Sell Your Home in Wicklow at TwinEagles, FL

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

Why Sell Your Wicklow Home With McGreevy and Comisar?

Wicklow at TwinEagles is 59 single-family homes on Wicklow Lane in North Naples, built by Centex Homes from 2006 to 2009 and by Stock Signature Homes from 2014 to 2016, and it closed 9 sales on the Southwest Florida MLS in the 60 months to September 24, 2026, from $930,000 to $1,580,000, five of them in the last 12 months. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Wicklow home from that record, builder era by builder era.

Data updated: September 2026 (Southwest Florida MLS, development name Twin Eagles, Wicklow Lane, 12 and 60 months and all MLS history, pulled 24 Sep 2026; Collier County recorded deeds, newest recorded sale 30 Jun 2026)

This page is written for the owner. For the full picture of the neighborhood itself, the two builders, the Wicklow association’s recorded covenants, the lots, the flood letters and the schools, read our complete Wicklow at TwinEagles neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a home on Wicklow Lane for the most money, with the fewest surprises, on a timeline you control. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Wicklow Home With the #1 Team in Southwest Florida Since 2012

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

The Credentials, Stated Plainly

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

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

Our Record Behind This Page

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On a street that trades about two homes a year, the whole market is what your price depends on, and the whole market is small enough to show you in full. Every figure below comes from two independent public systems, the Southwest Florida MLS and Collier County’s own recorded deeds, and each one carries its source and its date. We tracked every one of the 9 Wicklow MLS closings of the last 60 months, all 51 Wicklow closings in the MLS record since 2007, and every one of the 9 qualified resales the county recorded in the last five years, before writing a word.

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

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, the gate list, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the club, association and flood paperwork, which on Wicklow Lane means a deeded club membership, three estoppels, a neighborhood association that runs your lawn and sprinklers, and a flood map that changes from one end of the street to the other. 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 Wicklow at TwinEagles Different?

Selling in Wicklow at TwinEagles differs from most Naples sales in five ways: two builders a decade apart share one lane, the deeded club category decides who your buyer is and what they pay at closing, the Wicklow association adds a third estoppel, the association mows and irrigates every lot, and the flood map changes along the street.

Data updated: September 2026 (The TwinEagles Club membership page and 2024 Membership Agreement; Wicklow covenants as amended in 2012 and 2015; TwinEagles HOA 2024 Approved Budget; FEMA National Flood Hazard Layer, queried 24 Sep 2026)

Two Builders on One Lane, a Decade Apart

Wicklow is 59 single-family homes on Wicklow Lane, the number the association’s 2006 Articles of Incorporation planned (“fifty-nine (59) single-family Dwelling Units”) and the number the master association bills in its budget (Articles of Incorporation, Florida Division of Corporations; TwinEagles HOA Approved 2024 Budget). On the 2026 Collier County roll, 34 of them are Centex-era homes built from 2006 to 2009, 20 are Stock Signature-era homes built from 2014 to 2016, and four date from 2011 and 2012. That split is the first fact in any Wicklow price: a buyer walking the lane sees two products, and the recorded resales price them differently.

Three Estoppels, Because Wicklow Has Its Own Association

Wicklow at TwinEagles Homeowners Association, Inc. has been an active Florida not-for-profit corporation since August 22, 2006, and it is managed by Cardinal Management Group of Florida, a RealManage company (Cardinal Management Group, contact). The club’s estoppel sheet lists Wicklow Lane among the eight TwinEagles streets that need a third, neighborhood estoppel on top of the club’s and the master association’s (club estoppel requirements by street). Three estoppels mean three turnaround clocks, so a Wicklow listing orders them the week it goes live.

The Deeded Membership and the Buyer’s Initiation Fee

“Each residence is deeded a Membership, so homeownership within TwinEagles is required to have a Membership (Golf, Sports or Social),” the club says, and Golf is capped at 614 memberships across the 717 homes (The TwinEagles Club membership page, read September 2026). The buyer pays the club an initiation fee at closing, $150,000 for Golf, $60,000 for Sports or $45,000 for Social as posted in September 2026, plus a $3,500 transfer fee under the club’s 2024 Membership Agreement. None of that money reaches you, but at Wicklow prices the Golf fee is more than a tenth of the house price, so the category on your deed shapes your buyer pool and your number. On a street whose back lots look onto the Eagle course, that matters more than it does almost anywhere else in TwinEagles.

