Sell Your Home in The Estates at TwinEagles, FL

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

Why Sell Your Estates Home With McGreevy and Comisar?

The Estates at TwinEagles is 63 custom homes on six short streets at the front of TwinEagles in North Naples, and it closed only 11 sales on the Southwest Florida MLS in five years. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price an Estates home from that thin record, street by street and lot by lot.

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 six enclaves, the 2023 Estates design guidelines, the homesite history, the flood map and the schools, read our complete guide to The Estates at TwinEagles, which this seller guide sits beside. Everything below answers one question: how to sell a home on Golden Eagle Court, Peregrine Court, Aerie Lane, Talon Drive, Bald Eagle Way or Five Oaks Lane for the most money, with the fewest surprises, on a timeline you control. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Estates 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. In a neighborhood that trades about two 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 11 Estates MLS closings of the last 60 months, and every one of the 7 qualified resales the county recorded in the same window, before writing a word.

How We Work an Estates Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, the gate list, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the club, association and flood paperwork, which in The Estates means a deeded club membership, two estoppels, an approval file under the Estates guidelines and, on a newer home, an elevation certificate that may read Zone AH even where the street reads Zone X. 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 The Estates at TwinEagles Different?

Selling in The Estates at TwinEagles differs from most Naples sales in six ways: the lot is often half the price, the deeded club category decides who your buyer is, the buyer pays a six-figure initiation fee at closing, the Estates have their own design guidelines, there are only two estoppels, and the market trades about twice a year.

Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; TwinEagles HOA 2024 Approved Budget and Design Review Guidelines, The Estates, approved 15 Feb 2023; Collier County 2026 preliminary roll)

Sixty-Three Homes on Six Streets, in Six Enclaves

The Estates is the original section of TwinEagles, laid out around the Talon before the course opened on January 15, 1999. The developer sold it as six named enclaves, each essentially one street: Strathmore on Golden Eagle Court, Thornhill on Peregrine Court, Sterling Hill on Aerie Lane, Glasgow on Talon Drive, Inverness on Bald Eagle Way and Lochlomond on Five Oaks Lane. The master association still bills the six as separate lines in its approved 2024 budget, 66 units in all, because the three vacant homesites on Aerie Lane and Five Oaks Lane are billed like homes. On the 2026 preliminary county roll the 63 homes were built from 1999 to 2024, median 2013. The enclave names appear on the budget and the developer’s site plan, not on any deed, so a buyer searching the MLS will usually find your home under TwinEagles with its street address.

The Lot Is Often Half the Price

Qualified Estates homesites recorded at $705,000 and $730,000 in 2022, the last platted lots to sell, and the developer marketed the last Sterling Hill and Inverness sites as ranging “from nearly an acre to nearly two acres” (Naples Daily News, April 17, 2016). Eighteen of the 63 homes carry a county year built of 2020 or later, several on lots that already held a house. An Estates buyer is often pricing land plus the cost to renovate or rebuild, so the survey, the setbacks and the elevation certificate sell your home as much as the kitchen does.

The Deeded Membership and the Buyer’s Initiation Fee

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

The Estates Guidelines, Not the Grand Arbors Book

The rest of TwinEagles builds under the Grand Arbors guidelines. The Estates has its own 53-page Design Review Guidelines, The Estates at TwinEagles, approved February 15, 2023: a 3,500 square foot minimum under air, tile roofs at a 6-in-12 pitch, a side-entry garage, paver driveways, no fences and at least ten shade trees on every homesite. Every exterior change you made while you owned the home needed written approval under those rules, and a buyer’s attorney will ask for the letters.

No Neighborhood Association, Two Estoppels

The Estates has no homeowners’ association of its own. The master association lists Hedgestone, Lake Estates and The Estates as the neighborhoods where owners handle landscaping individually, and the club’s estoppel sheet lists all six Estates streets among the addresses that need only the club and master association estoppels (club estoppel requirements by street). TwinEagles has eight streets that carry a third, neighborhood estoppel; no Estates street is one of them. The only Estates entity on the state’s corporate register, The Estates at TwinEagles, Ltd., was the developer’s limited partnership, dissolved in 2016, not an owners’ association.

A Market That Trades About Twice a Year

Eleven MLS closings on 63 homes in five years is roughly 3.5 percent of the neighborhood a year [our arithmetic]. Low turnover cuts both ways. The right buyer may have been waiting years for your street, and there is no identical house to undercut you; but there is also no recent twin to prove your price, so the list price has to be argued from the lot, the house and the few sales there are.

What Should an Estates Seller Know First?

An Estates at TwinEagles seller should know nine recorded facts before choosing a list price: the 60-month price band, the three sales of the last twelve months, the one live competitor, the negotiation gap, the homesite values, the deeded club category, the buyer’s initiation fee, the two estoppels and the flood paperwork for the house pad.

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)

• 63 custom single-family homes and 3 vacant homesites on six streets, built 1999 to 2024, inside TwinEagles’ 717 homes and homesites.
• The Southwest Florida MLS shows 11 Estates closings in the 60 months to September 24, 2026, from $1,725,000 to $3,250,000, a median of $2,600,000, including 2 sales entered in the MLS after closing.
• The 9 homes marketed on the MLS sold after a median of 32 days on market at a median 90.00 percent of final list price, and 3 of the 9 closed at or above list, all three in late 2021.
• The last twelve months hold three closings, too few for a median: $3,150,000, $3,100,000 and $2,425,000.
• One Estates home was for sale on September 24, 2026, asking $3,897,000 after 290 days on market.
• Collier County’s recorded deeds hold 7 qualified Estates resales in the same 60 months, at a $2,355,000 median and $549.22 per county square foot.
• The last qualified homesite sales, in 2022, recorded at $705,000 and $730,000.
• The buyer pays the club $150,000, $60,000 or $45,000 at closing, plus a $3,500 transfer fee, and takes over the remaining Phase One capital assessment.
• Two estoppels, not three: the club and the master association.
• Flood is house by house: all six street points read Zone X, yet two 2024 elevation certificates on Estates homes list Zone AH at a 15.5-foot base flood elevation.

Is Now a Good Time to Sell an Estates Home?

For a prepared, realistically priced Estates at TwinEagles home, yes. Two of the three Estates closings of the last twelve months, $3,150,000 and $3,100,000, sit near the top of the five-year record, and only one Estates home was for sale on September 24, 2026. But every marketed Estates sale since 2023 closed 10 to 12 percent below its final list.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, The Estates assigned by street, pulled 24 Sep 2026)

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

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

Window: September 25, 2025 to September 24, 2026, three closings, $8,675,000 in volume [our arithmetic from the MLS rows]. The two marketed sales closed $275,000 and $350,000 below their final list prices. The Talon Drive home was sold privately and entered in the MLS after closing, so it carries a price but no days on market or sale to list. The prior twelve months held a single Estates closing, $3,250,000 on Bald Eagle Way in January 2025.

The Sixty-Month Picture: Eleven MLS Closings

Our rule is to widen the window until it holds ten sales. The 12, 24 and 36-month Estates windows hold 3, 4 and 4 closings, so the first window with ten is 60 months, and that is the one we use for a median.

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

The County Deed Record Beside the MLS

We ran the same five years through Collier County’s recorded deeds. Counting only DOR-qualified, arm’s-length sales over $100,000, the county recorded 7 Estates resales from October 2021 to June 30, 2026, the newest sale in its file, from $1,725,000 to $3,250,000, at a $2,355,000 median and $17,310,200 in recorded volume [our arithmetic from the county rows]. The county holds one qualified sale the MLS window does not, $2,131,200 on Five Oaks Lane in January 2022, and it treats three transfers at $2,950,000, $2,500,000 and $2,425,000, the same prices as three MLS closings, as not qualified. The county measures homes by the roll’s building area, which is larger than MLS living area, so we never set the two per-foot figures side by side.

The Negotiation Gap Is the Headline

Across the 9 MLS-marketed Estates sales of five years, the median home sold in 32 days at 90.00 percent of its final list price, the widest gap of any TwinEagles neighborhood with ten or more sales. Six of the nine closed below 95 percent. The pattern is sharper since 2023: the four marketed sales of January 2023, January 2025, January 2026 and September 2026 closed at 89.81, 87.86, 89.81 and 90.00 percent of list, $295,000, $449,000, $275,000 and $350,000 under the final ask, after 95, 63, 32 and 267 days. In late 2021 three Estates homes closed at or above list inside 30 days. Custom homes on large homesites have no identical comparable, so buyers negotiate the gap between what an owner built and what the market will pay for it.

