Sell Your Home in Twin Eagles, FL

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

Why Sell Your TwinEagles Home With McGreevy and Comisar?

TwinEagles in North Naples is a private club community of 717 homes where 50 sold in the Southwest Florida MLS in the twelve months to September 24, 2026, with no builder inventory left. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price by neighborhood, deeded club category and estoppel figures before a Twin Eagles listing goes live.

This page is written for the owner. If you want the full picture of the community itself, the club, the golf, the twelve neighborhoods, the flood map and the schools, read our complete TwinEagles community guide, which this seller guide sits beside, and our wider Naples real estate guide for the city around it. Everything below answers one question: how to sell a home inside the TwinEagles gate 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 TwinEagles 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 across more than 4,000 team transactions, and we have received the Gulfshore Life 5-Star award for 21 consecutive years. 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 the last 12 months we tracked every one of the 50 TwinEagles closings in the Southwest Florida MLS, set them beside Collier County’s recorded deed record, and read them against the club’s own fee documents, the master association’s budget and the flood file for each street. Every figure below carries its source and its date, and when we sit down with you, the source screens come to the table too.

How We Work a 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. 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 TwinEagles Different?

Selling in TwinEagles differs from most Naples sales in five ways: every home carries a deeded club membership whose category sets what the buyer pays the club, the buyer pays a six-figure initiation fee at closing, the club must approve the buyer, two or three estoppels are needed, and the flood map changes street by street.

Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement, TwinEagles HOA 2024 Approved Budget, retrieved 24 Sep 2026)

One Gate, a Member-Owned Club and a Master Association

TwinEagles holds 717 homes and homesites on about 1,115 acres on the north side of Immokalee Road in ZIP 34120, about 6.5 miles east of I-75 and about 3 miles east of Collier Boulevard. Two separate bodies run it. The TwinEagles Club, Inc. is a member-owned private club that runs both golf courses, the clubhouse, dining and the amenities; the TwinEagles Homeowners Association, Inc. is the master association that runs the single guarded gatehouse, the roads, the lakes and the preserves. The association says in writing that it “does not make decisions or provide input into setting initiation fees, Club fees, and Club reserves” (TwinEagles HOA December 2025 survey replies). A seller deals with both, and a buyer joins both.

The Deeded Membership Is the First Pricing Fact

The club puts it in one sentence: “Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social)” (The TwinEagles Club membership page, read September 2026). The category runs with the house, not with the buyer’s wishes, and Golf is capped at 614 memberships across the 717 homes. A buyer who wants to play golf every day is shopping for a Golf-deeded home, so the category deeded to your address decides which buyers your home is really for. We confirm it from the club estoppel before we discuss a price.

The Buyer Pays the Initiation Fee, Not You

The club’s posted initiation fees in September 2026 were $150,000 for Golf, $60,000 for Sports and $45,000 for Social, paid by the buyer at closing, plus a $3,500 transfer fee set by the club’s 2024 Membership Agreement. None of that money reaches the seller. It still shapes your price, because a buyer compares the house price plus the initiation, the transfer fee and the remaining Phase One capital assessment with the all-in cost of other Naples clubs. The first TwinEagles initiation fee, in April 2021, was $30,000 for Golf, so a seller who bought before 2021 is now selling into a very different buyer calculation than the one they made.

Two Approvals and Two or Three Estoppels

A TwinEagles contract runs two approvals in parallel. The club’s membership “is contingent upon approval by the Club, which approval shall be at its discretion,” and the buyer’s signed Membership Agreement “must be received by the Club SEVEN (7) DAYS PRIOR to the closing” (2024 Membership Agreement). The master association screens buyers separately through its own application (HOA buyer and tenant evaluation instructions). Every sale needs an estoppel from the club and one from the master association, and homes on the eight streets with a neighborhood or condominium association need a third (club estoppel requirements by street).

Every Sale Is Now a Resale

TwinEagles is built out. The 2026 preliminary Collier County roll shows 714 improved residences and 3 vacant homesites, all in The Estates on Aerie Lane and Five Oaks Lane, and no developer inventory. None of the 37 qualified sales in Collier County’s recorded deed record for the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026) was a builder-direct sale; every one was a resale. Your competition is the handful of other owners selling this season inside the gate, and the other Naples clubs a buyer is weighing, which we cover in the comparison section below.

Key Takeaways for a TwinEagles Seller

• TwinEagles has 717 homes and homesites in 12 neighborhoods, from 120 Covent Garden carriage-home condominiums to custom estates on the Talon, behind one guarded gate on Immokalee Road.
• The Southwest Florida MLS recorded 50 closings in the twelve months to September 24, 2026, for $60,909,500, at a median of $1,031,250: 39 single-family homes at a median of $1,150,000 and 11 Covent Garden condominiums at $457,000.
• MLS-marketed homes sold at a median 94.63 percent of final list price after a median of 83 days on market, and only 2 of 49 sold at or above list.
• There were 15 active listings on September 24, 2026, about 3.6 months of supply, and five of them were Covent Garden carriage homes.
• Every home carries a deeded Golf, Sports or Social membership; 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.
• The club must approve your buyer, the signed Membership Agreement must reach the club seven days before closing, and every sale needs two or three estoppels.
• TwinEagles has no community development district; the 2025 tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment.
• FEMA maps TwinEagles as a patchwork of Zone X and shallow-ponding Zone AH, and at least 21 FEMA letters dated 2012 to 2024 name TwinEagles lots, so the elevation certificate and any letter belong in your listing file on day one.

Is Now a Good Time to Sell in TwinEagles?

For a well-priced TwinEagles home, yes, but it is a buyer-paced market. The Southwest Florida MLS shows 50 TwinEagles closings in the twelve months to September 24, 2026, with 15 homes for sale on that date, about 3.6 months of supply. The median home closed at 94.63 percent of its final list price after 83 days on market.

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

The Twelve-Month MLS Picture

Every figure comes from one Southwest Florida MLS search on the development name Twin Eagles, the only entry for the community in the MLS dictionary, with every closing assigned to its neighborhood by street because the MLS subdivision field is inconsistent. One single-family sale, an Estates home at $3,100,000 in July 2026, was a sale entered in the MLS after closing rather than marketed through it; it counts in the price, volume and count rows, and it is left out of days on market and sale to list, where its list price equals its sale price by construction. Price per square foot is each sale price divided by that home’s MLS living area, then the median of those ratios. The split between single-family and condominium follows the neighborhood: Covent Garden is the only condominium regime in TwinEagles [our arithmetic from the MLS rows].

Slower Sales and Firmer Negotiation Are Both True

TwinEagles is trading more homes than a year ago, and buyers are taking longer and negotiating harder. Median days on market across the 49 MLS-marketed sales was 83, against a median of 32 across the five years to September 24, 2026, and the median sale closed at 94.63 percent of its final list price against 96.17 percent over those five years. Only two of the 49 closed at or above list: a Kinross home at $820,000 on a $799,500 list price in September 2026, and a Covent Garden carriage home at $620,000 on a $615,000 list in May 2026. The seller who does well in this market is the one whose first price already survives a buyer’s comparison of the all-in cost, because the buyer is doing that arithmetic whether the listing does it or not.

Asking Prices Are Not Running Ahead of Sales This Year

On September 24, 2026 the fifteen active TwinEagles listings asked a median of $758,000, from $350,000 to $3,897,000. That looks low against the $1,031,250 closed median, and it is a mix effect rather than a discount: five of the fifteen were Covent Garden carriage homes, and Dundee, Lake Estates, Lockford, Wicklow and Wisteria had nothing listed at all. The ten active single-family listings asked a median of $912,500, the midpoint of $775,000 and $1,050,000 [our arithmetic], because most of them sat in Kinross, Fenhurst, Hollybrook and Bramble Point, the entry level of the single-family ladder. For a seller in one of the five neighborhoods with nothing listed, that means your home can be the only choice a buyer has in its price range, which is a pricing advantage worth protecting rather than spending.

The County Deed Record Beside the MLS

We also ran every recorded TwinEagles sale through Collier County’s own public files. Counting only DOR-qualified, arm’s-length sales of improved homes over $100,000, Collier County recorded deeds show 37 sales in the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026), at a median of $925,000, from $350,000 to $3,100,000, for $40,660,500 in recorded volume. None was a builder-direct sale. The county file stops at June 30, 2026, so it holds about nine months of the year and misses the summer closings the MLS already carries; that lag is the main reason the MLS count runs higher. The county’s price per square foot uses the roll’s building-area field, a different denominator from MLS living area, so we never set the two side by side.

Where Today’s Fifteen Active Listings Sit

Source: Southwest Florida MLS, pulled September 24, 2026. Against the 12-month pace of 50 closings, about 4.2 a month, fifteen listings is roughly 3.6 months of supply. Split the same way, the ten single-family listings against 39 single-family closings are about 3.1 months, and the five Covent Garden listings against 11 condominium closings are about 5.5 months [our arithmetic from the two MLS counts]. Covent Garden is the one corner of TwinEagles where a seller is competing with several near-identical units at once.

Thinking of Selling Your TwinEagles Home? Start With a Written Valuation

With 3.6 months of supply, a 94.63 percent median sale to list ratio and a buyer who adds a club initiation fee of up to $150,000 to your price, the first number you publish is the most important decision of the sale. Request a written opinion of value through our TwinEagles home valuation request 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.

How Have TwinEagles Prices Moved Since 2022?

TwinEagles single-family prices peaked in 2024, when the MLS median reached $1,235,000 and $489.28 per square foot of living area, then eased to $1,149,000 and $390.90 per square foot for 2026 through September 24. The median fell about 7 percent from the peak; the price per foot fell about 20 percent, which is the fairer measure.

Data updated: September 2026 (Southwest Florida MLS, closed sales by calendar year, pulled 24 Sep 2026)

Four Full Calendar Years and 2026 to Date

Our arithmetic from the Southwest Florida MLS rows pulled September 24, 2026, counting sales entered after closing in the price columns and leaving them out of days on market and sale to list. Several medians are the midpoint of a middle pair: 2022 single-family ($960,000 and $960,000), 2023 Covent Garden ($660,000 and $680,000), 2024 single-family ($1,210,000 and $1,260,000), 2025 single-family ($1,150,000 and $1,235,000) and 2026 single-family ($1,148,000 and $1,150,000); the 2026 days on market figure is the midpoint of 118 and 122. The pull began on September 25, 2021, so 2021 is not shown as a full year. The Covent Garden cells hold three to seven sales each and are too thin to read as a rate.

The Year-Over-Year Read

Closings rose 79 percent, from 28 to 50, and volume rose by more than half. The single-family median fell about 17 percent and its price per square foot about 14 percent [our arithmetic], while the median sale to list ratio barely moved. The honest reading is that buyers came back at lower prices: more homes changed hands, each at a price nearer to what buyers would pay, with no widening gap between list and sale. Mix explains little of it. The top of the ladder, The Estates, Lake Estates, Hedgestone and Dundee, made up 8 of 24 single-family sales in the prior year and 12 of 39 in the latest, about a third each time [our arithmetic], and the per-foot figure fell alongside the median. The reset is real, and it is uneven, as the next table shows.

The Same Plan, a Different Year

The cleanest way to see where TwinEagles prices went is to follow homes of the same MLS living area in the same neighborhood. These are individual sales from the Southwest Florida MLS pull of September 24, 2026, not medians, and condition, lot and updates differ from one to the next:

The pattern is not uniform, and that is the point for a seller. The single-family plans on 52- to 65-foot lots in Kinross, Wisteria and Lockford gave back the most from their 2023 and 2024 highs. Hedgestone’s semi-custom homes on 90-foot homesites have held near $2.2 million. A seller who prices from the community median, or from what a neighbor got in 2024, will miss in one direction or the other.