A Lawn Crew Your Buyer Inherits

The recorded Wicklow covenants, as amended in 2012, make the association responsible to “maintain, repair and replace all portions of the irrigation system serving a Lot; and maintain and replace the landscaping materials on the Lots, including mowing, fertilizing, edging, trimming,” and the association controls the sprinkler clocks (Collier County Clerk, Official Records). For a seasonal buyer that is a feature worth money, and for you it means the lawn in your listing photographs is the association’s work, done on its schedule whether you are in Naples or not. What the association does not do is maintain the house, the roof, the pool, the driveway or the screen cage; those stay with the owner.

A Patchwork Flood Map and Four FEMA Letters

Four of the five FEMA street points we queried on Wicklow Lane read Zone X, one of them shaded, and the north end reads Zone AH, a shallow-ponding high-risk zone, on both the effective and the preliminary maps (FEMA National Flood Hazard Layer). FEMA’s database lists four letters of map change on Wicklow Lane: two single-lot Letters of Map Amendment from November 2012 and May 2014, and two multi-lot Letters of Map Revision based on Fill from April and October 2015, each reading “Structure removed, property partially inundated” (FEMA letters of map change layer). In a Wicklow sale, the letter for your lot, if there is one, and your elevation certificate are the first documents a buyer’s lender and insurer need to see.

What Should a Wicklow Seller Know First?

A Wicklow at TwinEagles seller should know nine facts before choosing a list price: the five sales of the last twelve months, the nine-sale five-year record, the empty active market, the builder era, the deeded club category, the buyer’s initiation fee, the three estoppels, the Phase One balance and the flood file. Each is set out below.

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

• 59 single-family homes on Wicklow Lane, 34 Centex-era (2006 to 2009) and 20 Stock-era (2014 to 2016), on homesites the developer marketed at 75 by 160 feet, inside TwinEagles’ 717 homes and homesites.
• The Southwest Florida MLS shows 5 Wicklow closings in the 12 months to September 24, 2026, from $930,000 to $1,500,000, $6,225,000 in volume, each below its final list price.
• The 60 months to September 24, 2026 hold 9 closings, fewer than the ten a stable median needs, so every sale is listed on this page: $930,000 to $1,580,000.
• Those nine sold after a median of 58 days on market at a median 93.33 percent of final list price, and one of the nine closed at its full list price.
• No Wicklow home was for sale on September 24, 2026, against 15 active listings across TwinEagles.
• Collier County’s recorded deeds hold 9 qualified Wicklow resales in 60 months, and the three Stock-built homes among them brought $1,500,000 to $1,575,000.
• The buyer pays the club $150,000, $60,000 or $45,000 at closing, plus a $3,500 transfer fee, and takes over the remaining Phase One capital assessment.
• Three estoppels: the club, the master association and the Wicklow association.
• Flood is a paperwork question: the north end of the lane reads Zone AH, and four FEMA letters name Wicklow lots.

Is Now a Good Time to Sell a Wicklow Home?

For a prepared, well-priced Wicklow at TwinEagles home, yes. No Wicklow home was for sale on September 24, 2026, so the next listing faces no competition on its own street, while the five MLS closings of the last twelve months, $930,000 to $1,500,000, show buyers paying for the right era, lot and condition.

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

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

Five sales are too few to call a market rate, so here is each one, from the Southwest Florida MLS pull of September 24, 2026:

Window: September 25, 2025 to September 24, 2026, five closings, $6,225,000 in volume, none entered in the MLS after closing [our arithmetic from the MLS rows]. The middle sale of the five was $1,150,000, the middle days on market 83 and the middle sale to list 91.60 percent, but with five sales those are markers, not rates. Every one closed below its final list price, by 2.0 to 11.2 percent. The spread per living square foot, about $357 to $499, is the story: two homes of about 3,000 square feet closed at $1,500,000, while two larger homes of 3,106 and 3,211 square feet closed at $1,145,000 and $1,150,000. On the Collier County file, the December 2025 sale at $1,500,000 is a 2015 Stock home and the two November 2025 sales are 2008 Centex homes. The prior twelve months held one Wicklow closing, $1,575,000 in February 2025, a 2014 Stock home on the county file.