The Live Competition

On September 24, 2026 the Southwest Florida MLS showed one active Estates listing, a five-bedroom Lochlomond home on Five Oaks Lane with 3,825 square feet of MLS living area, asking $3,897,000 after 290 days on market. That ask is $647,000 above the highest Estates closing of the five years, $3,250,000, and above every TwinEagles sale in the window, the highest of which was $3,500,000 in Lake Estates [our arithmetic]. One listing against about three closings a year is roughly four months of supply for this one neighborhood, a thin-sample reading. Across all of TwinEagles the same pull showed fifteen active listings and about 3.6 months of supply, and Hedgestone had two listings at $2,750,000 and $2,695,000 while Lake Estates had none.

Thinking of Selling in The Estates? Start With a Written Valuation

With three Estates sales a year, a 90 percent median sale to list and one competitor 290 days on the market, the first price you publish is the most important decision of your Estates sale. Request a written opinion of value through our free Estates 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 Estates Homes and Homesites Sold For Since 1998?

Collier County’s recorded deeds trace The Estates at TwinEagles from homesites at $228,000 to $375,000 in late 1998, through roughly $1.05 million to $1.4 million for most finished-home resales of 2010 to 2013, to $3.1 million and $3.25 million for the finished homes that sold in 2025 and 2026, with the last lots at $705,000 and $730,000 in 2022.

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

The Recorded Finished-Home Series, by Year

Source: Collier County recorded deeds, DOR-qualified sales of finished homes over $100,000, from 2009. Every year but 2021 holds four sales or fewer, so years with one or two sales are listed as the sales themselves, and no row is a market rate. Before 2009 the county codes some Estates sales in the $340,000 to $480,000 range as improved, on parcels whose homes were built years later; those are almost certainly homesite sales, so we do not use pre-2009 “home” sales for any trend. The highest qualified Estates sale on the county file is still $3,415,700, on Talon Drive in 2009, a Bonita Bay-era record the 2025 and 2026 sales approached but did not pass.

Homesites, Then Houses

Before the houses, the lots. Qualified vacant Estates homesite sales recorded at a median of $490,000 in 2001, $437,500 across 28 sales in 2005, the Bonita Bay-era lot market of the Grand Arbors lottery, about $200,000 in the single 2007 and 2008 sales, $215,000 in the single 2012 sale, $600,100 in 2017 and $600,000 in 2018, a $515,000 median across seven sales in 2021, and $705,000 and $730,000 in 2022. The master association’s history records that “in the first three months of TwinEagles 23rd year, the final remaining lots in the estate section were sold” (TwinEagles Community FAQs). Three homesites were still vacant on the 2026 roll, one on Aerie Lane and two on Five Oaks Lane, in private hands.

The Same Houses, Sold Twice

The cleanest price evidence in a small neighborhood is the same house selling twice. On the county file, matched on street, year built and building area, three Estates homes built before their first sale carry qualified sales at both ends:

Source: Collier County recorded deeds, qualified sales; improvements between the two sales are not in the deed file [our arithmetic]. The Golden Eagle Court home had also sold for $2,790,000 in November 2006, so its 2023 price was still 6.8 percent below the Bonita Bay-era peak. A fourth pair is the newest: a Five Oaks Lane home built in 2022 recorded a qualified sale at $2,131,200 in January 2022, and a Five Oaks Lane home of the same county year built and building area closed at $2,425,000 in January 2026 on the MLS, about 13.8 percent higher, a transfer the county did not qualify.

What the Series Means for a Seller Today

An owner who bought before 2021 usually holds a large gain, and bought before the club charged any initiation fee at all; the first one, in April 2021, was $30,000 for Golf. An owner who bought an older home in 2021 or 2022 should look at the rebuild record before assuming the house carries the price. And an owner of a 1999 to 2008 home on a prime homesite should know that the 2021 Five Oaks Lane sale at $867,200, a 2000 home of 6,421 county square feet, is the kind of record a buyer’s agent will quote as land value; the county file does not say what condition that house was in.

Why The Estates Turns Over So Rarely

Seven qualified county resales on 63 homes in about 57 months is roughly 2.3 percent of the neighborhood a year, and the MLS count of 11 in 60 months is about 3.5 percent [our arithmetic]. Sixty-eight percent of Estates homes carry a Florida homestead exemption on the county roll, well above the 54 percent rate across TwinEagles, many owners built or rebuilt their own house, and there is no sub-association cost pressure. For a seller that means pent-up demand from buyers watching a specific street, and it means your sale will very likely become the comparable the next buyer and appraiser use.

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

The Estates vs Lake Estates is the choice a TwinEagles buyer at the top of the price ladder weighs most, because they are the two top-priced neighborhoods inside the gate and neither has a neighborhood association. The Estates offers custom homes on far larger Talon-side homesites near the gate; Lake Estates offers 19 newer homes on the 34-acre lake.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026; Collier County recorded deeds through 30 Jun 2026; TwinEagles HOA 2024 Approved Budget; Estates and Grand Arbors Design Review Guidelines; FEMA National Flood Hazard Layer, queried 24 Sep 2026)

Our Lake Estates at TwinEagles guide carries every recorded sale on the lake, and the rows below use only that guide’s published figures and the same MLS and county files as the rest of this page.

The Estates vs Lake Estates Decision Table

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, and never compared with it; TwinEagles HOA Approved 2024 Budget; Estates Design Review Guidelines; FEMA National Flood Hazard Layer and letters of map change. Lake Estates holds fewer than ten sales at 60 months, so its MLS prices are listed rather than given as a median.

Who Should Choose The Estates, and Who Should Choose Lake Estates

A buyer should choose The Estates for land, privacy, a Talon fairway, a short drive to the gate, a street map that reads Zone X at every point, and the option to renovate or rebuild on a large homesite under the strictest design protection in TwinEagles. A buyer should choose Lake Estates for a house built from 2015 on, a south or west view across the largest water in TwinEagles, less land to keep and a newer roof, accepting close side neighbors and a longer drive to the gate.

What the Comparison Means for Your List Price

Your buyer has very likely toured Lake Estates, and the two records point in opposite directions. Per square foot, on either measure, a Lake Estates home trades higher: $677.94 against $570.84 per MLS living square foot, $647.54 against $549.22 per county square foot, because more of an Estates price is land and older floor plans. At the negotiating table, Lake Estates buyers paid a median 100.67 percent of list over eight sales and Estates buyers 90.00 percent. So an Estates listing wins that side-by-side on what Lake Estates cannot offer, the homesite, the privacy and the Talon, and it wins it only at a list price the buyer can reconcile with the lake row’s newer houses. The Lake Estates owners have their own seller guide for Lake Estates at TwinEagles, and your buyer’s agent has read it.

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

On the seller’s own yardsticks, The Estates at TwinEagles sits at the top of the TwinEagles price ladder with the highest 60-month median of any neighborhood with ten or more MLS closings, $2,600,000, a median 32 days on market, and the widest negotiation gap in the community, a 90.00 percent median sale to list ratio.

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

The Seller’s Yardstick, Top of the Ladder

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

What the Yardstick Tells an Estates Seller

Three things. First, The Estates holds the highest median of any TwinEagles neighborhood with a ten-sale record, $395,000 above Hedgestone’s over the same 60 months [our arithmetic], and only the 19-home Lake Estates row has sold higher. Second, over the same five years its median home sold in 32 days, level with the 32-day median for all of TwinEagles, so a correctly priced Estates home is not a slow sale. Third, its buyers negotiate harder than anyone else’s inside the gate, and the list price is where most Estates sellers have given up money. Our TwinEagles seller guide sets all twelve neighborhoods side by side.

The Estates vs Hedgestone, the Other Bracket

Hedgestone at TwinEagles is the other neighborhood an Estates buyer brackets against: 70 semi-custom homes on 90 by 160 foot homesites by the clubhouse, a 60-month MLS median of $2,205,000 across 16 closings, $634.48 per MLS living square foot and a 94.34 percent median sale to list. Hedgestone gives a buyer a newer average house for less money; The Estates gives more land, more privacy, a shorter drive to the gate and the Talon. On the county file Hedgestone turns over about 4.2 percent of its homes a year, nearly twice the Estates pace, which is why a buyer who wants an Estates homesite often has to wait for one.

How Do We Price an Estates Home?

We price an Estates at TwinEagles home from the 11 MLS closings, 7 recorded resales and the homesite sales of the last five years, adjusted for the lot, the house’s age and size, the deeded club category, the roof and the flood file, then test the number against the live listing and the likely appraisal.

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 Estates Record, Not the TwinEagles Median

The TwinEagles-wide MLS median over the last twelve months was $1,031,250, pulled down by 120 Covent Garden condominiums and the entry-level single-family neighborhoods. It is the wrong starting point for an Estates home, and so is any automated estimate that blends The Estates with Kinross or Wicklow inside the same gate. An Estates price starts from Estates sales, read on MLS living area, and cross-checked against the county’s recorded deeds on the county’s own building-area measure, never one against the other. Lake Estates and Hedgestone bracket the result; they do not set it.