What the Peak and the Reset Mean for a Seller Today

An owner who bought before 2021 usually holds a substantial gain even after the reset, and also bought before the club charged any initiation fee at all. An owner who bought in 2023 or 2024, near the per-foot peak, faces a harder conversation, about where today’s market sits against the purchase price and whether this season or a later one is the right time. We would rather have that conversation with the recorded numbers on the table than with a portal estimate that ignores them.

Why TwinEagles Turns Over at About Seven Percent a Year

Fifty closings against 717 homes and homesites is about 7 percent of the community changing hands in a year [our arithmetic]. That is enough to price from at the community level, but not in every neighborhood: four of the twelve neighborhoods recorded two or fewer MLS closings in the latest twelve months. The next sale of your own plan on your own street may be a season away, which is why a TwinEagles listing has to be ready on day one, with its category, its Phase One balance and its flood file already answered.

How Do the TwinEagles Neighborhoods Compare for a Seller?

The twelve TwinEagles neighborhoods sell as separate markets inside one gate. Over the widest MLS window each needs to reach ten closings, Covent Garden condominiums traded at a median of $457,000 and Hedgestone at $2,205,000, Fenhurst homes went under contract fastest and The Estates gave up the most from list price.

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

The Seller’s Yardstick, Neighborhood by Neighborhood

Source: Southwest Florida MLS, pulled September 24, 2026; home counts from the 2026 preliminary Collier County roll. Even-numbered medians are the midpoint of the middle pair: Hedgestone $2,200,000 and $2,210,000; Fenhurst $870,000 and $875,000; Hollybrook $960,000 and $960,000; Lake Estates days on market 32 and 37 and sale to list 100.00 and 101.33 percent; Lockford days 30 and 50. Days on market and sale to list use MLS-marketed sales only. The windows differ by row, so compare the pattern, not the exact medians.

Where Buyers Negotiated Hardest

The Estates is where the list price mattered least to the final number: over 60 months its median MLS-marketed sale closed at 90.00 percent of list, and in the latest twelve months its two marketed sales closed at about 90 percent, $2,425,000 on a $2,700,000 list in January 2026 and $3,150,000 on a $3,500,000 list in September 2026 after 267 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. In the latest year, the thin samples in Lockford (2 sales, 90.47 percent), Wisteria (4 sales, 91.10 percent) and Wicklow (5 sales, 91.60 percent) tell the same story at a lower price point [our arithmetic from the MLS rows]. Those are exactly the neighborhoods where the same-plan table above shows the steepest resets, and the two facts belong together: sellers there listed against 2024 prices and sold against 2026 buyers.

Where Homes Sold Fastest

Fenhurst is the quickest market in TwinEagles on the record: ten closings over 36 months at a median of 14 days on market and 96.77 percent of list. Bramble Point is close behind, at 24 days and 96.86 percent over 60 months. Both are the single-family entry point, with Lennar and Pulte homes of roughly 1,900 to 2,600 square feet of living area, and both draw a buyer who has already decided on TwinEagles and is waiting for a home at that price. Lake Estates is the other fast market, for the opposite reason: 19 lakefront homes, few sales, and buyers who have often paid list or better when one appears: five of its eight MLS closings in 60 months were at or above list, though both 2026 sales closed a little below it.

Where Days on Market Ran Longest

Covent Garden’s eleven sales in the latest year took a median of 121 days, and Kinross’s eight took a median of 86 [our arithmetic from the MLS rows]. Both neighborhoods have many near-identical homes and several listings at once, so a buyer has a real choice and waits for the price to meet them. A Kinross or Covent Garden seller wins on presentation and price against the unit down the street, not against the community median.

The Four Neighborhoods Too Thin for a Median

Lake Estates, Wicklow, Wisteria and Lockford each recorded fewer than ten MLS closings in the 60 months to September 24, 2026, so rather than print a median we list every sale:

• Lake Estates, 8 closings: $2,800,000 (April 2026), $3,300,000 (February 2026), $3,500,000 (January 2025), $3,250,000 (October 2024), $2,189,967 (June 2022), $2,153,345 (April 2022), $2,950,000 (February 2022), $2,021,589 (November 2021).
• Wicklow, 9 closings: $1,500,000 (September 2026), $930,000 (September 2026), $1,500,000 (December 2025), $1,150,000 (November 2025), $1,145,000 (November 2025), $1,575,000 (February 2025), $1,260,000 (May 2024), $1,580,000 (May 2024), $1,200,000 (October 2021).
• Wisteria, 9 closings: $1,012,500 (May 2026), $1,050,000 (April 2026), $1,050,000 (March 2026), $1,350,000 (March 2026), $1,490,000 (March 2025), $1,775,000 (December 2024), $1,600,000 (May 2024), $1,525,000 (February 2024), $1,500,000 (February 2023).
• Lockford, 6 closings: $1,225,000 (April 2026), $1,070,000 (January 2026), $1,380,000 (August 2025), $1,400,000 (March 2025), $1,590,000 (June 2024), $1,500,000 (April 2024).

Across all MLS history these four do reach ten closings, but those longer medians, $2,153,345 for Lake Estates, $840,000 for Wicklow, $912,500 for Wisteria and $825,000 for Lockford, include the developer’s new-construction closings from each neighborhood’s build-out years and sit well below today’s resale prices. We never price a resale from them.

Where Each Neighborhood Guide Lives

Each neighborhood has its own guide with its association, build history, lot widths and street-by-street flood results: The Estates at TwinEagles, Lake Estates at TwinEagles, Hedgestone at TwinEagles, Wicklow at TwinEagles, Hollybrook at TwinEagles, Bramble Point at TwinEagles, Wisteria at TwinEagles, Covent Garden at TwinEagles, Lockford at TwinEagles, Fenhurst at TwinEagles, Kinross at TwinEagles and Dundee at TwinEagles. The Estates is one neighborhood for governance, split by the developer into six named enclaves, Glasgow, Inverness, Lochlomond, Sterling Hill, Strathmore and Thornhill, which is why the club’s site plan shows 17 names for 12 neighborhoods.

TwinEagles vs Mediterra: Which Club Will Your Buyer Weigh Against Yours?

TwinEagles and Mediterra are both North Naples private clubs with 36 holes and a mandatory membership, so the buyer for a TwinEagles home often tours Mediterra the same week. TwinEagles costs far less to join, offers golf without a wait on a Golf-deeded home and carries no CDD; Mediterra offers Tom Fazio golf and a private beach club.

Data updated: September 2026 (The TwinEagles Club documents; Club at Mediterra At-a-Glance 2026-2027 and Mediterra CDD FY2027 adopted budget, all read 24 Sep 2026)

Why Your Buyer Compares the Two

A buyer shopping for mandatory-membership golf in North Naples finds only a short list of clubs that publish what they cost to join, and TwinEagles and Mediterra are the two among the four clubs our community guide benchmarks that print a top golf joining fee on their own websites. That makes Mediterra the comparison your buyer can actually calculate, and the one a buyer’s agent will put in front of them. Our Mediterra community guide covers that community in full. Every Mediterra figure below is from The Club at Mediterra’s own 2026-2027 At-a-Glance booklet, its membership page or the Mediterra Community Development District’s FY2027 adopted budget; every TwinEagles figure is from The TwinEagles Club’s own documents.

The Decision Table

Home prices are left out of this table on purpose: the TwinEagles figures on this page come from one MLS search and the county deed record, and a Mediterra price pulled from a different search would make any ratio between them misleading.

Who Should Choose Which

Choose TwinEagles if you want 36 holes of private golf now rather than after a wait list, a lower one-time cost of entry, no CDD bill, and a gated inland setting with a wide price ladder, from Covent Garden carriage homes to custom estates on the Talon. Choose Mediterra if a private Gulf beach club is part of how you want to live, if Tom Fazio golf is a priority, and if you are comfortable with a higher joining fee, a CDD assessment and, for full golf, either a wait or a purchase from a resigning Golf member.

What the Comparison Means for Pricing Your TwinEagles Home

For a buyer who wants unrestricted golf, the one-time joining cost is $150,000 plus the $3,500 transfer fee at TwinEagles against $350,000 plus the $8,750 capital assessment at Mediterra: a gap of $205,250 before either club’s annual dues, and TwinEagles’ top golf fee is about 43 percent of Mediterra’s. That gap is the strongest argument a Golf-deeded TwinEagles listing has, and it belongs in the first lines of the listing remarks. It also cuts the other way for a seller who overprices: every dollar above what the recorded sales support eats into the advantage a buyer came to TwinEagles for. On a Sports or Social home the argument changes, because the buyer who wants golf cannot simply buy up to it while all 614 Golf memberships are taken, and the club’s public documents do not say when an upgrade opens. Jesse McGreevy at (239) 898-6072 will tell you which buyer pool your specific home and category will meet.

Selling in TwinEagles While Buyers Compare Mediterra? Get a Written Valuation First

A Golf-deeded TwinEagles home asks a buyer for $205,250 less in one-time club costs than full golf at Mediterra, so your list price has to protect that advantage rather than spend it. Request a written opinion of value through our TwinEagles home valuation request, or call Jesse McGreevy direct at (239) 898-6072. Touring both clubs as a buyer? Read how we help buyers purchase in TwinEagles, see how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

How Do We Price a TwinEagles Home?

We price a TwinEagles home from the recorded sales of its own neighborhood and plan, adjusted for the deeded club category, the Phase One balance, lake or golf frontage, build era, updates and the lot’s flood file, then test the number against live listings and the likely appraisal. We never start from a community median.

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

We Start With Your Neighborhood and Your Plan

A Covent Garden carriage home and a Hedgestone estate share a gate and a club and nothing else about how they price. So the first sort is by neighborhood, the second by plan. The MLS records living area to the square foot, and TwinEagles’ builders repeated their plans, so the same living area recurs: 1,654 and 2,297 square feet in Covent Garden, 1,901 and 2,249 in Fenhurst, 1,867, 2,224 and 2,249 in Kinross, 2,905 in Wisteria and Lockford, 3,001 and 3,062 in Dundee. Where the same plan has sold recently on your street, it is the strongest evidence there is. Where it has not, we widen by year before we widen by neighborhood, because a same-plan sale from 2025 says more than a different-plan sale from last month.

The Deeded Category Changes the Buyer’s Math

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

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

Two things follow for a seller. First, a Golf-deeded home at the entry level is competing with a club cost equal to a third of its price, which is why Covent Garden and Kinross sellers have to price close to the recorded sales. Second, a Social-deeded home at the top of the ladder competes on the house alone, because its club cost is a rounding error at that price, while a golfer shopping that price range will want a Golf-deeded home and may pass over it. Knowing which buyer your category attracts is half the pricing decision.

The Phase One Balance the Buyer Assumes

In June 2020 members approved the $22.5 million Phase One Master Plan, the Talon renovation and the clubhouse program, funded partly by a capital assessment that runs 12 years from September 2020; the club’s plan states that “the buyer will be responsible for all remaining monthly payments” when a home sells (Phase One Master Plan). The last public figure, on the club’s fiscal 2022 schedule, was $244 a month for Golf, $98 for Sports and $73 for Social (FY2022 Dues and Fees). Twelve years of monthly payments from September 2020 run through August 2032, so 71 payments remain after the September 2026 payment; at the fiscal 2022 Golf rate of $244 that is $17,324, an illustration at the fiscal 2022 rate rather than a balance [our arithmetic], and the club estoppel states the actual balance for your home. It is a real number in a buyer’s all-in cost, and it belongs in the pricing conversation before an offer, not in the title company’s email in week five.