The Sixty-Month Record: Nine MLS Closings

Our rule is to widen the window until it holds ten sales. The 12, 24, 36 and 60-month Wicklow windows hold 5, 6, 8 and 9 closings, so no five-year window reaches ten, and we list the sales instead of printing a median.

Source: Southwest Florida MLS, development name Twin Eagles, closed 09/25/2021 to 09/24/2026, pulled September 24, 2026, with every closing assigned to Wicklow by street, Wicklow Lane, because the MLS subdivision field is inconsistent. Across all of TwinEagles the same 60-month window shows 188 closings at a median 32 days on market and 96.17 percent of list, so Wicklow homes have taken longer and closed further from list than the community as a whole.

The Full MLS Record Since 2007

The first window that holds ten or more Wicklow closings is the whole MLS record: 51 closings from November 21, 2007 to September 24, 2026, median $840,000, from $410,000 to $1,580,000, median 86 days on market and median 95.14 percent of final list price. That record includes the developers’ new-construction closings from the Centex and Stock build-out years, so it describes Wicklow’s long run rather than today’s price, and we never price a resale from it.

The County Deed Record Beside the MLS

We ran the same years through Collier County’s recorded deeds. Counting only DOR-qualified, arm’s-length sales over $100,000, the county holds 9 Wicklow resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026), from $999,000 to $1,580,000, a median of $1,260,000, an observed sale because nine is odd, $11,959,000 in volume and $393.96 per county square foot of building area. Seven of the nine match MLS closings; the county adds a $999,000 sale in December 2021 and a $1,550,000 sale in February 2024 that the MLS window does not carry, and the two September 2026 MLS closings are newer than the county file. The county measures homes by the roll’s building area, which is not MLS living area, so we never set the two per-foot figures side by side.

No Wicklow Home for Sale Today

On September 24, 2026 the Southwest Florida MLS showed no active Wicklow listing. Across all of TwinEagles the same pull showed fifteen active listings and about 3.6 months of supply, and Dundee, Lake Estates, Lockford, Wicklow and Wisteria had nothing listed at all. For a Wicklow owner that is the strongest single fact on this page: a buyer who wants a 75-foot homesite near the clubhouse, with the association doing the yard, has exactly one Wicklow choice, and it could be yours. An empty market is a pricing advantage to protect, not to spend, because a buyer who has been waiting will still compare your number with the five sales of the last year.

Thinking of Selling in Wicklow? Start With a Written Valuation

With about two Wicklow sales a year, a twelve-month band from $930,000 to $1,500,000 and no competing listing on the lane, the first price you publish is the most important decision of your Wicklow sale. Request a written opinion of value through our free Wicklow at TwinEagles home valuation or the McGreevy and Comisar free home valuation, or call Jesse McGreevy direct at (239) 898-6072. Buying instead? See how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

What Have Wicklow Homes Sold For Since 2006?

Collier County’s recorded deeds trace Wicklow at TwinEagles through a full cycle: Centex new homes at a median of $908,350 in 2007, resales down to $379,000 in 2010, Stock new homes at $869,500 in 2015, resales first above $1 million in 2021, and $1,145,000 to $1,580,000 since 2024.

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

The Recorded Series, by Year

Source: Collier County recorded deeds, qualified sales over $100,000 coded improved. “New-home sale” means the first qualified sale of a parcel within a year of its county year built; it is our classification of the deed file, not a field in it. No qualified Wicklow home sales were recorded in 2014, 2022, 2023 or the first half of 2026, and every year holds fewer than ten sales, so read each median as the middle of a handful of houses; even-numbered years use the mean of the two middle sales.

What the Builders Charged

Centex opened Wicklow with two furnished models: the four-bedroom Covington, 3,021 square feet of living space, priced at $1,214,517 furnished, and the three-bedroom Verano, 2,404 square feet, at $1,123,206 furnished (Naples Daily News archive). When the developer brought Stock Signature Homes in to finish the lane, its unfurnished 2,719 square foot Scottsdale II was priced at $899,990, and the 2019 neighborhood page still read “Wicklow by Stock Signature Homes, From the $700’s” (archived Wicklow page). Stock’s recorded new-home sales in 2015 ran $799,800 to $990,300. Ten years later the same homes resell for $1,500,000 to $1,575,000.