The Homesite Comes First

No two Estates lots are the same size, and the county roll we use carries no lot area for the Estates parcels, so the recorded plat and your survey are the only authority. That is why we start with the land: the last qualified homesites sold for $705,000 and $730,000 in 2022, and a buyer who could build new is comparing your house with that number plus a two-year custom build. We read your survey, your setbacks (50 feet in front and 30 on each side under the Estates guidelines) and what sits behind the lot: the Talon, a lake, a preserve or a neighbor. No public dataset tags a sale by its view, so we never publish a view premium; we isolate it the honest way, against recorded Estates sales with and without it.

Age, Era and the Rebuild Question

By county year built, 5 Estates homes date from 1999 to 2001, 18 from 2002 to 2009, 22 from 2010 to 2019 and 18 from 2020 to 2024. The first five may predate the statewide Florida Building Code of March 1, 2002, and a buyer’s inspector reads them hardest for windows, roof attachment and electrical. The recorded sales show the spread that age creates: a Five Oaks Lane home built in 2022 closed at $692.86 per MLS living square foot in January 2026, and a Bald Eagle Way home built in 2022 at $721.90 in January 2025, while the Peregrine Court home built in 2002 that sold in October 2021 closed at $419.64 [our arithmetic from the MLS rows]. We read every recorded sale for its era before we use it, and for an older home on a prime lot we price for both the buyer who renovates and the buyer who rebuilds.

Size Under Air, and Size on the Roll

The Estates guidelines require at least 3,500 square feet of enclosed living area under air, so every Estates home is large, but the range is wide. County building areas run from 3,472 to 9,588 square feet, median 4,662: 7 homes under 4,000, 31 from 4,000 to 4,999, 8 from 5,000 to 5,999, 13 from 6,000 to 7,999 and 4 at 8,000 or more. The ten MLS closings of five years that carry a living area ran from 3,500 to 7,219 square feet of it. The largest homes do not carry the highest per-foot prices: the 7,219 square foot Aerie Lane sale of March 2022 closed at $408.64 per living square foot, the lowest in the record.

The Deeded Category Changes the Buyer’s Math

The initiation fee is a fixed number on top of your price. Here is what a buyer actually writes at closing at the Estates 60-month median, before prorations and closing costs, at the club’s posted September 2026 fees:

Our arithmetic from the MLS median, the club membership page and the 2024 Membership Agreement. The rows are illustrations, not a statement about any address, because the category is set by each home’s deed and only the club’s estoppel states it. At Estates prices the Golf fee is a modest share of the total, so the category matters less as a cost than as a filter: a golfer shopping for a fairway homesite on the Talon wants a Golf-deeded home and may pass over a Sports or Social one entirely, and only 614 Golf memberships exist for 717 homes.

The Phase One Balance the Buyer Assumes

In June 2020 members approved the $22.5 million Phase One Master Plan, funded partly by a capital assessment that runs 12 years from September 2020; the club’s plan states that “the buyer will be responsible for all remaining monthly payments” (Phase One Master Plan). The last public figure, on the club’s fiscal 2022 schedule, was $244 a month for Golf (FY2022 Dues and Fees). The 144 monthly payments run September 2020 to August 2032, and the 71 remaining after September 2026 come to $17,324 at the FY2022 rate, an illustration and not a balance [our arithmetic]. The club estoppel states the actual figure for your home. The club program shares a name with the Estates’ own plat, TwinEagles Phase One, and nothing else; an Estates buyer pays the assessment because of the membership, not the plat.

Roof, Openings and the Permit File

Collier County’s monthly issued-permit files from January 2024 through July 2026 show 51 permit records on the six Estates streets, including 7 plan revisions, and no new-home permit. The largest is a $600,000 building permit on Talon Drive issued September 19, 2024. Two full tile reroofs were permitted in November 2025, on Peregrine Court (declared at $180,999) and on Aerie Lane, alongside pools, screen enclosures, standby generators, shutters and air-conditioning replacements (Collier County issued permits, July 2026). Citizens Property Insurance requires a four-point inspection on homes over 20 years old, which already reaches every Estates home built in 2006 or earlier, and under Florida Statutes 627.7011 an insurer may not refuse a policy solely because a roof is less than 15 years old. A roof certification and a wind-mitigation report on form OIR-B1-1802 (Florida Office of Insurance Regulation) change the buyer’s insurance quote, and we price that difference from recorded sales rather than a contractor’s invoice.

Why Automated Estimates Miss in The Estates

An automated estimate sees a house, a lot and nearby sales. It cannot see the club category deeded to your home, the Phase One balance your buyer takes over, whether your house pad reads Zone AH on its elevation certificate while the street reads Zone X, whether your lot fronts the Talon, a lake or a neighbor, or whether a 2001 house on a prime homesite is being bought as a house or as land. With about two Estates sales a year and no two alike, a model has almost nothing to learn from, and your buyer sees its estimate too, which is one more reason your price needs a written, sourced rationale behind it.

Pricing Against the Live Competition

In a thin market the live listing matters as much as the closings. On September 24, 2026 the one active Estates listing asked $3,897,000 for 3,825 square feet of MLS living area, about $1,019 per living square foot, after 290 days, against $692.86 for the January 2026 Five Oaks Lane sale and $721.90 for the January 2025 Bald Eagle Way sale, the highest per-foot figure in the five-year record [our arithmetic]. We read every active Estates, Lake Estates and Hedgestone listing with its price history and days on market, because those are the homes your buyer tours the same afternoon, and we set your number where it wins that comparison rather than where it merely matches it.

How Do We Market an Estates Home?

We market an Estates at TwinEagles home to the buyer actually buying there: a full-time or seasonal owner who wants a large custom home on a private homesite inside a two-course member-owned club. That means leading with the deeded category and all-in cost, aerial photography of the homesite and the Talon, database outreach, and showings run through the gate.

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

Who Actually Buys in The Estates

Forty-three of the 63 Estates homes, 68 percent, carry a Florida homestead exemption on the 2026 county roll, against 54 percent across TwinEagles, so the Estates buyer is mostly a full-time Florida household. The census block group that contains TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey, yet The Estates has no age restriction, and a 4,000 to 6,000 square foot home on a large homesite suits a family drawn by Bear Creek Elementary as well as a retiree who wants the club. When the developer sold the last Sterling Hill and Inverness sites in 2016, one buyer couple told the Naples Daily News, “We wanted to be at the front of the community and said it would be nice not to have neighbors behind us so a golf course fairway was what we wanted” (Naples Daily News, April 17, 2016). That is still the Estates buyer we meet.

Lead With the Category and the All-In Number

The best-qualified Estates buyer understands the club cost before the first showing. So a McGreevy and Comisar listing states the deeded category in the first lines of the remarks, and our materials show the initiation, the transfer fee and the Phase One figure from the estoppel beside the price. It sounds like a disadvantage to print a six-figure club fee next to your price. In practice the buyers who call are already qualified for it, and the buyer who would have walked away in week three never takes a showing slot.

Photography, Aerial and the Talon

The Estates sells from the air and from the lanai. The Talon, the Jack Nicklaus and Jack Nicklaus II course that opened January 15, 1999 and hosted the PGA TOUR Champions event now known as the Chubb Classic in 2002 to 2006 and 2012 to 2018 (Nicklaus Design, TwinEagles), runs behind many Estates homesites. The guidelines ban fences, so privacy comes from hedgerows, canopy trees and 30-foot side setbacks, and drone work that shows that buffer does more for an Estates listing than another interior shot. Professional architectural photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing.

Showings Through the Gate

TwinEagles has one guarded gatehouse, at the Immokalee Road entrance on TwinEagles Boulevard, and the Estates streets are the closest homes to it: Five Oaks Lane about 0.5 miles by road, Talon Drive about 0.7, Golden Eagle Court and Peregrine Court about 1.0, Aerie Lane about 1.2 and Bald Eagle Way about 1.5. Guests and vendors are registered through dwellingLIVE, and the master association’s Quick Guide for Realtors sets the rules every listing works under: private showings need an appointment and ID. We register every showing ahead of time so no buyer waits at the gatehouse.

Open Houses and the Estates Sign Rules

Open houses run on Saturday and Sunday, 9 a.m. to 5 p.m. only, and the gate admits visitors only to addresses on the weekly open-house list pulled from the MLS. The Estates guidelines allow one “For Sale” sign no larger than 24 by 18 inches, in the front yard behind the sidewalk and never facing the golf course, one open-house sign in the front yard and one at the neighborhood entrance from 9 a.m. to 5 p.m. on the day, and no information tubes. An Estates open house that is not in the MLS in time does not exist as far as the gate is concerned, so we enter it early and check the list.