Why Automated Estimates Miss in TwinEagles

An automated valuation model sees a house, a lot and nearby sales. It cannot see the three facts that move a TwinEagles price most: the club category deeded to the home, the Phase One balance the buyer takes over, and whether a FEMA letter takes the structure out of a mapped Zone AH. It also blends neighborhoods that do not belong together: a model that averages Kinross and Hedgestone, which sit a few minutes apart inside one gate, describes neither. About four TwinEagles sales a month across twelve neighborhoods and a condominium regime is too thin for a model to learn from. Buyers see those estimates too, which is one more reason your list price needs a written, sourced rationale behind it.

Lake, Golf and Preserve Frontage

Most TwinEagles homes back onto something: the Talon, the Eagle, one of the stormwater lakes, or preserve. No public dataset tags TwinEagles sales by view, so we do not publish a premium figure, and anyone who does is guessing. What the record does show is that the highest recorded sales cluster where the water and the Talon are: Lake Estates on the 34-acre lake, which the developer called “the largest lake in TwinEagles” (Lake Estates neighborhood page, 2019 capture), and The Estates on Talon frontage. For your home, we isolate a view the only honest way, against recorded sales on the same street with and without it.

Build Era, Roof and Openings

TwinEagles was built across two decades, and a buyer’s insurance quote knows it. The county roll’s year-built field puts most of Bramble Point in 2006 to 2007, most of Hollybrook and Wicklow in 2006 to 2015, Covent Garden in 2006 to 2017, Fenhurst mostly 2012 to 2015, Kinross 2015 to 2018 and Dundee 2016 to 2019. Under Florida Statutes 627.7011, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old, so a 2006 to 2008 home on its original roof is already past that line. A replaced roof, impact openings and a current wind-mitigation report are worth more to a buyer in the older neighborhoods than in the newer ones, and we price the difference from recorded sales rather than from a contractor’s invoice.

Pricing Against the Live Competition

With fifteen active listings on September 24, 2026 and a 94.63 percent median sale to list ratio, your list price is judged against the homes a buyer can see that week and the all-in cost of the club. We walk those listings, read their price histories and set your number where it wins the comparison rather than where it merely matches it. Days on market already tells the story at the top of the active list: the $3,897,000 Estates listing had been on the market 290 days, and the two Hedgestone listings at $2,750,000 and $2,695,000 sat above every Hedgestone sale of the last twelve months, which ran $2,200,000 to $2,300,000.

The Top of the Market, Read Carefully

The highest TwinEagles sale in the 60 months to September 24, 2026 was $3,500,000, a Lake Estates home of 3,982 square feet of living area that closed in January 2025 after three days on market, about $879 per square foot [our arithmetic]. The highest of the latest twelve months was $3,300,000, also in Lake Estates, a 4,363-square-foot home that closed in February 2026, again at 0 days on market. The lesson for a seller at the top of TwinEagles is that the best lakefront homes sell fast when priced at the evidence, and custom Estates homes priced above it wait: the Estates sale of September 2026 closed at $3,150,000 against a $3,500,000 list after 267 days. A top-end home priced above the recorded top needs a reason a buyer can see from the driveway.

How Do We Market a TwinEagles Home?

We market a TwinEagles home to the buyer actually buying here: a full-time or seasonal owner choosing a private two-course club that costs less to join than the coastal clubs. That means leading with the deeded category and all-in club cost, aerial photography of the courses and lakes, database outreach, and showings run through the gate.

Data updated: September 2026 (Collier County tax roll 2026 preliminary; TwinEagles HOA Quick Guide for Realtors; club membership page)

Who Actually Buys in TwinEagles

On the 2026 preliminary Collier County roll, 387 of the 714 TwinEagles residences, about 54 percent, carried a Florida homestead exemption. The rest are second homes, rentals, and homes titled to trusts and entities, so homestead is a floor for full-time ownership rather than an exact count. Your likely buyer is therefore one of two people: a Florida household moving within Collier or Lee County that has already decided on a private golf club, or a seasonal buyer arriving for the January to April window who wants a lock-and-leave home with the club already running. TwinEagles is not age-restricted, and the listing should say so plainly.

Lead With the Category and the All-In Number

The best-qualified TwinEagles buyer is the one who already 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 marketing materials show the buyer 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 it is the opposite: 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 Two Courses

TwinEagles sells from the air. Two championship courses, the Talon and the Eagle, run through about 1,115 acres, the 34-acre lake anchors Lake Estates, and both courses earned Audubon International Gold Signature Sanctuary certification in 2023 (club Audubon certification). Professional architectural photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, not an upgrade you pay for. The clubhouse, completed in 2023 after a renovation and expansion its construction manager lists at 71,376 square feet (Curran Young), is a selling point for every category, and clubhouse tours for prospective buyers are by appointment.

Where the Listing Gets Seen

The listing goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts. In a community with about four sales a month, the buyer is often already in a database, already renting in North Naples, or already touring Mediterra, Quail West and Talis Park, so finding that person is a database problem before it is an advertising problem. The MLS entry matters more here than almost anywhere else in Naples, because the TwinEagles gate builds its open-house list from it.

Showings Through the Gate

TwinEagles has one gatehouse, at the Immokalee Road entrance on TwinEagles Boulevard, staffed by contractor St. Moritz, and guests and vendors are registered through dwellingLIVE (HOA Community FAQs). The master association’s Quick Guide for Realtors sets the rules every listing works under: private showings need an appointment and ID, and the gate may call the listing agent to confirm. We register every showing ahead of time so no buyer is held at the gatehouse.

Open Houses and Signs

Open houses run on Saturday and Sunday, 9 am to 5 pm only. The open-house list is pulled from the MLS each week and sent to the gate, and visitors whose address is not on the list are turned away. On the day of an open house, one 24 by 18 inch oval sign built to the community’s specification may go in the front yard and one at the neighborhood entrance, never facing the golf course, and comes down at day’s end. No realtor signs are permitted in Covent Garden at all (Quick Guide for Realtors). A TwinEagles 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 TwinEagles seller wants a Sunday open house. An estate, a divorce, a health change or a move north are often better handled quietly, through direct agent-to-agent outreach across the North Naples clubs and appointment-only showings, which the gate rules already assume. Less exposure can mean a lower price, and we will tell you plainly which way that trade lands for your home. Confidential conversations are welcome at (239) 898-6072.

How Do We Negotiate a TwinEagles Contract?

Jesse McGreevy and Marc Comisar negotiate every TwinEagles offer themselves, and where the median home closed at 94.63 percent of list, that negotiation is where a seller’s money is kept or lost. We prepare answers on the club category, the Phase One balance, dues prorations, flood, insurance and the approval timeline before the first offer arrives.

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

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. That matters most in a market with fifteen active listings spread across twelve neighborhoods, where each serious buyer at your price level may be the only one for weeks, and where five of the twelve neighborhoods had nothing listed on September 24, 2026.

Reading a 94.63 Percent Market Correctly

A median sale to list ratio of 94.63 percent does not mean every buyer expects about five percent off. It means many TwinEagles homes were listed above what the market would pay: the 39 single-family homes that sold in the latest twelve months had a median list price of $1,285,000 against a median sale of $1,150,000. A home priced on the recorded evidence gives the buyer less room to argue, and we defend that price with the same evidence in the negotiation, including the same-plan sales that show exactly where the market reset.

Negotiating the All-In Number, Not Just the Price

A TwinEagles buyer negotiates a total, and the total includes items that are 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 dues incurred before the sale, so a clean club estoppel is part of what you deliver. When a buyer asks for a concession, the right answer is often a precise proration rather than a price cut, and we know which one costs you less.

Flood, Insurance and Inspection Questions Answered Before the Offer

The questions that stall a TwinEagles contract are predictable: the flood zone of the pad, whether a FEMA letter covers the lot, the roof’s age and the wind-mitigation credits, and, in Covent Garden, the condominium’s building records. We put the elevation certificate, any FEMA letter, the wind-mitigation report and the roof permit in the listing file on day one, so the buyer’s insurance agent can quote the home in a day rather than a week, and so 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 days before closing, the club approves the buyer at its discretion and may run credit and background checks, 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 the estoppels the week the contract is signed. None of it is hard; all of it is a date, and a closing slips when nobody owns the date.

Which Recent TwinEagles Sales Matter Most to Your Price?

The TwinEagles sales that matter most are in your own neighborhood and plan. Over the twelve months to September 24, 2026 the MLS recorded 39 single-family closings at a median of $1,150,000, from $650,000 to $3,300,000, and 11 Covent Garden condominium closings at a median of $457,000, from $350,000 to $667,500.

Data updated: September 2026 (Southwest Florida MLS, pulled 24 Sep 2026)

The Top of the Ladder: Lake Estates, The Estates and Hedgestone

Nine top-end closings in a year, from $2,200,000 to $3,300,000. Hedgestone is the tightest band in TwinEagles, four sales within $100,000 of each other, so a Hedgestone seller’s price is set by the comparables more firmly than anywhere else inside the gate. Lake Estates and The Estates are the opposite: few sales and large differences in size, age and frontage, so each price is argued from the home outward. Our Lake Estates guide and Hedgestone guide carry the lot widths and build years behind those numbers.

The Middle of the Ladder: Dundee, Wicklow, Wisteria and Lockford

Fourteen closings from $930,000 to $1,900,000, and this is where the reset from 2024 shows most. Wisteria and Lockford gave back the most; Dundee, the newest of the four, built 2016 to 2019 by Minto on 62 by 135 foot homesites with lakes at its corners, and Wicklow stayed closer to their longer records [our arithmetic comparing each neighborhood’s twelve-month and longer-window figures]. Wicklow’s range is the widest, because its homes run from the Centex years to Stock Signature Homes’ later builds; a Wicklow seller has to be priced against the right era, not the right street. See our guides to Dundee, Wicklow, Wisteria and Lockford for each neighborhood’s association and flood letters.

The Entry Level: Hollybrook, Fenhurst, Bramble Point and Kinross

Sixteen closings, and two very different stories. Hollybrook’s 2026 sales split into two groups, about $912,000 to $925,000 and about $1,148,000 to $1,195,000, and the difference follows living area, about 2,550 square feet against about 2,730 to 2,920 [our arithmetic from the MLS rows]; a Hollybrook seller should know which group the home belongs to before the first conversation about price. Kinross, the largest single-family neighborhood with 86 homes, produced eight sales within $190,000 of each other, which makes it the most comparable-driven market in TwinEagles and the one where a small overprice costs the most time. Fenhurst and Bramble Point each recorded one sale, so their pricing rests on the 36- and 60-month records set out above. Our guides to Hollybrook, Fenhurst, Bramble Point and Kinross have the detail.

Covent Garden by Plan

Eleven closings, and the plan explains almost all of the range. The larger second-floor plan, which the developer sold at 2,297 square feet with three bedrooms plus a den, closed between $625,000 and $667,500; the first-floor 1,654-square-foot plan closed between $350,000 and $470,000. A Covent Garden seller prices against the same plan first, and against the condition of the other units of that plan for sale that week second. More in the Covent Garden section below and in our Covent Garden guide.

What a Buyer’s Appraiser Will Use

When your buyer is financing, the lender’s appraiser looks first for closed sales of the same neighborhood and plan within the last six to twelve months, and in TwinEagles that sometimes means one or two sales, or none. We assemble that comparable set before you list, including the older or farther sales an appraiser may be forced to use when your plan has not sold recently, so the price we recommend is one the appraisal can support. An appraiser values the house; the club initiation is outside the appraisal, which is one more reason the all-in number has to be managed in the negotiation, not left to the lender.