The Same Houses, Sold Twice

The cleanest price evidence on a small street is the same house selling twice. The MLS record carries several Wicklow addresses that closed more than once, and four show the range:

Source: Southwest Florida MLS, all MLS history, pulled September 24, 2026, each pair the same address in the MLS record (addresses not printed); percentages are our arithmetic, and pools, renovations and replacements between the two sales are not in the record. The last row is the clearest lesson on the street: the same house more than doubled in fifteen months, a change far larger than the market’s, which is what an updated house and a well-run sale can do to a price, and what a tired house and a long listing can do in the other direction.

What the Series Means for a Seller Today

An owner who bought new from Centex in 2007 has seen Wicklow resales clear the 2007 new-home median of $908,350 only since 2021, while an owner who bought new from Stock in 2015 holds a large gain. Either way, you bought before the club charged any initiation fee at all; the first one, in April 2021, was $30,000 for Golf, and the developer’s sales program from 2010 “included a golf membership with every newly constructed home sale” (archived TwinEagles news page), a new-home promotion that does not apply to a resale. Your buyer today pays $150,000 for Golf, so the all-in cost of your house to the next owner is far higher than the price on your deed suggests. An owner who bought in 2024, at the top of the recorded series, faces the harder conversation, and we would rather have it with the recorded numbers on the table than with a portal estimate that ignores them.

Why Wicklow Turns Over About Twice a Year

Nine qualified resales on 59 homes in about 57 months is roughly 3.2 percent of the neighborhood a year, about two sales, and the county recorded no qualified Wicklow resale at all in 2022 or 2023. The six resales of 2021 had a median of $1,024,500 and the next three, in 2024, a median of $1,550,000, so the jump happened between trades, which is exactly when an old comparable misleads a seller. With so few sales, your sale will very likely become the comparable the next buyer and appraiser use, and a mispriced listing can sit, because the sale that could rescue an ambitious price may be a year away.

Wicklow vs Hollybrook: Which Will Your TwinEagles Buyer Choose?

Wicklow vs Hollybrook is the comparison a TwinEagles buyer near the clubhouse weighs most. Both are Centex neighborhoods of the 2005 Grand Arbors release, side by side, each with its own association that does the yard. Wicklow offers 59 larger homes on 75-foot lots at a $1,260,000 county median; Hollybrook offers 51 smaller homes on 67-foot lots at $942,500.

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

Hollybrook sits on Heather Woods Court directly south of Wicklow, and its association was filed with the state on the same day as Wicklow’s, August 22, 2006; the Wicklow articles even name Hollybrook once, in what reads like a slip in a shared template. Our Hollybrook at TwinEagles guide carries every recorded Hollybrook sale, its flood points and its FEMA letters.

The Wicklow vs Hollybrook Decision Table

Sources: Southwest Florida MLS, pulled September 24, 2026; Collier County recorded deeds and 2026 preliminary roll (county building area, never compared with MLS living area); TwinEagles HOA Approved 2024 Budget; developer pages (Wicklow, 2019; Hollybrook, 2019); FEMA National Flood Hazard Layer and letters of map change, queried September 2026; OSRM off-peak routing. Wicklow holds fewer than ten MLS sales at 60 months, so its prices are listed rather than given as a median.

The Same Size on Two Streets

The MLS records living area to the square foot, which lets us set homes of similar size side by side. At about 2,900 to 3,000 square feet of MLS living area, Wicklow’s two Stock-built resales on the county file closed at $1,575,000 in February 2025 and $1,500,000 in December 2025, while Hollybrook’s homes of that size closed at $1,235,000 in November 2025 and at $1,150,000 and $1,148,000 in September 2026. Wicklow’s two 2008 Centex homes of 3,106 and 3,211 square feet, by contrast, closed at $1,150,000 and $1,145,000 in November 2025, level with Hollybrook’s best. So the Wicklow premium is real, about $265,000 to $340,000 between the Stock pair and Hollybrook’s top sale [our arithmetic from the MLS rows, a handful of sales, not a rate], but it is carried by the newer, updated homes, not by the street name.

Who Should Choose Wicklow, and Who Should Choose Hollybrook

A buyer should choose Wicklow for more house on a wider lot, the option of a 2014-to-2016 Stock home, three-car garages on the later plans, and water, preserve or the Eagle course behind most lanais. A buyer should choose Hollybrook for the same neighborhood-maintained yard a little closer to the clubhouse, a smaller home to keep, a private cul-de-sac and an entry price about $300,000 lower on the county’s five-year medians.