Discreet and Off-Market Options

Not every Estates seller wants a Sunday open house, and the record shows it: two of the eleven Estates closings of five years, on Golden Eagle Court in June 2023 and on Talon Drive in July 2026, were sold privately and entered in the MLS only after closing. An estate, a divorce, a health change or a move north is often better handled quietly, through direct agent-to-agent outreach across the North Naples clubs and appointment-only showings. With so few Estates buyers in any season, full exposure usually produces the stronger price, so we set out both paths, and the trade between them, before you choose. Confidential conversations are welcome at (239) 898-6072.

How Do We Negotiate an Estates Contract?

Jesse McGreevy and Marc Comisar negotiate every Estates at TwinEagles offer themselves; where the median marketed home closed at 90.00 percent of list and every marketed sale since 2023 closed 10 to 12 percent below it, that is where a seller’s money is kept. We answer the category, Phase One, flood, roof and approval questions before the first offer.

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

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator, and counteroffers are not written from a template. In The Estates that matters, because a serious buyer at $2.5 million and up may be the only one for months, and the offer usually arrives with questions about the category, the flood file, the roof and the rebuild cost whose answers move the price.

Reading 90.00 Percent Correctly

A median sale to list ratio of 90.00 percent does not mean every Estates buyer expects ten percent off. It means most recent Estates listings started above what the market would pay for that house on that lot: the January 2025 Bald Eagle Way sale listed at $3,699,000 and closed at $3,250,000, and the September 2026 Peregrine Court sale listed at $3,500,000 and closed at $3,150,000 after 267 days. The three late-2021 sales that listed inside the recorded band closed at or above their ask within 30 days. A home priced from the record, with its file complete, draws offers close to its ask, and the negotiation turns on terms rather than a large reduction.

Negotiating the All-In Number, Not Just the Price

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

The Rebuild Argument, and How to Answer It

On an older Estates home the buyer’s agent will argue land value: the 2022 homesites at $705,000 and $730,000, a remodel budget, and the 2021 Five Oaks Lane sale at $867,200. We answer that argument before it is made, with the permits and approvals already done on your house, the roof and wind-mitigation reports, the elevation certificate, and the recorded sales of comparable-era homes that closed as houses, not as lots. A buyer who sees a documented house stops pricing a teardown.

Flood, Insurance and Inspection Before the Offer

The questions that stall an Estates contract are predictable: the flood zone of the house pad, which can differ from the street, the roof’s age and wind-mitigation credits, the pre-2002 windows on the oldest homes, and whether every exterior change was approved under the Estates guidelines. We put the elevation certificate, any FEMA letter, the wind-mitigation report, the roof permit or certification and the architectural approval letters in the listing file on day one, so the buyer’s insurance agent quotes the home in a day, and no buyer uses an unanswered question to reopen the price after inspection.

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

The buyer’s signed Membership Agreement and transfer fee must reach the club “SEVEN (7) DAYS PRIOR to the closing,” membership “is contingent upon approval by the Club,” and the master association screens the buyer separately (2024 Membership Agreement; HOA evaluation instructions). Under the recorded Golf and Sports covenant, the club must act within 30 days of a complete application. We write the contract dates around those steps and order both estoppels the week the contract is signed.

Which Recent Estates Sales Matter Most to Your Price?

The Estates at TwinEagles sales that matter most are the three closings of the last twelve months, $2,425,000, $3,100,000 and $3,150,000, read against the January 2025 high of $3,250,000 and the 2021 cluster between $1,725,000 and $2,765,680. Your appraiser and your buyer will use the same record, so each is worked through here by street, without addresses.

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

Every Estates MLS Closing, September 2021 to September 2026

Source: Southwest Florida MLS, 60 months, pulled September 24, 2026, assigned to The Estates by street. Eleven sales, $28,969,680 in volume, median $2,600,000. Strathmore on Golden Eagle Court accounts for three of the eleven; Lochlomond and Glasgow for one each.

The 2025 and 2026 Highs, Worked Through

The January 2025 Bald Eagle Way sale at $3,250,000 is the highest Estates closing of five years and the highest per-foot sale, $721.90 per MLS living square foot, on a home the county dates to 2022; the homesite under it had recorded at $600,000 as a vacant lot in 2018. The September 2026 Peregrine Court sale at $3,150,000 was a 5,493 square foot home that closed at $573.46 per foot after 267 days. The July 2026 Talon Drive sale at $3,100,000, a 6,688 square foot home the county dates to 2008, was sold privately. Those three sales describe what a newer or larger Estates home on a good homesite brought in 2025 and 2026, not what every Estates home brings.

The January 2026 Five Oaks Lane Sale

The January 2026 sale is the one most Estates sellers will be measured against: a 3,500 square foot home on Five Oaks Lane, the same size as the Estates minimum, listed at $2,700,000 and closed at $2,425,000 after 32 days, $692.86 per MLS living square foot. On the county file a Five Oaks Lane home of the same year built, 2022, and the same building area recorded a qualified sale at $2,131,200 in January 2022. Read together they say that a smaller, newer Estates home held and grew its value from 2022 to 2026, and that its buyer still negotiated 10 percent off the ask.

The 2021 Cluster

Nine qualified Estates sales recorded in 2021 on the county file, the only year the neighborhood traded like a normal market, and the master association’s history ties it to a year when “nearly every lot in the community was sold” and “many residents upgraded to larger homes.” The MLS window catches the last four 2021 closings, from $1,725,000 to $2,765,680, three of them at or above list within 30 days. Those prices are now five years old; an appraiser will use them only with a time adjustment, and a buyer’s agent will quote them anyway.

What a Buyer’s Appraiser Will Use

A lender’s appraiser looks first for closed sales in the same neighborhood within six to twelve months, and in The Estates that means the three 2026 sales and the January 2025 sale, then the 2023 sales adjusted for time, then Lake Estates and Hedgestone when your plan has no Estates match. We assemble that comparable set before you list, including the private sales an appraiser may not find on the first pass, so the price we recommend is one the appraisal can support. The club initiation sits outside the appraisal, which is one more reason the all-in number is managed in the negotiation.

What Does It Cost to Sell an Estates Home?

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

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

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it on a residential resale. At the Estates 60-month median of $2,600,000 that is $18,200. At the September 2026 sale price of $3,150,000 it is $22,050, and at the $3,250,000 top of the five-year record it is $22,750 [our arithmetic]. It is the largest fixed cost of selling after commission.

Title Insurance and the Collier County Custom

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

Two Estoppel Certificates, Not Three

Every Estates sale needs an estoppel from The TwinEagles Club and one from the master association, which FirstService Residential issues, and no third one, because The Estates has no neighborhood association. The club set its own estoppel fee at $250 on its fiscal 2022 schedule, the last one it posted publicly; confirm the current fee when you order. For the master association, Florida Statutes 720.30851 requires the certificate within 10 business days of a written request and caps the fee, with the Department of Business and Professional Regulation adjusting the cap for inflation; under the department’s current estoppel certificate fee schedule the cap is $299 for a current account, plus $119 for expedited delivery, plus up to $179 if the account is delinquent. In Collier County practice the seller customarily pays the estoppel fees.

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

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

Commission After the NAR Settlement

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

A Seller Net Sheet at the Estates Median

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

What Must an Estates Seller Disclose Under Florida Law?

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

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

The HOA Disclosure Summary Is Owed Before Contract

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

What the TwinEagles Covenants Assign to Each Side

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

No Community Development District Disclosure

Florida Statutes 190.048 requires a disclosure to buyers of property inside a community development district. The Estates has none: the 2025 TwinEagles tax bills we checked, one of them on an Aerie Lane property in The Estates, carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s Official List of Special Districts names no TwinEagles district. Say so in the listing, because a buyer comparing North Naples clubs often carries a district bond line elsewhere.

The Flood Disclosure

Florida’s residential flood disclosure, section 689.302, Florida Statutes, created by CS/CS/HB 1049 in 2024, requires a seller to disclose known flooding, any flood insurance claims filed on the home and any federal flood assistance received, per the Florida Senate’s bill analysis. Answer it from your own records, completely. In The Estates, where the street reads Zone X but a house pad can read 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). With 68 percent of Estates homes homesteaded, many of them for years, that reset is often the largest change in the buyer’s carrying cost.

Unapproved Exterior Work Is a Disclosure Question

The Estates guidelines require written approval before any exterior change, and for uncured violations “a Notice of Violation may be recorded in the Collier County records,” alongside fines, a special assessment against the lot, removal of the work or an injunction. A pool cage, a paint color, a generator, new shutters or a landscaping change made without approval is a fact a buyer’s attorney will find by comparing the house with the association’s file and the county’s permits. 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 an Estates home that means prior water intrusion, insurance claims, roof and plumbing history, open permits, a rebuild or major remodel that reset the county’s year built, and unapproved exterior changes. Disclosing early costs a negotiation; concealing costs the deal.

How Does the Flood Map Affect Selling an Estates Home?

The flood map helps an Estates at TwinEagles seller at the street and depends on the house pad. On FEMA’s effective and preliminary maps all six Estates street points read Zone X, yet two 2024 elevation certificates on Estates homes list Zone AH at a 15.5-foot base flood elevation, and one FEMA letter names a Golden Eagle Court lot.