What Does It Cost to Sell a Home in TwinEagles?

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

Data updated: September 2026 (Florida Statutes 201.02 and 720.30851, club FY2022 Dues and Fees, Collier County tax roll 2026 preliminary)

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 TwinEagles single-family median of $1,150,000 that is $8,050. At the Covent Garden median of $457,000 it is $3,199, at Hedgestone’s 60-month median of $2,205,000 it is $15,435, and at the year’s top sale of $3,300,000 it is $23,100 [our arithmetic]. It is the largest fixed cost of selling after commission and appears on your closing statement as one line. The club initiation is paid by the buyer to the club, not to you as part of the purchase price.

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 rather than assume the Lee County habit. 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.

The Estoppel Certificates

Every TwinEagles sale needs an estoppel from The TwinEagles Club and one from the master association, which FirstService Residential issues through its online document ordering, and the eight streets with a neighborhood or condominium association need a third (club estoppel requests). The club’s last public schedule set its own estoppel fee at $250 (FY2022 Dues and Fees); confirm the current fee when you order. For the master and neighborhood homeowners’ associations, Florida Statutes 720.30851 requires the certificate within 10 business days of a written request and caps the fee, and the statute has the Department of Business and Professional Regulation adjust the cap for inflation every five years; under the department’s current estoppel certificate fee schedule, the cap is $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent. Covent Garden’s condominium associations follow the parallel condominium statute, Florida Statutes 718.116. 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, any neighborhood assessment, and any past-due balance, which the covenant makes a joint liability with your buyer until it is cleared. On the buyer’s side: the initiation fee for the deeded category, paid to the club at closing, and the $3,500 transfer fee paid with the Membership Agreement, which the contract can shift but which travels with the buyer’s paperwork. The buyer then carries the remaining Phase One payments. Knowing which side of the ledger each item belongs on is the difference between a clean closing statement and a last-week argument.

Commission After the NAR Settlement

Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law, per the National Association of REALTORS settlement guidance. The TwinEagles Club and the master association play no part in it. What you negotiate with us is the listing side, and whether to offer anything toward the buyer’s agent is a separate decision we make together, off the MLS, based on the buyers your home is likely to meet.

A Seller Net Sheet at the TwinEagles Single-Family Median

The proration line is 181 days of $9,124, the median total bill on TwinEagles residential parcels on the 2026 preliminary Collier County roll, which already includes the $261.91 county garbage assessment [our arithmetic]. Florida property taxes are paid in arrears, which is why the seller credits the buyer. Your own net sheet uses your contract price, your bill, your estoppels and your closing date, and we build it with you before you sign a listing agreement.

What Must a TwinEagles Seller Disclose Under Florida Law?

A TwinEagles single-family seller owes the buyer the Florida Statutes 720.401 homeowners association disclosure summary before the contract is signed, not at closing, plus the flood disclosure created in 2024 and the property tax disclosure summary. Covent Garden condominium sellers fall under the condominium statute instead. Every Florida seller must also disclose known material facts that are not readily observable.

Data updated: September 2026 (Florida Statutes 720.401, 718.503, 689.302 and 689.261; 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 in a community “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not the developer, supplies it. The contract itself must carry the statute’s warning in conspicuous type. If the summary is missing, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived; it ends at closing. The TwinEagles master association operates under Chapter 720, so every single-family TwinEagles seller owes this summary. Confirm the form with your closing agent or attorney; this is information, not legal advice.

Covent Garden Sits Under the Condominium Statute

Section 720.401 does not apply to an association regulated under Chapter 718, the condominium chapter. Covent Garden’s 120 carriage homes sit in three Chapter 718 condominium associations, Sections I, II and III, beneath a Chapter 720 master association, so which disclosure regime governs a TwinEagles seller depends on what the seller owns. A Covent Garden unit owner’s resale disclosures run under the condominium statute, including the resale provisions of Florida Statutes 718.503, while the master association’s documents still bind the unit. We never tell a Covent Garden seller that the Chapter 720 summary is the whole job, and we route the exact document list to your closing agent or attorney.

What the TwinEagles Covenants Assign to Each Side

The records split a TwinEagles sale cleanly, and the split is publishable even where a current dollar figure is not. The seller owes the statutory disclosure summary before the buyer signs, and a clean club account: the recorded Golf and Sports covenant makes seller and buyer jointly and severally liable to the club for dues incurred before the sale, and secures membership fees by a lien on the lot. 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 and when 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. TwinEagles has none: the 2025 Collier County tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s Official List of Special Districts names no TwinEagles district. That absence is worth saying in the listing, because buyers comparing North Naples clubs often carry a district 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. Because TwinEagles is mapped as a patchwork of Zone X and Zone AH, the elevation certificate and any FEMA letter for your lot 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 a seller’s capped assessment does not pass to the buyer (Florida Statutes 193.155). In TwinEagles, where about 54 percent of residences carry a homestead exemption, that warning describes a real change in the buyer’s carrying cost.

The Club Facts a Buyer Will Ask You to Put in Writing

Beyond the statutes, a TwinEagles buyer will ask for the deeded category, the remaining Phase One balance, the current dues and any open balance, all of which the club estoppel states. Two answers are worth knowing before a buyer asks. None of the club’s public documents describes a refund of the initiation fee when a member sells; the only refund the Membership Agreement names is of the transfer fee if the club does not approve the applicant. And the club’s full Membership Plan and bylaws are not posted publicly; the buyer receives them in the membership package. Say what the documents say, and no more.

Known Defects and Johnson v. Davis

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. For a TwinEagles home that means prior water intrusion, insurance claims, roof and plumbing history, open permits, unapproved exterior changes the architectural review committee never saw, and, in Covent Garden, anything you know about the building. Disclosing early costs a negotiation; concealing costs the deal.

How Does the Flood Map Affect Selling a TwinEagles Home?

FEMA maps TwinEagles as a patchwork of Zone X and shallow-ponding Zone AH on panels effective May 16, 2012: 55 of 94 street points read Zone X and 39 read Zone AH, and at least 21 FEMA letters dated 2012 to 2024 remove houses or lot portions from the high-risk area. One home’s zone comes from its own paperwork.

Data updated: September 2026 (FEMA National Flood Hazard Layer and letters of map change, FEMA preliminary flood hazard layer, Collier County elevation certificates layer, retrieved 23 and 24 Sep 2026)

Street by Street

Sources: FEMA National Flood Hazard Layer and its letters of map change layer, queried at street-centerline points on September 23 and 24, 2026. Each row summarizes street points, never a statement about any house on that street: homes here sit on raised fill pads, set back from the point the map answers for.

Why a Map Cannot Tell a Buyer One Home’s Zone

Zone AH is part of FEMA’s Special Flood Hazard Area, land expected to pond one to three feet deep in a 1 percent annual-chance flood. A home in the Special Flood Hazard Area with a federally backed mortgage must carry flood insurance; a home whose structure has been removed from it by a FEMA letter is no longer under the federal requirement, though a lender may still require coverage (FEMA, LOMA and LOMR-F process). Nearby FEMA base-flood-elevation lines read 13.5 to 16.0 feet (NAVD88), street grade at the points reads about 15.2 to 18.1 feet, and county-filed elevation certificates on several TwinEagles homes list Zone AH with base flood elevations of 15.5 to 16.5 feet and first floors built above them (Collier County elevation certificates layer). None of TwinEagles is mapped in a coastal V zone.

The FEMA Letter Is the Most Useful Flood Fact for a Seller

A FEMA letter on file can change a buyer’s lender requirement and insurance quote, so if your TwinEagles home has one, it goes in the listing package on day one. The letters cluster by neighborhood: one LOMR-F dated July 9, 2013 names Wisteria lots 1 to 23 and 42 to 46, all 41 Lockford lots and 12 Hollybrook lots on Heather Woods Court; Dundee has one letter covering a portion of Lots 1 through 61 in five surveyed parcels, which FEMA lists as not incorporated, so the published map still reads Zone AH there (FEMA determination document). No letter names a Kinross or Bramble Point lot, so on Kinross Lane, where six of seven street points read Zone AH, the elevation certificate is the starting document for any owner who wants to apply for one.

Elevation Certificates

The elevation certificate records a home’s finished-floor and lowest-adjacent-grade elevations, and it is what an insurer and a lender read first. Collier County files certificates submitted with building permits on a public layer, and several TwinEagles neighborhoods have them on file. A seller who puts the certificate in the listing file answers the first underwriting question before it is asked, and a seller on a Zone AH street without one should order a survey early, because a new certificate takes time.

The 2027 Flood Map

FEMA released preliminary replacement panels for TwinEagles on March 20, 2025, and at every street point our neighborhood guides checked, the preliminary map shows the same zone as today (FEMA preliminary flood hazard layer). Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect (Collier County, August 2026). FEMA records the TwinEagles letters as not incorporated into a map revision, and letters in that status are revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance). A buyer after summer 2027 will ask whether your letter was revalidated.

Citizens, the 2027 Flood Rule and the County Discount

From January 1, 2027, Citizens Property Insurance requires flood coverage on every wind-covered personal residential policy, with condominium unit-owner (HO-6) and tenant policies excepted, and homes in the high-risk zone must carry flood regardless of value (Citizens flood requirement). For a TwinEagles buyer insured with Citizens, flood coverage becomes part of the monthly math even on many Zone X homes. Collier County, including unincorporated TwinEagles, is a Class 5 Community Rating System community, worth a 25 percent discount on eligible NFIP premiums, per FEMA’s eligible-communities list effective April 1, 2026. A current flood declarations page from the seller, where a policy exists, can transfer to a buyer and shortens the quote.

Evacuation Zone E and the Storm Record

Every point we checked across TwinEagles falls in Collier County evacuation Zone E, on the state’s Know Your Zone layer, ordered out only in a very large storm, and the state’s storm-surge model reaches TwinEagles only in a Category 4 or 5 storm (storm-surge zone layer). Irma made landfall on Marco Island as a major hurricane on September 10, 2017, and we found no TwinEagles-specific damage report for Irma, Ian or Milton in news, club, HOA or federal-filing summaries, which is a search result rather than proof of absence. Homes here are designed for about 160 mph winds under the current Florida Building Code, and all of TwinEagles lies in the wind-borne debris region.

What Will Your Buyer Pay to Own a TwinEagles Home?

Your TwinEagles buyer will carry up to five layers: club dues and the Phase One capital assessment, the master association assessment billed each January 1, a neighborhood assessment on some streets, county property taxes and a separate irrigation bill. There is no CDD. Current club dues and the 2025 and 2026 master budgets are not public.

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

The Master Association Assessment by Neighborhood

Source: TwinEagles HOA Approved 2024 Budget. The master association bills once a year, due January 1, and every figure carries a $660 reserve share. The 2025 and 2026 budgets sit behind the owner portal and are not public, so a buyer sees the current figure on the master association’s estoppel.

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, counting $13,870 in operating dues, $1,207 in capital dues, $323 in capital improvements and the Phase One assessment at $244 a month; Sports came to about $7,336 and Social about $5,496 on the same basis (our arithmetic from the FY2022 Dues and Fees schedule). That is the last public schedule, not a current bill. Current dues are set each fiscal year, which runs November 1 to October 31, and appear on the club’s estoppel for a specific home. The initiation fee has risen 2.3 times since that schedule, so a buyer should expect current dues to differ.