What the Comparison Means for Your List Price

Your buyer has very likely toured Heather Woods Court, and Hollybrook had two homes listed on September 24, 2026 while Wicklow had none. For a Stock-era Wicklow home, the comparison works in your favor, and the listing has to show why: the build year, the roof, the plan and the view. For a Centex-era home that has not been updated, the recorded sales say a buyer will price it against Hollybrook’s best, so the list price has to reflect the roof, windows, air conditioning and finishes you have actually replaced. We set your number against both streets so it survives that side-by-side.

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

On the seller’s own yardsticks, Wicklow at TwinEagles sits in the upper middle of TwinEagles: a $1,260,000 county median on nine resales over five years, above Hollybrook, Kinross, Fenhurst and Bramble Point and below Lockford, Wisteria, Dundee and Hedgestone, with the highest 2024 master assessment of any neighborhood that has its own association, $4,392.76.

Data updated: September 2026 (Southwest Florida MLS, closed sales assigned to neighborhoods by street, pulled 24 Sep 2026; Collier County recorded deeds, 60 months to 30 Jun 2026; TwinEagles HOA 2024 Approved Budget)

The Seller’s Yardstick, MLS

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

The County Benchmark, Five Years of Recorded Resales

Yardstick: Collier County recorded deeds, DOR-qualified resales in the 60 months ending September 24, 2026 (newest recorded sale June 30, 2026); median per county square foot uses the roll’s building area, not MLS living area; even counts use the mean of the two middle sales; assessments from the TwinEagles HOA Approved 2024 Budget. Counts under 10 are thin and read as a list. Above this group sit The Estates and Lake Estates, the custom-home enclaves at the front of TwinEagles.

What the Yardstick Tells a Wicklow Seller

Three things. First, Wicklow’s older Centex homes pull its median below the newer Minto and Stock streets, Dundee, Wisteria and Lockford, while its own Stock-built resales, at $1,500,000 to $1,575,000, sit right alongside them; a Stock-era Wicklow seller should be priced against those streets, a Centex-era seller against Wicklow’s own Centex sales. Second, over five years Wicklow has sold more slowly than TwinEagles as a whole, a median 58 days on market against 32, and further from list, 93.33 percent against 96.17. Third, the carrying cost your buyer underwrites is higher than on most streets, because the master assessment is the highest of any neighborhood with its own association and the Wicklow quarterly assessment comes on top. Our TwinEagles seller guide sets all twelve neighborhoods side by side.

How Do We Price a Wicklow Home?

We price a Wicklow at TwinEagles home from the five MLS closings of the last twelve months and the nine of the last five years, read by builder era first, then adjusted for the lot and what sits behind it, the deeded club category, the roof and systems, and the flood file, and tested against the likely appraisal.

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

We Start With the Wicklow Record, Not the TwinEagles Median

The TwinEagles-wide MLS median over the last twelve months was $1,031,250, pulled down by 120 Covent Garden condominiums and the Lennar neighborhoods of Kinross and Fenhurst, and pulled up by the custom homes of The Estates and Lake Estates. It is the wrong starting point for a Wicklow home, and so is any automated estimate that blends Wicklow with Hollybrook next door. A Wicklow price starts from Wicklow sales, read on MLS living area, and cross-checked against the county’s recorded deeds on the county’s own building-area measure, never one against the other.

Builder Era First: Centex or Stock

On the recorded deeds since 2021, the three Stock-built homes that resold brought $1,500,000 to $1,575,000, and the six Centex-era homes brought $999,000 to $1,580,000. The best Centex sale, $1,580,000 in May 2024 on a 2008 home, matched the Stock homes; the two Centex sales of November 2025 closed at $1,145,000 and $1,150,000. So the builder’s name does not set the price by itself; condition, updates, the lot’s view and the membership category do. But a buyer sorts the lane into two products, and a 2014-to-2016 home with a younger roof and systems starts from a higher shelf, so we price each home against its own era first and against the street second.

The Plans on the Public Record

Centex marketed two Wicklow models: the Covington, four bedrooms and three baths on 3,021 square feet of living space, and the Verano, three bedrooms and three baths on 2,404 square feet (Naples Daily News archive). Stock marketed the Scottsdale II, 2,719 square feet with three bedrooms, a study, three baths and a three-car garage (archived TwinEagles news page). The MLS record shows Wicklow living areas from 2,404 to 3,211 square feet across the last five years, and the county roll’s building-area field, which counts garages and covered outdoor space, runs from 2,366 to 4,327 square feet, median 3,240. Builders revise plans over a build-out, so your permit set and survey, not a brochure, describe your house, and we price it against the Wicklow sales of the same recorded size first.