Data updated: September 2026 (FEMA National Flood Hazard Layer, effective panels dated 16 May 2012, and letters of map change; FEMA preliminary flood hazard layer; USGS 3D Elevation Program; Collier County elevation certificates layer, queried 24 Sep 2026)

Six Street Points, One per Street

Sources: FEMA National Flood Hazard Layer and FEMA preliminary flood hazard layer, queried September 24, 2026, and the USGS 3D Elevation Program point service. Each point is on the street centerline, not on a house pad, and within 30 meters of the Five Oaks Lane and Aerie Lane points the map also shows high-risk land. Each row summarizes a street point, never a statement about any house: a single home’s zone comes from its own survey and elevation certificate.

What a Zone X Street Does and Does Not Tell Your Buyer

Zone X is FEMA’s area of minimal flood hazard, and a street that reads Zone X at every point is a genuine selling fact: it is the only TwinEagles neighborhood where every street point checked reads Zone X. But homes sit on pads set back from the street, lakes and preserves wrap many Estates lots, and a lender decides flood insurance on the structure, not the street. Zone AH, where it touches a lot, 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 with a federally backed mortgage whose structure sits in that area 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).

Elevation Certificates on Estates Homes

Collier County posts FEMA elevation certificates filed with building permits (Collier County elevation certificates layer). On the ten Estates certificates our neighborhood guide read, the legible first-floor elevations run from 17.4 to 19.6 feet NAVD88. The two most recent, signed in February and August 2024 for homes on Aerie Lane and Golden Eagle Court, list Zone AH with a 15.5-foot base flood elevation and first floors at 18.0 and 18.8 feet, 2.5 and 3.3 feet above it. The Estates guidelines cap fill at 2 feet above the road in front of the homesite and require stem walls where the floor sits more than 18 inches above the street, which is how new Estates homes reach that height. A seller who hands the buyer’s insurer a certificate showing the floor well above the base flood elevation answers the first underwriting question before it is asked.

The One FEMA Letter in The Estates

FEMA issued a Letter of Map Revision based on Fill in November 2024 for a new home on Golden Eagle Court, reading “Structure removed, property partially inundated”: the house is out of the high-risk area while part of the lot is still in it (FEMA letters of map change layer). It is the only such letter on the Estates plat in FEMA’s database; the other TwinEagles letters sit on the later neighborhoods. If your home has one, request a copy from the FEMA Flood Map Service Center and put it in the listing file on day one, because it can decide whether your buyer’s lender requires flood insurance.

The 2027 Flood Map

FEMA released preliminary replacement panels on March 20, 2025, and all six Estates street points keep Zone X 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). Letters of map change 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 the Golden Eagle Court letter carried over.

Citizens, the County Discount and the Storm Record

From January 1, 2027, Citizens Property Insurance requires flood coverage on primary residences insured for wind by Citizens (Citizens flood requirement), so flood becomes part of the monthly math for a Citizens buyer even on a 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). The state’s storm-surge model puts Five Oaks Lane, Aerie Lane and Peregrine Court in the Category 4 surge zone and Talon Drive, Bald Eagle Way and Golden Eagle Court in Category 5, with no modeled surge from a Category 1 to 3 hurricane (Florida Division of Emergency Management storm surge zones); every Estates street is in evacuation Zone E, and homes here are designed for about 160 mph winds. Irma made landfall on Marco Island as a major hurricane on September 10, 2017 (National Weather Service Miami, Hurricane Irma), and no public record we found names storm damage specific to The Estates in Irma, Ian or Milton, a search result rather than proof of absence.

What Will Your Buyer Pay to Own an Estates Home?

Your Estates at TwinEagles buyer will carry four recurring bills: the master association assessment, $5,559.42 to $5,586.19 in the 2024 budget and the highest in TwinEagles, club dues in the deeded category plus the Phase One payment, Collier County property tax at 12.2558 mills, and metered irrigation water. There is no neighborhood assessment and no CDD.

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

The Fee Stack Your Buyer Will Underwrite

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

The Master Assessment, Highest in TwinEagles

The 2024 approved budget bills the Estates on six lines that match the developer’s enclaves: Lochlomond and Thornhill $5,559.42, Sterling Hill $5,572.80, Strathmore $5,575.48, Glasgow $5,579.50 and Inverness $5,586.19 per unit, each including a $660 reserve share. Together the 66 Estates units carried about 13.5 percent of the master budget. Hedgestone paid $5,017.84, Lake Estates $4,895.73 and Covent Garden $3,300.46. The assessment is billed once a year and due January 1, so a mid-year closing prorates it. The 2025 and 2026 budgets sit behind the owner portal, and the master association’s estoppel states the current figure.

Club Dues, Last Published in Fiscal 2022

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

Property Tax and the Buyer’s Reset

Every Estates home sits in a Collier County millage code totaling 12.2558 mills for 2025, including 3.75 mills for the North Collier Fire Control and Rescue District. A 2025 bill on an Aerie Lane property in The Estates came to $29,103.72, $28,841.81 in ad valorem tax plus the $261.91 garbage line (Collier County Tax Collector). At the 12.2558-mill rate each $1,000,000 of taxable value is $12,255.80 of ad valorem tax, so a buyer taxed on the $2,600,000 median with no exemption would owe about $31,865 before the garbage line [our arithmetic, an illustration of the mechanism, not a quote for any home]. Your buyer’s first full bill follows the purchase price, the homestead decision and the county’s next assessment, not your bill.

Irrigation, Landscaping and Insurance

Irrigation water is a separate monthly bill from Resource Conservation Systems, a non-potable irrigation utility; its tariff puts lots of 35,000 square feet and larger in its Large Estate class, and many Estates homesites appear to fall there, so confirm the class on the account. Estates owners also carry their own landscape contract to a written standard: at least ten shade trees on every homesite, native hedgerows between homes, St. Augustine or Zoysia lawn, and the strip between the property line and the pavement kept by the owner. Homeowners, wind and flood insurance are priced house by house on roof age, openings and floor elevation. A seller who hands the buyer twelve months of irrigation bills, the landscape contract, the insurance declarations pages and the wind-mitigation report answers the carrying-cost questions before they end a contract late.

Which Estates Rules Affect a Sale?

The Estates at TwinEagles rules that most affect a sale are the master association’s limit of three leases a year of at least 30 days, written architectural approval for every exterior change under the 2023 Estates guidelines, the tile-roof, side-entry garage and no-fence rules, the vehicle and golf cart rules, and the generator and shutter rules.

Data updated: September 2026 (TwinEagles HOA Use Restrictions 2024, Rules and Regulations and Design Review Guidelines, The Estates at TwinEagles, approved 15 Feb 2023, retrieved 24 Sep 2026)

Leasing and Selling With a Tenant

“No Owner may lease his/her Lot more than three (3) times in any calendar year and the length of a lease must be at least thirty (30) consecutive days,” on the board’s approved lease form, and renters are screened through the same vendor as buyers (HOA Use Restrictions, 2024). A sale can close with a lease running, and the buyer takes the home subject to it. With 68 percent of Estates homes homesteaded, the investor buyer is rare here, and a seasonal lease to one family is the only rental pattern the rules really support; your listing should say which lease, if any, the home carries at closing.

Architectural Approvals on Work You Did

The TwinEagles Architectural Review Committee meets twice a month and answers a complete application within 30 business days, as “Approved,” “Approved With Conditions” or “Not Approved,” with “no ‘automatic’ approvals.” Modifications, from repainting to a roof, pool, generator or landscaping, go through its modification form with contractor insurance of $1,000,000 each for general liability, auto and workers’ compensation; landscaping projects must finish within 45 days of approval and major projects within six months (Design Review Guidelines, The Estates; architectural review). Interior refreshes need no association approval, so a seller preparing to list should keep pre-listing work inside the house where possible, or apply early for anything outside it.

Roofs, Walls and the Look of the Street

Estates roofs are tile only, clay or concrete barrel, flat or S tile, at a 6-in-12 minimum pitch in warm earth tones, and “asphalt or fiberglass roof shingles and metal roofs are prohibited.” Walls are stucco in a rough or sand finish, with rough stone in an ashlar pattern; “vinyl, wood, metal or lap siding is prohibited,” and “no pure whites, pastels or primary colors are allowed.” For a seller weighing a reroof or repaint before listing, that means tile, an approved color and the association’s letter before the county permit, and a timeline longer than a buyer expects.

Garages, Driveways and Parking

“A minimum 2 (two)-car, side entry garage is required,” plus two uncovered parking spaces and a driveway turnaround, and driveways must be pavers: “Gravel, porcelain, asphalt, plain concrete, or shell driveways are prohibited.” 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 under the master association’s use restrictions. Personal golf carts may use community streets but not the golf courses, and must be garaged. A buyer with a boat or a truck needs to know this before the first showing, so it goes in the remarks.