Neighborhood Assessments Without Published Amounts

Seven neighborhoods add their own association beneath the master: Bramble Point, Dundee, Hollybrook, Lockford, Wicklow and Wisteria each bill a quarterly neighborhood assessment, and Covent Garden has three condominium associations plus a recreation association for its private pool. Fenhurst and Kinross have no separate corporation but pay a separate landscaping assessment through the master association. Hedgestone, Lake Estates and The Estates have no neighborhood association, and owners there handle their own landscaping. None of the neighborhood amounts is published; each appears on that neighborhood’s estoppel (HOA neighborhood HOAs page).

Property Taxes and the Garbage Line

TwinEagles homes paid a 2025 rate of 12.2558 mills on the bills we checked, of which 3.75 mills is the North Collier Fire Control and Rescue District, and the median total bill on TwinEagles residential parcels on the 2026 preliminary roll is $9,124. Three 2025 bills we read, one Estates property, one Grand Arbors single-family home and one Covent Garden condominium, ran from about $3,343 to about $29,104, and each carried exactly one non-ad-valorem line, the $261.91 county garbage assessment (Collier County Tax Collector). Your buyer’s bill will be set on the buyer’s purchase price after the homestead reset, not on yours.

Irrigation Is a Separate Utility Bill

Irrigation water in TwinEagles is a separate monthly bill from Resource Conservation Systems, a non-potable irrigation utility; its 2026 tariff sets base charges by lot class, from $10.37 a month for a standard lot to $47.57 for a large estate lot, plus $1.56 per 1,000 gallons, and the class for a given lot is not published. A seller who hands the buyer twelve months of RCS bills answers a question the buyer’s agent will otherwise chase.

What a Seller Can Hand the Buyer Up Front

The carrying-cost questions are the ones that end TwinEagles contracts late, so we answer them early: the club estoppel figures for your category, the master association and neighborhood estoppels, your latest tax bill, twelve months of irrigation bills, your insurance declarations pages and the wind-mitigation report. A buyer who sees the whole number before writing an offer writes a firmer one.

What Is Different About Selling a Covent Garden Condominium?

Selling a Covent Garden carriage home adds condominium steps to the TwinEagles process: three condominium associations and a recreation association, a third estoppel under the condominium statute, no realtor signs at all, and buyer questions about Florida’s building-safety rules. Its eleven sales in the latest year closed at a median of $457,000.

Data updated: September 2026 (Southwest Florida MLS pulled 24 Sep 2026; TwinEagles HOA Covent Garden page and Quick Guide for Realtors)

Thirty Buildings, Three Condominium Sections

Covent Garden is the only condominium regime in TwinEagles: 120 carriage-home units in 30 buildings of four units each, in three condominium sections of 28, 60 and 32 units, built by Pulte from 2006 to 2017 (TwinEagles HOA Covent Garden page; Collier County tax roll, 2026 preliminary). Three condominium associations, Sections I, II and III, and the Covent Garden at TwinEagles Recreation Association, which runs the private pool, sit beneath the master association. The condominium sections were managed by Cambridge Property Management per the club’s January 2024 neighborhood contact list; the current manager is the one named on your estoppel.

No Yard Sign, So the MLS and the Photographs Do the Work

Realtor signs are not permitted in Covent Garden at all, and mail goes to community mailbox units (HOA Quick Guide for Realtors). A Covent Garden listing therefore lives on its MLS entry, its photographs and the weekend open-house list the gate pulls from the MLS. With five of the fifteen active TwinEagles listings in Covent Garden on September 24, 2026, and several of the same plan among them, the unit that shows best online is the one that gets the showing.

Building Records and Florida’s Structural Rules

Buyers now ask every Florida condominium seller about milestone inspections and structural reserve studies. Covent Garden’s carriage homes were sold as first-floor and second-floor plans in two-level buildings, the second-floor plan with a ground-level entry and a two-story stairwell. Florida’s milestone-inspection and structural-reserve-study mandates apply to condominium buildings of three habitable stories or more (Florida Statutes 553.899; Florida Statutes 718.112). Ask the association for its building records to confirm how the rules apply, and put the answer in the listing file before a buyer’s agent asks for it.

The Plan Sets the Price

The developer sold two plans: a first-floor plan of 1,654 square feet under air, two bedrooms plus a den, with a 230-square-foot lanai and a two-car garage, and a second-floor plan of 2,297 square feet, three bedrooms plus a den, also with a two-car garage. In the latest twelve months the 1,654-square-foot units closed between $350,000 and $470,000 and the 2,297-square-foot units between $625,000 and $667,500. The spread between plans is wider than the spread between years, so a Covent Garden seller prices against the same plan first and against condition second. Over five years the 1,654-square-foot plan has closed as high as $650,000, in March 2023, which is why a seller who bought at that level needs the recorded evidence in front of them before choosing a price.

Insurance and the Buyer’s Monthly Math

A Covent Garden owner insures the interior on an HO-6 policy while the condominium association insures the building, and Citizens’ 2027 flood requirement excepts condominium unit-owner policies (Citizens flood requirement). The flood question for a Covent Garden buyer is therefore the association’s, not the unit’s: of the 30 buildings, the effective map places 15 in Zone X, 1 in shaded Zone X and 14 in Zone AH at the building’s street point, and a November 2012 LOMA removed a portion of the Covent Garden Court tracts before the later buildings went up. The master association’s 2024 assessment for Covent Garden, $3,300.46, was the lowest in TwinEagles; the condominium and recreation assessments are not published and appear on the estoppel.

Five Listings and About Five and a Half Months of Supply

Five Covent Garden units were for sale on September 24, 2026, at $635,000, $597,000, $579,000, $485,000 and $350,000, against eleven condominium closings in the prior twelve months, about 5.5 months of supply [our arithmetic], the most of any product in TwinEagles. The eleven sales took a median of 121 days on market. A Covent Garden seller is in the most competitive corner of the community, and the entry-level buyer here is the one most sensitive to the club initiation, which on a Golf-deeded unit equals about a third of the median price. Our Covent Garden guide covers the plans and associations in full.

What Is Different About Selling an Estates or Lake Estates Home?

The Estates and Lake Estates are the top of the TwinEagles ladder: 63 custom homes and 3 vacant homesites on the Talon, and 19 lakefront homes on the 34-acre lake. Over 60 months they recorded 11 and 8 MLS closings, so each price is argued from the home outward rather than from a median.

Data updated: September 2026 (Southwest Florida MLS pulled 24 Sep 2026; HOA Design Review Guidelines; Collier County tax roll 2026 preliminary)

Custom Homes With No Identical Comparable

The Estates is the original 1997 to 1999 section, grouped by the developer into six 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. Its homes were built from 1999 to 2024, median 2013, by custom builders including Arthur Rutenberg Homes, Divco Custom Homes and Stock Signature Homes (county roll; developer news archive). The Ronto Group marketed its last Sterling Hill and Inverness homesites at “nearly an acre to nearly two acres.” A custom home on that kind of site has no twin to price from, which is why The Estates carries the lowest median sale to list ratio in TwinEagles, 90.00 percent over 60 months. Our Estates guide lists every recorded sale.

Lake Estates: Newer Construction on the Largest Lake

Lake Estates holds 19 homes built 2015 to 2022 on lakefront homesites the developer marketed at 110 by 150 feet with a 3,500 square foot minimum, by Arthur Rutenberg Homes, Stock Signature Homes and Divco Custom Homes. It has produced the highest TwinEagles sales on record in the last five years, $3,500,000 in January 2025 and $3,300,000 in February 2026, both within days of listing. A Lake Estates seller has the rarest product inside the gate; the task is pricing it where the next buyer agrees rather than where the last one did, because the two 2026 sales closed at $3,300,000 and $2,800,000.

Design Review and the Estates Guidelines

Exterior changes anywhere in TwinEagles need Architectural Review Committee approval, and The Estates and Grand Arbors each have their own design guidelines (Estates Design Review Guidelines; HOA architectural review page). For a seller that cuts two ways: an unapproved change becomes a disclosure and an estoppel question, and a buyer planning a renovation will want to know the guidelines before offering. We read the guidelines against your home before we list it.

The Three Vacant Homesites

The 2026 preliminary roll shows three vacant Estates homesites, on Aerie Lane and 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. Your listing should make the second argument clearly.

The Top-End Buyer

The buyer for a $2 million to $3.5 million TwinEagles home is almost always comparing clubs, not neighborhoods, and the comparison section above is the one that sells these homes: 36 holes with golf available immediately on a Golf-deeded home, no CDD, and a $150,000 top initiation that is a small share of the price. What loses that buyer is an overpriced ask, an unanswered flood question or a surprise in the club estoppel. Confidential conversations about an top-end sale are welcome at (239) 898-6072.

Which TwinEagles Rules Affect a Sale?

The TwinEagles rules that most affect a sale are the master association’s leasing limit of three leases a year of at least 30 days, architectural review for any exterior change, the hurricane shutter calendar, and the open-house and sign rules. Neighborhood associations and the Covent Garden condominiums can add stricter rules of their own.

Data updated: September 2026 (TwinEagles HOA Use Restrictions 2024, Rules and Regulations, ARC application, retrieved 24 Sep 2026)

Leasing Rules

The master association’s recorded 2024 Use Restrictions allow an owner to lease a home no more than three times in any calendar year, for at least 30 consecutive days each time, on the board’s approved lease form, with notice, a copy of the lease and fees delivered to the board before occupancy; timesharing and fractional ownership are prohibited (HOA Use Restrictions, 2024). Renters are screened through the same vendor as buyers. For a seller, those limits define the investor buyer: seasonal leasing works, short stays do not, and your listing should say which leases, if any, the home carries at closing.

Pets

The Use Restrictions allow “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outdoors, licensed and inoculated, with no breeding or livestock. Neighborhood and condominium rules may be stricter, so we confirm them for your street before a buyer with pets asks.

Golf Carts, Vehicles and Parking

Personal golf carts are allowed on TwinEagles streets, not on the golf courses, must be garaged, and drivers must be 16 or older. There is no street parking from 1 to 6 am, and commercial vehicles, pickup trucks, recreational vehicles, boats and trailers must be kept in an enclosed garage (Use Restrictions 2024; HOA March 2024 newsletter). A buyer with a boat or a truck needs to know this before the first showing, so it goes in the remarks.

Architectural Review and Exterior Changes

Exterior changes, from paint and doors to lighting, storm screens, trees, landscaping, generators and solar, need Architectural Review Committee approval, and the committee meets twice a month (HOA ARC application). A seller planning pre-listing work outside the house should apply early; interior refreshes need no approval and are usually faster.

Hurricane Shutters and Generators

Rear and side hurricane shutters may go up in season, June 1 to November 30, but front shutters only once a National Hurricane Center cone includes Naples within five days, and all must come down within 14 days (HOA Rules and Regulations). Standby generators are allowed, using propane with a buried tank, placed as far back on the lot as possible and screened by a dense hedge, with a county permit copy supplied before installation. A permitted, approved generator is a feature to photograph and to list.

Lakes and Fishing

The lakes inside the gate are stormwater lakes owned by the master association; swimming and boating in them are prohibited, and licensed shore fishing is allowed from owners’ lots and common areas, not from the golf course. TwinEagles has no beach club, marina or boat access; a Gulf beach club was in the developer’s 1997 announcement and was never built. A lakefront listing should sell the view and the quiet, not a boating life the rules do not allow.

How Long Does It Take to Sell a TwinEagles Home?