The Lot and the View Set the Bracket

The developer marketed Wicklow homesites at 75 by 160 feet, about 12,000 square feet, the widest homesite in TwinEagles where a neighborhood association mows the lawn. Most Wicklow lots back onto a lake, preserve or the Eagle course: the Centex-era release described “a neighborhood of 58 homes overlooking lakes, preserves and the 12th and 13th holes” of the course then called the Aerie, and Stock’s release promised “spectacular water and golf course views.” Irregular lots on the lake bends and cul-de-sac ends differ from the marketed size, and the recorded plat puts golf course, drainage and preserve easements on many of them. No public dataset tags a sale by its view, so we never publish a view premium; we isolate it the honest way, against recorded Wicklow sales of similar size and era with and without it, using your survey and aerial photographs.

The Deeded Category Changes the Buyer’s Math

The initiation fee is a fixed number on top of your price, and at Wicklow prices it is a large one. Here is what a buyer actually writes at closing at $1,150,000, the middle of the five Wicklow closings of the last twelve months, before prorations and closing costs, at the club’s posted September 2026 fees:

Our arithmetic from the MLS figure, the club membership page and the 2024 Membership Agreement. The rows are illustrations, not a statement about any address, because the category is set by each home’s deed and only the club’s estoppel states it. The $105,000 gap between the Golf and Social fees is about 9 percent of that price, so a golfer shopping at $1.15 million weighs a Social-deeded home very differently, and only 614 Golf memberships exist for 717 homes. Wicklow’s history adds a wrinkle: the developer’s program from 2010 “included a golf membership with every newly constructed home sale,” so a Stock home first sold in 2014 to 2016 was sold under that program, while the Centex homes were sold years earlier under the Bonita Bay Group’s plans. Categories can also change when an owner upgrades. We have found no public document that lists the category for each Wicklow address, so we order the club estoppel before we price.

The Phase One Balance the Buyer Assumes

In June 2020 members approved the $22.5 million Phase One Master Plan, funded partly by a capital assessment that runs 12 years from September 2020; the club’s plan states that “the buyer will be responsible for all remaining monthly payments” (Phase One Master Plan). The last public figure, on the club’s fiscal 2022 schedule, was $244 a month for Golf (FY2022 Dues and Fees). The 144 monthly payments run September 2020 to August 2032, and the 71 remaining after September 2026 come to $17,324 at the FY2022 rate, an illustration and not a balance [our arithmetic]. The club estoppel states the actual figure for your home.

The Roof, the Systems and the Permit File

The Centex-era homes are now 17 to 20 years old, the age when roofs, air conditioning, water heaters and pool equipment come due, and the county’s permit files show exactly that work on Wicklow Lane. Collier County’s monthly issued-permit files from January 2024 through July 2026 show 34 permit records on the street and no new-home permit: 13 air-conditioning replacements on 13 different homes, three full reroofs from $53,633 to $86,500, window, door and storm-protection jobs, screen enclosures, a standby generator and two interior remodels (Collier County issued permits, July 2026). Under Florida Statutes 627.7011, an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old, so a 2006 to 2009 home on its original roof is already past that line. A replaced roof, impact openings and a current wind-mitigation report, each permitted and approved, are worth more to a buyer on a Centex-era Wicklow home than on a newer one, and we price that difference from recorded sales rather than a contractor’s invoice.

Why Automated Estimates Miss in Wicklow

An automated estimate sees a house, a lot and nearby sales. It cannot see the club category deeded to your home, the Phase One balance your buyer takes over, whether your house has a FEMA letter or sits at the north end where the map reads Zone AH, whether your lot backs onto a lake, preserve or fairway, or whether you replaced the roof last year. It cannot tell a 2015 Stock home from a 2008 Centex home of the same size, and the recorded sales say that difference can be $350,000. With about two Wicklow sales a year, and Hollybrook’s smaller homes next door inside the same gate, a model has too little to learn from, and your buyer sees its estimate too, which is one more reason your price needs a written, sourced rationale behind it.

