool finishes, and document the work and its approvals.
Yes. The Amalfi, Montego, Windsor and Wyndam names carry recognition from the developer’s marketing, and models were usually built with the builder’s upgrades; gather the original specifications for the listing file.
It depends on your lot, not the street. The east-end street points read Zone AH on FEMA’s effective map and the middle and west read Zone X, and every elevation certificate we could read on the row shows the first floor 1.3 to 3.9 feet above the base flood elevation.
Not if the paperwork is ready. Put the elevation certificate, any FEMA letter and the current flood policy declarations in the listing file, and the lender’s and insurer’s questions are answered before the buyer asks them.
It shapes the conversation. The bank repair is the association’s and is funded without a special assessment; a downspout connection behind a repaired bank is the owner’s. Tell buyers where your bank stands and what, if anything, you have signed.
Florida sellers must disclose known facts that materially affect value and are not readily observable. Erosion you know about, and any repair notice or connection proposal, belongs in the disclosure; ask your attorney about the wording.
Usually. Florida resets the assessed value after a sale, and 79 percent of Lake Estates homes carry a homestead exemption. At the 2025 rate of 12.2558 mills, a $2,800,000 taxable value is about $34,316 a year before exemptions and the garbage line, an illustration only.
No. The 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s list of special districts names no TwinEagles district.
Yes. Leases must be at least 30 consecutive days, no more than three a year; the buyer takes the home subject to the lease. A tenant can complicate showings, so we usually recommend listing vacant or owner-occupied.
Yes. We handle showings, the gate list, inspections and the estoppels locally, and closings can be done by mail or remote online notarization.
A family member taking title through “a bona fide family planning device” is exempt under the club’s policy, as is a surviving spouse. A buyer who purchases the home from the estate pays the fee.
Yes, but the gate admits open-house visitors only from the MLS list, and a buyer still needs the club and association approvals. Most owners find a broker’s MLS exposure and paperwork worth it on a home at this price.
Yes. We can offer it privately to qualified buyers in our database. The trade-off is exposure, and on a row with nothing listed, full exposure usually produces the stronger price.
Yes. A member who moves to another TwinEagles home in the same or a lower category within a year, and occupies it, pays no new initiation fee under the club’s policy.
Request a written valuation, ask for your club and master association estoppel figures, find your elevation certificate, wind-mitigation report and design approvals, and learn where the lake bank behind you stands. Then call Jesse McGreevy at (239) 898-6072 and decide on timing with the season in view.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s recorded deeds and tax roll, the TwinEagles master association’s and club’s own documents, Florida Statutes and state agencies, FEMA and federal agencies, and dated news coverage. No listing portal or competing brokerage is cited.
TwinEagles master association and club documents
Market data and county records
Florida statutes and state agencies on selling
Flood, storm and insurance
Schools, services and history
Our own assets
Every row below links the authority that publishes the document, so a Lake Estates seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with where each is held.
Document | What it proves for a Lake Estates seller | Official authority |
|---|---|---|
Design Review Guidelines, Grand Arbors at TwinEagles | The Lake Estates setbacks, the sign and fence rules, the tile-roof rule and the roof-water rule on lake lots | |
Approved 2024 HOA Budget | The $4,895.73 Lake Estates master assessment and its $660 reserve share | |
Recorded Use Restrictions, 2024 | The three-lease, 30-day leasing rule, pets and vehicles | |
Lake Bank Remediation update, June 2026 | The program’s funding, its 2027 and 2028 phases and the owner’s downspout connection | |
Initiation Fee Policy | That the buyer pays the initiation at closing, the exemptions, and the move-within rule | |
Membership Agreement, 2024 | Club approval, the seven-day deadline and the $3,500 transfer fee | |
Estoppel requirements by street | That a TwinEagles Boulevard sale needs only the club and master association estoppels | |
Golf and Sports Declaration of Recreational Covenant | The joint liability of seller and buyer for dues owed before the sale | |
Quick Guide for Realtors | The gate’s open-house and showing rules | |
Florida Statutes 720.401, disclosure summary | The pre-contract duty, who supplies it on a resale, and the buyer’s non-waivable cancellation right | |
Estoppel certificate fee schedule | The $299, $119 and $179 caps on the master association estoppel | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 rate a Florida seller customarily pays on the deed | |
FEMA Map Service Center | The flood map for your specific Lake Estates address | |
Collier County elevation certificates layer | The certificate filed with your home’s building permit | |
Uniform Mitigation Verification Inspection Form resources | The wind-mitigation form that documents your roof and openings for the buyer’s insurer |
Four documents that matter to a Lake Estates seller are not public and cannot be linked: the club estoppel for your home, with its category, dues and Phase One figure; the master association estoppel and its 2025 and 2026 budgets; the current edition of the Grand Arbors guidelines; and the club’s Membership Plan and bylaws. Each is issued to an owner or a closing agent on request through the title company.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Lake Estates at TwinEagles sits inside the North Naples market they work every week. If you are weighing a sale on the lake side of TwinEagles Boulevard, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County recorded deeds, qualified sales recorded through June 30, 2026. Brokered by Domain Realty.