A TwinEagles sale took a median of 83 days on market in the latest twelve months, then typically another month or more to close, because the club must approve the buyer, the signed Membership Agreement must reach the club seven days before closing, and two or three estoppels must be ordered and returned.

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

Season and the TwinEagles Buyer

TwinEagles is a seasonal market. Over the 60 months to September 24, 2026, 109 of the 188 MLS closings fell in January through June, led by April with 23, January with 21 and May with 21, while July recorded 7. In the latest twelve months, 8 closed in April 2026 and 9 in May 2026, against 1 in June 2026 and 2 in October 2025. A closing trails its contract by several weeks, so a spring closing is usually a winter contract, which is why a listing ready by January meets the most buyers. The club’s golf reciprocal season from May 1 to October 31 marks when many members travel (club reciprocals).

A Realistic Sequence

A typical well-prepared TwinEagles listing runs in six steps: a written valuation and the club estoppel figures before you sign; photography, the flood file and the MLS entry in the first two weeks; showings and open houses on the gate’s weekend schedule; a contract; the buyer’s club and master association applications and the 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 date set at least seven days after the club receives the signed Membership Agreement. Built that way, the approvals run in parallel with the buyer’s inspection and financing rather than after them.

Selling While You Are Up North

A TwinEagles sale can be run remotely. Estoppel certificates are ordered by the title company, the master association’s through FirstService Residential’s online ordering, and club documents move by email (club estoppel requests). Showings run through the gate’s appointment and open-house list, so Marc Comisar coordinates access on the ground, and Florida title companies routinely close with mail-away documents or remote online notarization. Keep dues and assessments current while you are away so the estoppels come back clean.

What Should Your Listing Say About Life Around TwinEagles?

A TwinEagles listing should say what a buyer cannot see from the photographs: two recently renovated championship courses, a clubhouse completed in 2023, A-rated assigned public schools on every street, a 24-hour emergency room about 6 minutes from the gate, and honest drive times to the beach and airport. It should also be straight about Immokalee Road traffic.

Data updated: September 2026 (club scorecards 2024; Collier County Public Schools 2026 Accountability Brief; NCH; OSRM routing; Collier County 2025 AUIR)

The Club, the Courses and the Courts

The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999, was renovated by Nicklaus Design in 2021 and reopened in January 2022; it plays to 7,420 yards, par 72, rated 75.9 with a 145 slope from the back tees (Talon scorecard 2024). The Eagle, which opened in 2007 and was rebuilt by Steve Smyers with Patrick Andrews and reopened in 2012, plays to 7,607 yards, par 71, rated 77.5 with a 150 slope (Eagle scorecard 2024). The club offers 2 Har-Tru tennis courts, 4 pickleball courts and 4 bocce courts, a resort-style pool and a fitness center (club life page). Every one of those is a line in a TwinEagles listing.

Schools Zoned to TwinEagles

Every TwinEagles street is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High School on the district’s lookup for both the 2026 and 2027 school years, and all three earned an A from the state for 2025-26, per the district’s 2026 Accountability Brief. Bear Creek Elementary opened in August 2025 at 2400 Cub Court, about 4 minutes from the gate. A buyer should confirm a specific address on the district’s zone locator.

The Emergency Room and the Hospitals

The nearest emergency room is the NCH Emergency Department Northeast, a 24-hour freestanding ER at 15420 Collier Boulevard, about 6 minutes and 3.3 miles from the gate off-peak (NCH). NCH North Naples Hospital is about 16 minutes away. North Collier Fire Control and Rescue District’s Station 10 on Immokalee Road names TwinEagles among the communities it serves.

Beaches, Shopping and the Airport

From the TwinEagles gate, off-peak on the OSRM routing engine, Mercato is about 21 minutes, Vanderbilt Beach about 22, Waterside Shops about 24, Fifth Avenue South about 30 and Southwest Florida International Airport about 39; add about 7 minutes from the far end of the community, and more in season. Collier County property owners qualify for the county’s resident beach parking permit (Collier Parks, Vanderbilt Beach Park). An honest drive-time line in a listing prevents a buyer from discovering it on the second showing.

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 3,330 peak-hour, peak-direction trips against a 3,300 service volume, level of service F, and the county’s five-year program funds no widening of that segment. Relief comes elsewhere: the Vanderbilt Beach Road Extension opened to traffic on June 12, 2026 as a second east-west route (Collier County), and the Florida Department of Transportation is planning a diverging diamond at I-75 and Immokalee Road with construction anticipated to begin in early 2027 (FDOT). Across Immokalee Road, the county approved NC Square on July 8, 2025 for up to 129 homes and 50,000 square feet of commercial space (adopted ordinance). A buyer will read about all of it; your listing does better naming it first.

How Do You Get a Free TwinEagles Home Valuation?

You get a free TwinEagles home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from recorded sales of your own neighborhood and plan, with your deeded club category, Phase One balance and flood file beside it. There is no cost and no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the MLS and county-recorded sales for your neighborhood and plan with their dates and sources, a price per square foot analysis on the MLS living-area basis, the live competition with price histories, the all-in cost your buyer will face for your category, the master association and neighborhood figures your buyer will underwrite, your flood zone evidence and any elevation certificate or FEMA letter on file, and a recommended list price with a defensible range. Request it through our TwinEagles home valuation request 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 market with fifteen active listings, a 94.63 percent median sale to list ratio and a club initiation of up to $150,000 on top of every price, 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 homes in any one TwinEagles neighborhood come up for sale at once, so the next owner on your street 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, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile, and judge the service a TwinEagles seller can expect by it.

A Seller on Follow Through

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

Follow through is what carries a TwinEagles contract through club approval, the seven-day Membership Agreement deadline and two or three estoppels.

A Client Who Sold and Bought in One Move

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review

A TwinEagles seller moving within Southwest Florida, or within the gate, has two transactions to run as one plan.

A Client on Service

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review

A Client on Market Knowledge

★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review

A Client on Speed and the Offer

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review

Why Does a TwinEagles Specialist Matter When You Sell?

A TwinEagles specialist matters because the facts that decide a sale here live in club and association documents rather than in a listing feed: a deeded membership category, a buyer-paid initiation of up to $150,000, a Phase One balance that transfers, club approval of the buyer, two or three estoppels and a flood map that changes street by street.

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 TwinEagles owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Naples Agent Tends to Miss Here

A general agent may price a Kinross home off the community median, market a Sports-deeded home to golfers, 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, put a sign in a Covent Garden yard, or quote a single flood zone for a street where FEMA’s letters say otherwise. None of those errors is exotic, and each one costs a seller time or money.

How TwinEagles Compares With Other Naples Seller Markets

Every Naples club community sells differently, and the method is what carries across. Our guide to selling a home in Naples Lakes Country Club and our Audubon Country Club home valuation guide apply the same recorded-evidence approach to two other Naples clubs with their own membership rules. TwinEagles’ distinguishing facts are the deeded category, the buyer-paid initiation that has risen from $30,000 in 2021 to $150,000, and the absence of a CDD.

Are You Also Buying Your Next Home in Southwest Florida?

When a TwinEagles seller is moving within Collier or Lee County rather than leaving Florida, the sale and the next purchase are one financial plan. We run both sides together: 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.

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. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around that calendar. If you are buying, start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

Moving Within TwinEagles

Some owners move within the gate, from an Estates home to a Covent Garden carriage home, or from Kinross to a larger home in Dundee. The club’s Initiation Fee Policy charges nothing to a member moving to another TwinEagles home unless the move is up a category, when the member pays the difference, or the member does not occupy the new home; read the policy’s conditions before you sign either contract, and coordinate the two closings so your membership status is continuous. If your next home is here, see how we help buyers purchase in TwinEagles, and read the full TwinEagles community guide for the governance, club, flood and school detail this page summarizes.

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

These are the questions TwinEagles owners in North Naples actually ask before they sell, answered for a Collier County seller, each in a single paragraph. They cover price, timing, the club and association steps, costs, disclosure, flood 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; club and association documents as linked above)

How do I sell my home in TwinEagles in Naples?

Start with a written valuation built from the recorded sales of your own neighborhood and plan, not a portal estimate, then prepare the file before you list: the club estoppel figures for your deeded category and Phase One balance, your elevation certificate and any FEMA letter, a wind-mitigation report, and the master and neighborhood association details for your street. Market the home to the buyer who is also touring Mediterra and the other North Naples clubs, enter every open house in the MLS so the gate admits visitors, and order the estoppels and club paperwork the week you sign a contract. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for TwinEagles?

Look for an agent who prices from recorded evidence by neighborhood and plan, reads the deeded category and the Phase One balance before quoting a number, 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. Test any agent you interview on three things: their comparable set for your plan, their plan for presenting the all-in club cost, and their timeline for club approval and the estoppels.

What is my TwinEagles home worth?

It depends first on the neighborhood, then on the plan and the deeded category. Over the twelve months to September 24, 2026, 39 single-family homes closed at a median of $1,150,000 and 11 Covent Garden condominiums at a median of $457,000, per the Southwest Florida MLS, and single-family neighborhood medians over their first ten-sale windows ran from $740,000 in Kinross to $2,600,000 in The Estates. Within a neighborhood, the plan, the lake or golf frontage, the build era, the roof and openings, the flood file and the category move the number. Request a written valuation for your specific home.

What did TwinEagles homes sell for in the last 12 months?

In the Southwest Florida MLS, TwinEagles had 50 closed sales in the twelve months to September 24, 2026, at a median of $1,031,250, the midpoint of $1,012,500 and $1,050,000, from $350,000 for a Covent Garden condominium to $3,300,000 for a Lake Estates home, with $60,909,500 in volume. Collier County recorded deeds for the 12 months ending September 24, 2026 (newest recorded sale June 30, 2026) hold 37 qualified sales at a median of $925,000, every one a resale; the county file lags the MLS by about three months.

What is the price per square foot in TwinEagles?

Over the twelve months to September 24, 2026, TwinEagles single-family homes sold at a median of $388.10 per square foot of living area and Covent Garden condominiums at $266.02, per the Southwest Florida MLS; all 50 homes together sold at $369.48. Each figure is the median of each sale’s price divided by its MLS living area. County figures use the roll’s building area, a different measure, so compare your home only with figures on the same living-area basis.

How many TwinEagles homes sell in a year?

Fifty closed in the Southwest Florida MLS in the twelve months to September 24, 2026, against 28 in the twelve months before, and 188 over the five years to that date. Fifty sales against 717 homes and homesites is about 7 percent of the community a year. The count is uneven by neighborhood: Covent Garden produced 11 and Kinross 8 in the latest year, while Bramble Point and Fenhurst produced one each.

How long do TwinEagles homes take to sell?

The 49 MLS-marketed TwinEagles sales in the twelve months to September 24, 2026 took a median of 83 days on market, against a median of 32 over five years; Covent Garden’s took 121 and Kinross’s 86. Then allow for the TwinEagles steps between contract and closing: club approval of the buyer, the Membership Agreement at the club seven days before closing, master association screening, and two or three estoppels.

What is the sale to list ratio in TwinEagles?

The median MLS-marketed TwinEagles home in the twelve months to September 24, 2026 closed at 94.63 percent of its final list price, against 96.17 percent over five years, and 2 of 49 closed at or above list. Single-family homes closed at 94.23 percent and Covent Garden condominiums at 95.49 percent. A ratio that low mostly measures overpricing at listing, which is why the first price matters so much.

Is it a seller’s market or a buyer’s market in TwinEagles?

By supply it is balanced to slightly seller-favourable: fifteen listings on September 24, 2026 against about 4.2 closings a month is roughly 3.6 months of supply. By negotiation it leans toward buyers: median days on market of 83 and a 94.63 percent sale to list ratio. The two are consistent. Few homes are for sale in any one neighborhood, but the buyers who engage are comparing clubs and the all-in cost, and they negotiate.