Fences, Dog Runs and Pets

“No fences or walls are allowed,” including perimeter and security fences. The exception is a dog run, 4 feet tall in black or bronze aluminum, wrought iron or vinyl-coated chain link, set back 3 feet and hidden with landscaping, and “underground electric dog signals are allowed.” The use restrictions allow “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outdoors. A buyer who needs a fenced yard is not an Estates buyer, and your listing saves everyone time by saying so.

Generators, Shutters and Solar

A whole-house generator must be “completely screened from view” from the street, the rear and the neighbors, with a dense hedge that hides it within three months, and the owner files the county permit with the association. Solar is allowed with approval, preferably on a rear or side roof; the guidelines cite Florida Statutes 163.04. The master association’s Rules and Regulations set the shutter season. A permitted, approved generator or impact glass is a feature to photograph and to list, because it changes the buyer’s insurance quote, and seven of the 51 Estates permit records since January 2024 were electrical work, mostly standby generators.

Is Your Estates Home Priced as a House or as a Homesite?

An Estates at TwinEagles home is priced as a house when it is newer, documented and close to what a buyer would build, and increasingly as a homesite plus a renovation budget when it is a 1999 to 2008 home on a prime lot. Eighteen of the 63 homes carry a county year built of 2020 or later.

Data updated: September 2026 (Collier County 2026 preliminary roll and recorded deeds; Collier County issued-permit files, January 2024 to July 2026; Estates Design Review Guidelines)

What the Rebuild Record Shows

Several Estates parcels show a finished-home sale price years before their current year built. An Aerie Lane parcel sold for $2,240,000 in 2010 and now shows a 2024 home, and a Bald Eagle Way parcel sold for $3,280,000 in 2006 and now shows 2022. That pattern points to teardown and rebuild, or to reconstruction large enough to reset the county’s year built; the county file does not say which. For a seller it means two different buyers are shopping your street: the one who wants a finished house, and the one who wants your homesite.

What a New Estates Home Costs a Buyer Before the House

A buyer who builds new pays the master association a $3,000 architectural review fee and a $3,000 construction deposit under the Estates guidelines, plus Collier County permit and impact fees, and works through five steps from application to a Certificate of Compliance. Add the land, the design time and the permit and construction months, and the rebuild buyer is usually two years from moving in. Your finished house competes with that wait, and your listing should say so.

Should You Renovate Before Selling?

Usually not a full renovation. An Estates buyer often plans their own design, and every exterior change needs Estates approval and permits that can outlast your listing window. Fix what an inspector will flag, finish open permits, document what is done, and price the rest. The exceptions are the items an insurer reads: a failing roof, unprotected openings and a wind-mitigation report that shows no credits.

Does a Newer Roof or Impact Glass Help?

Yes, measurably in the insurance quote a buyer receives. A tile reroof, impact windows and doors, and a wind-mitigation report are the upgrades Estates buyers ask about first, because the guidelines allow only tile roofs and the house sits in the wind-borne debris region of the Florida Building Code. On a 1999 to 2001 home that may predate the 2002 statewide code, they can be the difference between a buyer who sees a house and one who sees a lot.

The Three Vacant Homesites

The 2026 preliminary roll shows three vacant Estates homesites, one on Aerie Lane and two on Five Oaks Lane, the only unbuilt land left in TwinEagles. For an Estates seller they are a quiet competitor: a buyer who wants to build new on the Talon has three alternatives to buying your home, and a buyer who does not want to wait two years for a custom build has none. A new home next door can also lift a street’s value, so we read the county’s permit files for your street before we price.

How Long Does It Take to Sell an Estates Home?

An Estates at TwinEagles home took a median of 32 days on market across 9 MLS-marketed sales in five years, but the spread runs from 7 to 267 days, and the four marketed sales since 2023 took 32 to 267. Closing then takes a month or more, for club approval and two estoppels.

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

Price Decides Which End You Land On

The pattern in the Estates record is plain. Homes priced at the evidence sold fast: 7 days in October 2021, 8 and 30 days in November 2021, 13 days in December 2021, and 32 days in January 2026 for the smallest home in the record. Homes priced above it waited and then closed well below the ask: 165 days in March 2022, closing $350,000 under list, and 267 days in 2026, closing $350,000 under list. The active listing at $3,897,000 had passed 290 days on September 24, 2026. With about two Estates sales a year, a correctly priced home competes with one or two others and meets buyers who have been watching the neighborhood.

Season and the Estates Buyer

Five of the 11 Estates MLS closings of the last five years fell in January through June, three of them in January, and four fell in October through December [our arithmetic from the MLS rows]. Across all of TwinEagles, 109 of 188 MLS closings fell January to June. A closing trails its contract by several weeks, so a January closing is usually a late-fall contract, and an Estates listing ready by November meets the seasonal buyers when they arrive. For a thin market like The Estates, readiness matters more than the calendar.

A Realistic Sequence

A well-prepared 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 weekend open houses on the gate’s schedule; a contract; the buyer’s club and master association applications and both estoppel orders in the first week of the contract, since a Chapter 720 association must issue its certificate within 10 business days of a request; and a closing set at least seven days after the club receives the signed Membership Agreement.

Selling While You Are Up North

An Estates sale can be run remotely. The title company orders the estoppels, club documents move by email, and Florida title companies routinely close with mail-away documents or remote online notarization. Marc Comisar coordinates gate access, showings and vendors on the ground. Keep the landscape contract running while the home is listed, because the Estates standard of shade trees, hedgerows and a maintained street strip still applies and an overgrown homesite photographs badly, and keep dues current so the estoppels come back clean.

What Should Your Listing Say About Life in The Estates?

An Estates at TwinEagles listing should say what a buyer cannot see from the photographs: the gate 0.5 to 1.5 miles away, the Talon behind many homesites, a clubhouse 0.3 to 1.8 miles by road, two championship courses, A-rated assigned schools, and honest drive times, about 22 minutes from the gate to Vanderbilt Beach off-peak.

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

The Front of the Community

The Estates is the part of TwinEagles closest to the Immokalee Road gate: Five Oaks Lane is about half a mile inside it and Bald Eagle Way, the farthest Estates street from the gate, is the closest to the clubhouse, about a quarter mile by road. The developer called Sterling Hill and Inverness “Legacy estate neighborhoods … located at the front of the community.” For a buyer who drives out every day, that is a real difference from the neighborhoods two to three miles inside the gate, and it belongs in the first paragraph of the remarks.

The Clubhouse and the Club

The clubhouse, renovated and expanded in a member-approved project completed in 2023, is listed by its construction manager 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, a fitness center and the Himalayan putting course (Club Life). The Estates has no pool, clubhouse or courts of its own; the homesite and the club are the amenity, and your listing should say both.

The Talon and the Eagle

The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999 and reopened in January 2022 after a Nicklaus Design renovation; it plays to 7,420 yards, par 72, rated 75.9 with a 145 slope (Talon scorecard 2024). The Eagle, which opened in 2007 and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012, plays to 7,607 yards, par 71, rated 77.5 with a 150 slope (Eagle scorecard 2024). The developer’s releases place the Estates’ course-front homesites on the Talon. Both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club Audubon certification).

Schools Zoned to The Estates

One address on each of the six Estates streets, checked on the district’s lookup, is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High for the 2026-27 school year, and all three earned an A for 2025-26, per the district’s 2026 Accountability Brief. Bear Creek Elementary opened in August 2025 at 2400 Cub Court, about 0.9 miles by road from the TwinEagles gate. A buyer should confirm a specific address on the district’s zone locator.

Beaches, the Emergency Room and the Airport

From the TwinEagles gate, off-peak on the OSRM routing engine, Mercato is about 21 minutes, Vanderbilt Beach about 22, Fifth Avenue South about 30 and Southwest Florida International Airport about 39, and more in season. The NCH Emergency Department Northeast, a 24-hour freestanding emergency room at 15420 Collier Boulevard, is about 3.3 miles from the gate (NCH), and the North Collier Fire Control and Rescue District names Station 10, at 13240 Immokalee Road, as the station that serves TwinEagles (North Collier Fire, stations). Collier County property owners qualify for the county’s resident beach parking permit (Collier Parks, Vanderbilt Beach Park).

What Is Changing Nearby

Collier County’s 2025 Annual Update and Inventory Report lists the Immokalee Road segment from Collier Boulevard to Wilson Boulevard, which includes the TwinEagles entrance, at level of service F, with no funded widening. The Vanderbilt Beach Road Extension opened as a second east-west route in June 2026 (Collier County), and across Immokalee Road the county approved NC Square in July 2025 for up to 129 homes and 50,000 square feet of commercial space (Ordinance 2025-30). The Estates sits behind the gate, the club’s golf and the association’s preserves, and the master association’s community history records the wildlife crossing under Immokalee Road just west of the entrance that the Bonita Bay Group paid for in a 2002 settlement.

All Ages, Full Time or Seasonal

The Estates has no age restriction: neither the master association’s recorded 2024 use restrictions nor its rules contain 55-and-over language. The nearest age-restricted community is Valencia Trails across Immokalee Road, a separate GL Homes community on the roughly 550-acre tract TwinEagles’ developer sold in 2014 (Business Observer, January 2014). With 68 percent of Estates homes homesteaded and large homes the norm, The Estates suits a family drawn by Bear Creek Elementary as well as a retiree who wants the club, which widens the buyer pool your listing speaks to. TwinEagles has no beach club, marina or boat access; a Gulf beach club was in the 1997 announcement and never built, and the listing should be straight about that too.

How Do You Get a Free Estates Home Valuation?

You get a free Estates 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 11 MLS closings, 7 recorded resales and homesite sales of the Estates record, adjusted for your lot, size, age and roof, with your club category and flood file beside it.

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

What a McGreevy and Comisar Valuation Includes

You receive the Estates MLS and county-recorded sales with their dates and sources, the homesite sales and the rebuild record for your street, a price per square foot analysis that never mixes the county and MLS measurements, the live Estates, Lake Estates and Hedgestone competition with price histories, the all-in cost your buyer faces for your deeded category, the master association figures your buyer will underwrite, your flood evidence and any elevation certificate or FEMA letter on file, and a recommended list price with a defensible range. Request it through our Estates at TwinEagles valuation page or the McGreevy and Comisar valuation form.

How to Reach Us Today

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

Why the Valuation Comes Before the Listing Agreement

In a neighborhood with about two sales a year, a 90 percent median sale to list and no two houses alike, 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 Estates homes come up for sale in any year, so the next owner on Golden Eagle Court, Peregrine Court, Aerie Lane, Talon Drive, Bald Eagle Way or Five Oaks Lane who sells should call us first.

What Do Sellers Say About Working With McGreevy and Comisar?

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

A Seller on the Listing Process

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

In The Estates the presentation is the product: the aerial of the homesite, the Talon frontage and a file that answers the category, flood and approval 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

An Estates closing has more moving parts than most: club approval, the seven-day Membership Agreement deadline, two estoppels, the Phase One transfer and the approval letters for a custom house.

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

Why Does an Estates Specialist Matter When You Sell?

An Estates 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, two estoppels, the Estates guidelines and a house pad that can differ from the street.

Data updated: September 2026 (club and association documents as linked; FEMA letters of map change and Collier County elevation certificates, 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 Estates 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 an Estates home off the TwinEagles median or off a per-foot average that ignores the homesite, market a Sports-deeded home to golfers, order a third estoppel that does not exist, tell a buyer the house is in Zone X because the street is, apply the Grand Arbors rules instead of the Estates guidelines, leave the initiation and Phase One figures for the buyer to discover in week three, promise an open house the gate will not admit because it was never entered in the MLS, or put a sign facing the golf course. None of those errors is exotic, and each one costs a seller time or money.

How The Estates Fits the TwinEagles Seller Picture

The Estates is one of twelve TwinEagles neighborhoods, the original one, and the only one with its own design guidelines. If you want to see how an Estates price sits against the whole community, our TwinEagles community guide covers the club, the governance and all twelve neighborhoods, and our seller guide to TwinEagles applies the same record-first method to every one of them. The things only The Estates has inside the gate are the largest homesites, a Zone X reading on every street and the shortest drive out.

Are You Also Buying Your Next Home in Southwest Florida?

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

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

Buying and Selling in the Same Season

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

Moving Within TwinEagles, or Back Into The Estates

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 Estates 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 The Estates again, read our buyer guide to The Estates at TwinEagles.

Family Transfers and Estates

The same policy exempts gratuitous transfers to a spouse or surviving spouse, a former spouse taking title by divorce decree, family members taking title through “a bona fide family planning device,” and transfers to estate-planning trusts for the member or spouse. For an Estates 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 The Estates at TwinEagles

These are the questions Estates at TwinEagles owners ask before they sell, each answered in a single paragraph: price, timing, the club and association steps, costs, disclosure, flood, rebuilds 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 The Estates at TwinEagles?

Start with a written valuation built from the 11 Estates MLS closings, 7 recorded resales and the homesite sales of the last five years, not a portal estimate. Then prepare the file before you list: the club estoppel figures for your category, the elevation certificate and any FEMA letter, the roof permit or certification, your survey and your Estates approval letters. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for The Estates at TwinEagles?

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

What is my Estates home worth?

It depends first on the lot, the membership category and the age of the house, then on the finishes. The 60-month MLS range is $1,725,000 to $3,250,000, median $2,600,000, and the three closings of the last twelve months were $2,425,000, $3,100,000 and $3,150,000. Request a written valuation for your address.

How many Estates homes sell each year?

About two. The Southwest Florida MLS shows 11 Estates closings in the 60 months to September 24, 2026, roughly 3.5 percent of the 63 homes a year, and Collier County recorded 7 qualified resales in about the same window.

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

$2,425,000 on Five Oaks Lane in January 2026, $3,100,000 on Talon Drive in July 2026, a private sale entered in the MLS after closing, and $3,150,000 on Peregrine Court in September 2026, all MLS closings in the twelve months to September 24, 2026.

What is the highest price an Estates home has sold for?

$3,415,700 on Talon Drive in 2009 on the county file, a Bonita Bay-era record. In the last five years the highest was $3,250,000 on Bald Eagle Way in January 2025, the highest Estates closing on the MLS in that window.

How long will my Estates home take to sell?

The median across 9 MLS-marketed sales in five years was 32 days, but the range runs from 7 to 267 days, and the one home for sale on September 24, 2026 had been listed 290 days. Price against the recorded record decides which end a home lands on; the club and estoppel steps then add weeks to closing.

What is the sale to list ratio in The Estates?

The median across 9 MLS-marketed Estates sales in the 60 months to September 24, 2026 was 90.00 percent, the widest gap of any TwinEagles neighborhood with ten or more sales, and 3 of the 9 closed at or above list, all in late 2021. Every marketed sale since 2023 closed 10 to 12 percent below its final ask.

Is now a good time to sell an Estates home?

For a prepared, realistically priced home, yes. Two of the three sales of the last year closed above $3.1 million, and only one Estates home was for sale on September 24, 2026. The risk is the list price: buyers have paid about 90 percent of the ask since 2023, so a price set from the record matters more than the season.

Why is the online estimate for my Estates home wrong?

A model needs recent similar sales, and The Estates has about two a year, no two alike. It cannot read your deeded club category, your Phase One balance, your elevation certificate or what sits behind your lot, and it cannot tell whether a buyer will see your older home as a house or as a homesite.

Do buyers compare my Estates home with Lake Estates?

Yes. Lake Estates is the other top-priced neighborhood without a sub-association: 19 homes built 2015 to 2022 on the 34-acre lake, a $2,800,000 county median over five years and two MLS closings in the last year at $3,300,000 and $2,800,000. Per square foot Lake Estates trades higher; at the negotiating table Estates buyers have given sellers less.

Do buyers compare my Estates home with Hedgestone?

Often. Hedgestone offers 70 semi-custom homes by the clubhouse at a $2,205,000 60-month MLS median, $395,000 below the Estates median. Your listing wins that comparison on land, privacy, the Talon and a shorter drive to the gate.

Who pays the club initiation fee when I sell?

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

Who pays the $3,500 transfer fee?

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

Do I get my initiation fee back when I sell?

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

Does a Golf-deeded Estates home sell for more?

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

Which estoppel certificates does an Estates sale need?

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

What does an estoppel certificate cost?

The club’s fee was $250 on its fiscal 2022 schedule. For the master association, the current Department of Business and Professional Regulation schedule under Florida Statutes 720.30851 caps the fee at $299 for a current account, plus $119 for expedited delivery, plus up to $179 if the account is delinquent.

Does the club have to approve my buyer?

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

Who pays the remaining Phase One capital assessment?

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

Do I keep paying club dues until closing?

Yes. Dues are prorated by contract, but the recorded covenant makes seller and buyer jointly and severally liable for dues incurred before the sale, so the club estoppel must show a clean balance at closing.

What does it cost to sell a house in The Estates?

Commission, Florida documentary stamp tax at $0.70 per $100 ($18,200 on the $2,600,000 median), two estoppel fees, and prorated taxes, club dues and the master assessment. In Collier County the buyer customarily pays the owner’s title policy.

Does The Estates have a CDD?

No. The TwinEagles tax bills we checked, including one on an Aerie Lane property in The Estates, carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s special-district list names no TwinEagles district.

What are the HOA fees on an Estates home?