Are prices dropping in TwinEagles?

Single-family prices have come down from the 2024 peak. The MLS single-family median was $1,235,000 in 2024 and $1,149,000 for 2026 through September 24, and the median price per square foot of living area fell from $489.28 to $390.90, about 20 percent. The reset is uneven: same-plan sales in Wisteria, Kinross, Lockford and Covent Garden fell sharply, while Hedgestone has held near $2.2 million. Read your own neighborhood and plan, not the community figure.

How many TwinEagles homes are for sale right now?

On September 24, 2026 the Southwest Florida MLS showed 15 active TwinEagles listings at a median list price of $758,000 and a median 54 days on market, from a $350,000 Covent Garden carriage home to a $3,897,000 Estates home. Five were in Covent Garden; Dundee, Lake Estates, Lockford, Wicklow and Wisteria had none. Call Jesse McGreevy at (239) 898-6072 for today’s active listings in your neighborhood.

Why is the online estimate for my TwinEagles home wrong?

Because an automated model cannot see what moves a TwinEagles price: the deeded club category, the Phase One balance the buyer assumes, a FEMA letter that takes the structure out of a mapped Zone AH, or the plan differences inside Covent Garden. It also blends neighborhoods whose medians run from $457,000 to $2,600,000 inside one gate. About four sales a month across twelve neighborhoods is too thin for a model to learn from.

When is the best time of year to list a TwinEagles home?

Over the five years to September 24, 2026, 111 of 188 TwinEagles MLS closings fell in January through June, led by April, January and May. A closing trails its contract by several weeks, so a spring closing is usually a winter contract. A listing that is photographed, filed and in the MLS by early January meets the most seasonal buyers, and one listed in November meets them first.

Who pays the club initiation fee when I sell my TwinEagles home?

The buyer does. The initiation fee for the home’s deeded category, $150,000 for Golf, $60,000 for Sports or $45,000 for Social as posted on the club membership page in September 2026, is paid by the buyer to the club at closing. A seller never pays it, but a seller should price with it in mind, because the buyer compares the house price plus the initiation, the transfer fee and the Phase One balance with the all-in cost of other clubs.

Who pays the $3,500 TwinEagles transfer fee?

The club’s 2024 Membership Agreement sets a $3,500 transfer fee that is paid with the incoming member’s signed agreement, which must reach the club at least seven days before closing. The purchase contract can shift who bears the cost, as with any closing charge, but the fee travels with the buyer’s membership paperwork, and the agreement refunds it if the club does not approve the applicant.

Do I get my TwinEagles initiation fee back when I sell?

No public TwinEagles document describes a refund of the initiation fee to a selling member. The club’s Initiation Fee Policy sets out when fees are charged and waived, and the 2024 Membership Agreement mentions a refund only of the transfer fee to a rejected applicant. The club is private and member-owned, but its Membership Plan and bylaws are not public. Ask the club for them before you plan around either answer.

What happens to my club membership when I sell?

The membership stays with the house. Because each TwinEagles residence is deeded a membership, the category passes to the buyer with title, subject to the club’s approval of the buyer, under the recorded Golf and Sports covenant. Your own membership ends at closing, and the buyer takes over the remaining Phase One payments. If you are buying another TwinEagles home, the Initiation Fee Policy treats that move separately.

Does a Golf-deeded TwinEagles home sell for more?

No public dataset splits TwinEagles sales by membership category, so we cannot put a number on it, and we will not guess. What we can say is that the category decides the buyer pool. A buyer of a Golf-deeded home gets a Golf membership immediately, while a buyer of a Sports or Social home who wants golf faces a 614-membership cap and an upgrade at the club’s discretion. We confirm your category from the club estoppel before we price.

Does The TwinEagles Club have to approve my buyer?

Yes. The club approves each incoming member at its discretion, and the application can include credit and background checks, per the 2024 Membership Agreement. Under the recorded Golf and Sports covenant, the club must act within 30 days of a complete application. The master association runs its own buyer screening (application instructions). Build both approvals into the contract timeline so the closing date is realistic.

How many estoppel certificates does a TwinEagles sale need?

Two or three. Every sale needs one from The TwinEagles Club and one from the master association. Homes on Bramble Court and Carradale Court, Covent Garden Court, Dundee Lane, Heather Woods Court in Hollybrook, Lockford Lane, Wicklow Lane and Wisteria Drive need a third, from the neighborhood or condominium association (estoppel requirements by street). Order them early, because the club estoppel also tells the buyer the category and the Phase One balance.

What does an estoppel certificate cost in TwinEagles?

The club’s last public schedule set its estoppel fee at $250 (fiscal 2022); confirm the current fee when you order. For the master and neighborhood homeowners’ associations, Florida Statutes 720.30851 requires the certificate within 10 business days and caps the fee at $299 for a current account, plus $119 for expedited delivery and up to $179 more if the account is delinquent, under the inflation-adjusted schedule the Department of Business and Professional Regulation publishes. Covent Garden’s condominium associations follow Florida Statutes 718.116. In Collier County the seller customarily pays these fees.

What does it cost to sell a house in TwinEagles?

The main costs are the negotiated brokerage commission, documentary stamp tax on the deed at $0.70 per $100 ($8,050 at the $1,150,000 single-family median), estoppel fees for the club and the associations, and prorations of property 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. We build your net sheet with your own numbers before you list.

Who pays for title insurance in Collier County?

By Collier County custom the buyer chooses the closing agent and pays the owner’s title policy, the reverse of Lee County and most of Florida. Nothing in the statutes fixes the allocation, so the contract controls; confirm it in writing. The premium itself is set by the state under Florida Administrative Code Rule 69O-186.003, so it does not vary by title company.

Is real estate commission negotiable in Naples?

Yes. Every commission is fully negotiable and not set by law, and since August 17, 2024 offers of buyer broker compensation cannot be advertised in the MLS, per the National Association of REALTORS settlement guidance. The TwinEagles Club and the master association play no part in it. Compare agents on what they will actually do for the fee, especially on pricing the category and managing the club steps.

Does TwinEagles have a CDD?

No. TwinEagles has no community development district. The 2025 Collier County tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s official list of special districts names no TwinEagles district. That is a real selling point against clubs where a buyer carries a district assessment on the tax bill, and it belongs in the listing.

Do I keep paying club dues and the Phase One assessment until closing?

Yes. Club dues are billed on the club’s fiscal year, which starts November 1, and the seller remains responsible until the membership transfers at closing; the recorded Golf and Sports covenant makes seller and buyer jointly liable to the club for dues unpaid before the sale. The Phase One assessment, $244 a month for Golf in fiscal 2022 and running 12 years from September 2020, transfers to the buyer for the remaining term. The club estoppel states both current figures, and the contract prorates them.

Are special assessments pending in TwinEagles?

No new special assessment is announced in the TwinEagles documents we read. The club’s continuing special charge is the Phase One capital assessment, which a buyer assumes, and the club’s federal return states that any special capital assessment over $500,000 requires a member vote (Form 990 via ProPublica). The master association funded its lake-bank restoration, scheduled in phases into 2027 and 2028, without a special assessment (lake-bank update, June 2026). Neighborhood associations decide their own.

Is my TwinEagles home in a flood zone?

Possibly, and the map alone cannot say. FEMA’s effective map, panels 12021C0217H and 12021C0219H dated May 16, 2012, shows TwinEagles as a patchwork of Zone X and shallow-ponding Zone AH: 55 of 94 street points read Zone X and 39 read Zone AH. Homes sit on raised fill pads, and at least 21 FEMA letters dated 2012 to 2024 remove houses or portions of lots from the high-risk area. Your elevation certificate, any FEMA letter and the lender’s determination answer it for your home.

How many FEMA letters cover Dundee?

One, not sixty-one. Dundee has a single Letter of Map Revision based on Fill dated December 24, 2015 that covers a portion of Lots 1 through 61 in five surveyed parcels and moved those filled building areas to shaded Zone X (FEMA determination document). FEMA lists it as not incorporated, so the published map still reads Zone AH across the street. A Dundee seller should put the letter and the home’s elevation certificate in the listing file.

What flood disclosures do I owe when selling in TwinEagles?

Florida’s residential flood disclosure, created in 2024 as section 689.302, Florida Statutes, requires you to disclose known flooding, any flood insurance claims filed on the home and any federal flood assistance received. Answer it from your own records. Beyond the form, the Johnson v. Davis duty covers known water intrusion that is not readily observable. Put the elevation certificate and any FEMA letter beside the form, because TwinEagles zones change street by street.

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

At every street point our neighborhood guides checked, FEMA’s preliminary map shows the same zone as today, and Collier County targets summer 2027 for the new maps to take effect. Street points do not prove that no lot changes. The TwinEagles FEMA letters are not incorporated into a map revision, so they may be revalidated, superseded or re-determined when the new map takes effect; a buyer after summer 2027 will ask whether yours was revalidated.

Will Citizens’ 2027 flood rule affect my TwinEagles buyer?

Yes, for a buyer who insures wind with Citizens. From January 1, 2027, Citizens Property Insurance requires flood coverage on every wind-covered personal residential policy, with condominium unit-owner and tenant policies excepted (Citizens flood requirement). That puts a flood premium into the buyer’s monthly math even on many Zone X homes. Collier County’s Class 5 Community Rating System rating is worth 25 percent off eligible NFIP premiums, and a FEMA letter or a favourable elevation certificate lowers the quote further.

Do I need a four-point or roof inspection to sell my TwinEagles home?

The law does not require one to sell, but your buyer’s insurer may. Citizens Property Insurance requires a four-point inspection on homes over 20 years old, which already reaches the earliest Estates homes and, from 2026 on, the first 2006 homes in Bramble Point, Covent Garden, Hollybrook, Wicklow and Hedgestone. Under Florida Statutes 627.7011, an insurer may not refuse a policy solely because a roof is less than 15 years old, and an older roof with an inspection showing five years of life remaining is protected too. Ordering the inspection yourself avoids surprises.

Is a wind mitigation report worth ordering before I sell?

Yes. It is the cheapest document a TwinEagles owner can order that directly moves a buyer’s premium. Florida requires insurers to offer windstorm discounts for verified features documented on OIR form B1-1802, such as roof covering, roof-deck and roof-to-wall attachment, roof shape, secondary water resistance and opening protection. A buyer who can price insurance before offering writes a firmer offer.

Will my buyer’s property taxes be higher than mine?

Often, if you hold a homestead exemption. Florida resets a homestead property’s assessed value to just value after a change of ownership, so your capped assessment does not pass to the buyer (Florida Statutes 193.155), and the property tax disclosure summary under Florida Statutes 689.261 warns the buyer of it. TwinEagles paid a 2025 rate of 12.2558 mills on the bills we checked, and the median total 2026 preliminary-roll bill on TwinEagles residential parcels is $9,124.

Can I put a for-sale sign in my TwinEagles yard?

The master association’s Quick Guide for Realtors addresses open-house signs: one 24 by 18 inch oval sign built to the community’s specification in the front yard and one at the neighborhood entrance on the day of the open house, never facing the golf course, removed at day’s end. Realtor signs are not permitted in Covent Garden at all. The guide does not describe a standing for-sale sign, so we check the recorded use restrictions and your neighborhood’s rules before placing one.

Can I hold an open house in TwinEagles?