There is no Estates association fee. The master association’s 2024 approved budget billed Estates units $5,559.42 to $5,586.19 a year depending on the enclave, the highest in TwinEagles, due January 1; newer budgets are not public and appear on the estoppel.

Is my Estates home in a flood zone?

Only your paperwork can say. All six Estates street points read Zone X on the effective and preliminary maps, but two 2024 elevation certificates on Estates homes list Zone AH at a 15.5-foot base flood elevation, and one FEMA letter covers a Golden Eagle Court lot. The house pad, the certificate and any letter decide.

Does an elevation certificate really help my sale?

Yes. The legible Estates certificates show first floors from 17.4 to 19.6 feet, and the 2024 ones sit 2.5 and 3.3 feet above the base flood elevation. A buyer’s insurer reads that before quoting, and a certificate in the listing file saves days.

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

At every Estates street point the preliminary map shows Zone X, as today, and the county targets summer 2027 for it to take effect. A FEMA letter issued under the old map is generally revalidated or re-determined when a new one takes effect, so keep yours current.

Is my older Estates home a teardown?

Some buyers will see it that way. Eighteen Estates homes carry a county year built of 2020 or later, several on lots that already held a home, and the last homesites sold for $705,000 and $730,000 in 2022. We market an older home to both the renovation buyer and the rebuild buyer.

Should I replace my roof before I sell an Estates home?

On a 1999 to 2006 home, get a roof inspection or certification first. Citizens requires a four-point inspection on homes over 20 years old, and the guidelines allow only tile. Replace the roof if the certification fails; otherwise price the remaining life and show the report.

Is a wind mitigation report worth ordering before I sell?

Usually, yes. A report on form OIR-B1-1802 documents roof-to-wall connections and opening protection, which change the buyer’s wind premium, and it matters most on the five Estates homes the county dates to 1999 to 2001, before the 2002 statewide code.

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

One sign, no larger than 24 by 18 inches, in the front yard behind the sidewalk, never facing the golf course, with no information tube, under the Estates guidelines.

Can I hold an open house in The Estates?

Yes, on Saturdays and Sundays from 9 a.m. to 5 p.m., with one open-house sign in the front yard and one at the neighborhood entrance that day. The gate admits visitors only to addresses on the weekly open-house list pulled from the MLS, so the open house must be entered in the MLS in time.

Do I need architectural approval to fix things before listing?

For anything exterior, yes: paint, roofing, landscaping, lighting, pool, screen and generator work all need approval under the Estates guidelines, with a decision within 30 business days of a complete application. Interior repairs need no association approval, though some need a county permit.

Should I renovate before I sell?

Usually not a full renovation. Estates buyers often plan their own design, and exterior work needs approval and a permit that can outlast your listing window. Fix what an inspector will flag, document the roof and openings, and price the rest.

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

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

Can I sell my Estates home furnished?

Yes, and some seasonal buyers want turnkey, while many estate-home buyers bring their own furnishings. List the furnishings on a separate inventory so the appraisal values the house.

Can I sell my Estates home privately, without the MLS?

You can, and two of the eleven Estates closings of five years were private sales entered in the MLS only after closing. But the gate admits only MLS-listed open houses, the sign rules are strict, and the category, Phase One and club-approval steps are easy to miss. On a sale near $3 million, pricing exposure and paperwork decide the result.

I inherited an Estates home. What changes?

The personal representative or trustee signs the deed, and the homestead and Save Our Homes status end with the owner. The club’s policy exempts some family and estate-planning transfers from a new initiation fee; if the heir then sells, the new buyer pays it.

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

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

Will I owe capital gains tax when I sell?

It depends on your basis, use and exemption; IRS Publication 523 explains the primary-residence exclusion. Confirm with your CPA before you list, especially if you bought or built before 2021.

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

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

Sources and Authoritative References

Every Estates at TwinEagles figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County records, the club’s and master association’s own documents, Florida Statutes and state agencies, FEMA and federal agencies, and dated news. No listing portal or competing brokerage is cited.

Market data and county records

• Southwest Florida MLS, Matrix (TwinEagles closed and active listings, development name Twin Eagles, the six Estates streets, pulled September 24, 2026)
• Collier County Tax Collector, property tax search (2025 bills, 12.2558 mills, the Aerie Lane Estates bill and the garbage assessment)
• Florida Commerce, Official List of Special Districts (no TwinEagles district)
• Florida Department of Revenue, property tax exemptions and portability
• Florida Division of Corporations, The Estates at TwinEagles, Ltd. (dissolved developer partnership, no Estates association)
• Collier County Clerk of Courts, Official Records search
• Collier County, issued building permits, July 2026 (monthly series January 2024 to July 2026 used; 51 records on the six Estates streets)
• Collier County, 2025 Annual Update and Inventory Report (Immokalee Road level of service)
• Collier County, Vanderbilt Beach Road Extension Phase One, June 2026
• Collier County, NC Square Ordinance 2025-30
• Collier County, elevation certificates layer (certificates filed on Estates homes, including the two 2024 Zone AH certificates)
• Collier County, proposed Flood Insurance Rate Map release, August 2026
• Collier County Parks, Vanderbilt Beach Park
• OSRM routing engine (off-peak drive times and in-gate distances)
• U.S. Census Bureau geocoder (street point positions)

The TwinEagles Club

• The TwinEagles Club, membership (deeded membership, 614 Golf cap, initiation fees posted September 2026)
• The TwinEagles Club, 2024 Membership Agreement ($3,500 transfer fee, club approval, seven-day rule)
• The TwinEagles Club, Initiation Fee Policy, revised October 20, 2023
• The TwinEagles Club, Phase One Master Plan (capital assessment transfers to the buyer)
• The TwinEagles Club, FY2022 Dues and Fees (last public dues schedule, $244 Phase One, $250 estoppel fee)
• The TwinEagles Club, estoppel required by street, July 29, 2021 (all six Estates streets: two estoppels)
• The TwinEagles Club, estoppel requests
• The TwinEagles Club, club life
• The TwinEagles Club, golf
• The TwinEagles Club, Talon scorecard 2024
• The TwinEagles Club, Eagle scorecard 2024
• The TwinEagles Club, Audubon Gold Signature Sanctuary certification, 2023
• The TwinEagles Club, home page
• Curran Young Construction, The TwinEagles Club project (71,376 square feet, completed 2023)
• Nicklaus Design, TwinEagles (the Talon and its PGA TOUR Champions years)

The TwinEagles master association

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, Approved 2024 Budget (six Estates lines, 66 units, $5,559.42 to $5,586.19)
• TwinEagles HOA, Design Review Guidelines, The Estates at TwinEagles, approved February 15, 2023
• TwinEagles HOA, Approved Use Restrictions 2024
• TwinEagles HOA, Rules and Regulations
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, buyer and tenant evaluation instructions
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, Declaration of Recreational Covenant
• TwinEagles HOA, architectural review
• TwinEagles HOA, contact and FirstService Residential office
• TwinEagles HOA, neighborhood HOAs
• TwinEagles HOA, Community FAQs and history (last Estates lots sold, the 2021 market, the wildlife crossing)
• Resource Conservation Systems, 2026 tariff (Large Estate class)

History, news and the Lake Estates comparison

• Naples Daily News, TwinEagles grand estate homes, April 17, 2016 (last Sterling Hill and Inverness homesites, “nearly an acre to nearly two acres”)
• Business Observer, GL Homes buys the 550-acre TwinEagles tract, January 2014
• Developer page, Lake Estates, December 2019 (Wayback Machine)
• Developer news archive, January 2018 (Wayback Machine)

Florida law and state agencies

• Florida Statutes 720.401, disclosure summary
• Florida Statutes 720.30851, homeowners’ association estoppel certificates
• Florida Department of Business and Professional Regulation, estoppel certificate fee schedule
• Florida Statutes 201.02, documentary stamp tax
• Florida Statutes 190.048, community development district disclosure
• Florida Statutes 689.261, property tax disclosure summary
• Florida Statutes 193.155, homestead assessment and change of ownership
• Florida Statutes 163.04, solar and energy devices
• Florida Statutes 627.7011, roof age and homeowners’ policies
• 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
• Citizens Property Insurance, inspections (four-point inspection on homes over 20 years old)
• Florida Division of Emergency Management, Know Your Zone evacuation layer
• Florida Division of Emergency Management, storm surge zones
• Collier County Public Schools, zone locator
• Collier County Public Schools, 2026 Accountability Brief
• Bear Creek Elementary School
• NCH, Emergency Department Northeast
• North Collier Fire Control and Rescue District, fire stations

Federal agencies and national sources

• FEMA National Flood Hazard Layer
• FEMA letters of map change layer (the November 2024 Golden Eagle Court letter)
• 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
• 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

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

Downloadable Documents

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

Your Estates 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 The Estates at TwinEagles sits inside the North Naples club market they work every week. If you are weighing a sale on any of the six Estates streets, 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 Estates 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.