Yes, on Saturdays and Sundays between 9 am and 5 pm only. The gate pulls the list of open houses from the MLS each week, and a visitor is admitted only if the address is on that list, so an open house must be entered in the MLS in time (HOA Quick Guide for Realtors). Clubhouse tours for buyers are by appointment. We enter every open house early and confirm it reached the gate.

How do buyers’ agents get through the TwinEagles gate?

TwinEagles has one gatehouse, at the Immokalee Road entrance on TwinEagles Boulevard. Private showings need an appointment and ID, and the gate may call the listing agent to confirm; guests and vendors are registered through dwellingLIVE (HOA Community FAQs). We register every showing in advance so no buyer waits at the gatehouse.

Can I rent my TwinEagles home instead of selling?

Yes, within the master association’s limits: no more than three leases in a calendar year, each at least 30 consecutive days, on the approved form with tenant screening before occupancy (Use Restrictions 2024). Neighborhood associations can be stricter. You keep paying club dues, the Phase One assessment and the association assessments while the home is leased. Weigh those carrying costs against seasonal rent, and we will run the comparison with you.

How do I sell a Covent Garden condo in TwinEagles?

Order three estoppels, from the club, the master association and your condominium association, which follows Florida Statutes 718.116. Price against the same plan first: in the latest twelve months the 1,654-square-foot units closed between $350,000 and $470,000 and the 2,297-square-foot units between $625,000 and $667,500. Market without a yard sign, which Covent Garden does not allow, and have the association’s building records ready for the question every condominium buyer now asks. The median Covent Garden sale took 121 days, so preparation pays.

Should I renovate before selling my TwinEagles home?

Renovate only where the work removes a buyer’s objection. Exterior changes need architectural review approval first, which adds weeks, so interior refreshes are usually faster. The county roll puts much of Bramble Point, Hollybrook, Wicklow and Covent Garden in 2006 to 2008, so roofs, windows and kitchens there face more scrutiny than in Dundee or Kinross, built 2015 to 2019. We walk the home and read your same-plan sales before recommending any spending.

Should I sell my TwinEagles home furnished or turnkey?

There is no public TwinEagles data on furnished versus unfurnished sale prices, so it is a judgment call. Many TwinEagles buyers are seasonal and may prefer a turnkey home, while full-time buyers often bring their own furniture. If you offer furniture, list it on a separate inventory and let the contract state whether it conveys and at what value, because Florida’s documentary stamp tax applies to the real property consideration (Florida Statutes 201.02).

Should I sell my TwinEagles home without an agent?

You can, but every TwinEagles rule still applies. The gate admits open-house visitors only for addresses on the weekly list pulled from the MLS, so an unlisted open house cannot admit the public, and you still need club approval of the buyer, the Membership Agreement at the club seven days before closing, the transfer fee and two or three estoppels. An owner selling alone also has to answer the initiation, category and Phase One questions accurately, which is where TwinEagles deals most often slow down.

Does a cash buyer skip any TwinEagles steps?

No. A cash buyer removes the lender’s appraisal and underwriting, and possibly a lender-driven flood insurance requirement, but not the community’s steps. The club still approves the buyer and needs the signed Membership Agreement and transfer fee seven days before closing, the buyer still pays the initiation for the deeded category, the master association still screens the buyer, and the title company still needs two or three estoppels.

Will I owe capital gains tax when I sell?

Possibly. Federal law lets a qualifying seller exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on the sale of a main home owned and used as a residence for at least two of the five years before the sale, per IRS Publication 523. A seasonal TwinEagles home that was not your main home does not qualify for the exclusion. Florida has no state personal income tax. Confirm your position with your CPA before you set a price.

I inherited a TwinEagles home. What changes?

An inherited TwinEagles home follows the same club and association steps as any sale, once the personal representative or trustee has authority to sell. The deeded membership stays with the house, so the buyer pays the initiation for the home’s category and assumes the Phase One balance, and the estate must bring club dues and association assessments current, since the covenant makes seller and buyer jointly liable for pre-sale dues. Estate property often needs updating and a fresh flood and wind review. An estate attorney confirms authority; we handle the pricing and the TwinEagles process.

Can I sell my TwinEagles home and buy another inside TwinEagles?

Yes. The club’s Initiation Fee Policy charges nothing to a member moving to another TwinEagles home unless the move is up a category, when the member pays the difference in fees, or the member does not occupy the new home, so read its conditions before you sign. Moving down, from a Golf-deeded estate to a Social-deeded carriage home, does not trigger a new initiation under that policy. Coordinate the two closings so your membership status is continuous.

Does Immokalee Road traffic hurt TwinEagles resale?

It is a real drawback, and buyers know it. Collier County’s 2025 capacity report rates the Collier Boulevard to Wilson Boulevard stretch of Immokalee Road, which includes the TwinEagles entrance, at level of service F with no funded widening. The Vanderbilt Beach Road Extension, open since June 12, 2026, adds a second east-west route. A listing that states honest drive times from the gate, about 22 minutes to Vanderbilt Beach off-peak, keeps the buyer who stays through the second showing.

Does TwinEagles have a beach club or boat access?

No. TwinEagles has no beach club, marina or boat access; a Gulf beach club and an equestrian center were in the developer’s 1997 announcement and were never built. Residents use Collier County’s resident beach parking permit, and Vanderbilt Beach Park is about 22 minutes from the gate off-peak. A buyer who needs a beach club is comparing Mediterra, and the comparison section above shows what that costs.

Is TwinEagles an age-restricted community?

No. TwinEagles is not age-restricted, and a TwinEagles listing should say so plainly. It is a private golf club community of 717 homes and homesites, from Covent Garden carriage homes to custom estates, open to buyers of any age, and every street is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High School.

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

Three things, in order. Get a written valuation built from the sales of your own neighborhood and plan. Gather what you have on your club category and Phase One balance, which we confirm from the club estoppel, and pull your elevation certificate, any FEMA letter and your latest tax bill so the category, Phase One, flood and tax questions are answered. Then decide how public or private the marketing should be. Request a valuation through our TwinEagles home valuation request or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every figure on this page traces to a primary source below, listed as of September 24, 2026: the Southwest Florida MLS, Collier County’s recorded deed record and public layers, The TwinEagles Club’s and the master association’s own published documents, Florida Statutes and state agencies, and FEMA and other federal agencies. News and trade reports appear only where a club or county record repeats them. 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, pulled September 24, 2026)
• Collier County Tax Collector, property tax search (2025 bills, millage 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, entity search (club, master and neighborhood associations)
• Collier County, 2025 Annual Update and Inventory Report (Immokalee Road level of service)
• Collier County, Vanderbilt Beach Road Extension Phase One opening, June 2026
• Collier County, NC Square adopted ordinance 2025-30
• Florida Department of Transportation, I-75 at Immokalee Road interchange project
• Collier County, elevation certificates layer
• Collier County, proposed Flood Insurance Rate Map release, August 2026
• Collier County, 2026 flood protection newsletter
• Collier County Parks, Vanderbilt Beach Park
• OSRM routing engine (off-peak drive times from the TwinEagles gate)

The TwinEagles Club

• The TwinEagles Club, membership (deeded membership, 614 Golf cap, initiation fees posted September 2026)
• The TwinEagles Club, home page
• The TwinEagles Club, club life (tennis, pickleball, bocce, pool and fitness)
• The TwinEagles Club, golf
• The TwinEagles Club, contact and leadership roster
• The TwinEagles Club, reciprocals
• 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, $250 estoppel fee)
• The TwinEagles Club, estoppel required by street, July 29, 2021
• The TwinEagles Club, estoppel requests
• The TwinEagles Club, neighborhood HOA contacts, January 30, 2024
• The TwinEagles Club, Talon scorecard 2024
• The TwinEagles Club, Eagle scorecard 2024
• The TwinEagles Club, Audubon Gold Signature Sanctuary certification, 2023
• The TwinEagles Club, 2025 reciprocal program
• The TwinEagles Club, 2024 site plan
• ProPublica Nonprofit Explorer, The TwinEagles Club filings
• ProPublica, TwinEagles Club Form 990, fiscal year 2024 (member vote on special capital assessments over $500,000)
• Nicklaus Design, TwinEagles
• Curran Young Construction, The TwinEagles Club project (71,376 square feet, completed 2023)
• Club and Resort Business, TwinEagles approves $22.5 million master plan

The TwinEagles master association

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, Community FAQs and history
• TwinEagles HOA, board of directors
• TwinEagles HOA, neighborhood HOAs
• TwinEagles HOA, Covent Garden
• TwinEagles HOA, Approved 2024 Budget
• TwinEagles HOA, Approved Use Restrictions 2024
• 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, recorded amended and restated governing documents
• TwinEagles HOA, Rules and Regulations
• TwinEagles HOA, Design Review Guidelines, The Estates
• TwinEagles HOA, ARC application
• TwinEagles HOA, architectural review
• TwinEagles HOA, December 2025 survey replies
• TwinEagles HOA, newsletter, February 2024
• TwinEagles HOA, newsletter, March 2024
• TwinEagles HOA, lake-bank remediation update, June 2026
• Hollybrook at TwinEagles Homeowners Association, management page
• Resource Conservation Systems, 2026 tariff
• Resource Conservation Systems, fact sheet
• The Ronto Group developer archive, Lake Estates neighborhood page, 2019 capture

Mediterra comparison

• Club at Mediterra, At-a-Glance 2026-2027
• Club at Mediterra, membership page
• Mediterra Community Development District, FY2027 adopted budget

Florida law and state agencies

• Florida Statutes 720.401, disclosure summary
• Florida Statutes 720.30851, homeowners’ association estoppel certificates
• Florida Statutes 718.116, condominium estoppel certificates
• Florida Statutes 718.503, condominium resale disclosures
• Florida Statutes 718.112, condominium structural reserve studies
• Florida Statutes 553.899, milestone inspections
• Florida Statutes 201.02, documentary stamp tax
• Florida Statutes 190.048, community development district disclosure
• Florida Statutes 689.261, property tax disclosure summary
• Florida Statutes 193.155, homestead assessment and change of ownership
• Florida Statutes 627.7011, roof age and homeowners’ policies
• Florida Senate, CS/CS/HB 1049 (2024) staff analysis, residential flood disclosure
• Florida Department of Business and Professional Regulation, estoppel certificate fee schedule
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• Florida Office of Insurance Regulation, form OIR-B1-1802, wind mitigation verification
• Johnson v. Davis, Florida Supreme Court, 1985
• Citizens Property Insurance, flood insurance requirement
• Citizens Property Insurance, inspections
• 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
• FEMA preliminary flood hazard layer
• FEMA Flood Map Service Center
• FEMA determination document, LOMR-F dated December 24, 2015, Dundee Lane
• FEMA, LOMA and LOMR-F process
• FEMA, revalidation guidance
• FEMA, Community Rating System eligible communities, April 1, 2026
• National Weather Service Miami, Hurricane Irma
• IRS Publication 523, Selling Your Home
• National Association of REALTORS, settlement frequently asked questions

McGreevy and Comisar

• TwinEagles community guide
• McGreevy and Comisar free home valuation
• TwinEagles home valuation request
• How we help buyers purchase in TwinEagles
• How we represent buyers in Naples
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a TwinEagles seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves. Several items that matter to a sale are not published and cannot be linked: current club dues, the remaining Phase One balance for a home, the 2025 and 2026 master budgets, and every neighborhood and condominium assessment. Each appears on the estoppel for a specific home.

Your TwinEagles 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 TwinEagles sits inside the North Naples club market they work every week. If you are weighing a sale in TwinEagles, 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 TwinEagles 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 deed record and public layers. Brokered by Domain Realty.