Pricing When Nothing Else Is Listed

In a thin market the live listings usually matter as much as the closings. On September 24, 2026 there were none on Wicklow Lane, so the comparison your buyer makes is with the five sales of the last twelve months, the Hollybrook homes on Heather Woods Court, the Wisteria and Lockford homes of similar size, and whatever Hedgestone offers at the next price level up. We read every active listing in those neighborhoods with its price history, because those are the homes your buyer tours the same afternoon, and we set your number where it wins that comparison, not where it merely matches the last Wicklow sale.

How Do We Market a Wicklow Home?

We market a Wicklow at TwinEagles home to the buyer actually buying there: a household wanting a larger single-family home near the clubhouse of a private two-course club, with the yard handled. That means leading with the builder era, the view and the deeded category, aerial photography of the lake or fairway, database outreach, and showings run through the gate.

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

Who Actually Buys on Wicklow Lane

Across TwinEagles, 54 percent of homes carry a Florida homestead exemption on the county roll, and the census block group that contains TwinEagles reports a median age of 66.2 in the 2020 to 2024 American Community Survey (Census Reporter). Wicklow itself has no age restriction, and its four-bedroom Centex plans and three-bedroom-plus-study Stock plans suit a family drawn by the A-rated schools as well as a retiree. Your likely buyer is a Florida household moving within Collier or Lee County, a current TwinEagles member moving up from a smaller home, or a seasonal buyer who wants a house the association keeps presentable while they are away.

Lead With the Era, the View and the Category

A Wicklow buyer asks four things first: what sits behind the lanai, whether the home is Centex or Stock, how old the roof is and what the club’s estoppel says. So a McGreevy and Comisar listing names the build year and plan in the first line of the remarks, states the deeded club category, shows the initiation, the transfer fee and the Phase One figure from the estoppels beside the price, and puts the roof and air-conditioning permit dates in the file. It sounds like a disadvantage to print a $150,000 club fee next to your price. In practice the buyers who call are already qualified for it, and the buyer who would have walked away in week three never takes a showing slot.

Photography, Aerial and the Lake or Fairway

Wicklow sells from the air and from the lanai. Professional architectural photography, aerial and twilight capture, floor plans and a video walkthrough are standard on every McGreevy and Comisar listing, and on Wicklow Lane the aerial is what shows a buyer exactly which lake, preserve or Eagle fairway sits behind your house, and how the lane bends toward the clubhouse. Because the association keeps every lawn to one standard, the street shots read as one neighborhood even though two builders built it; we ask the association’s manager when the next scheduled landscape service falls, and book the photographs for the day after.

Showings Through the Gate, 2.5 to 2.8 Miles Out

TwinEagles has one guarded gatehouse, at the Immokalee Road entrance on TwinEagles Boulevard, and Wicklow Lane sits about 2.5 to 2.8 miles and 10 to 11 minutes inside it by road on the OSRM routing engine. Guests and vendors are registered through dwellingLIVE, and the master association’s Quick Guide for Realtors sets the rules every listing works under: private showings need the buyer’s agent and an appointment. We register every showing ahead of time so no buyer waits at the gatehouse, and we route the drive past the clubhouse, which from most of Wicklow Lane is under a mile away, so the distance from the gate reads as privacy rather than inconvenience.

Open Houses and the Sign Rule

Open houses run on Saturday and Sunday, 9 a.m. to 5 p.m. only, and the gate admits visitors only to addresses on the weekly open-house list pulled from the MLS, so an open house must be entered in the MLS. Signs follow the master association’s guide: one sign, 24 by 18 inches, to the association’s specification, never facing the golf course. Because the Wicklow association maintains every yard, we confirm placement with its manager before a sign goes in, and we plan the marketing on the assumption that buyers find your home online, not from the street.

Discreet and Off-Market Options

Not every Wicklow seller wants a Sunday open house. An estate, a divorce, a health change or a move north is often better handled quietly, through direct agent-to-agent outreach across the North Naples clubs and appointment-only showings, which the gate rules already assume. With about two Wicklow sales a year and no competing listing on the lane today, full exposure usually produces the stronger price, so we set out both paths, and the trade between them, before you choose. Confidential conversations are welcome at (239) 898-6072.

How Do We Negotiate a Wicklow Contract?

Jesse McGreevy and Marc Comisar negotiate every Wicklow at TwinEagles offer themselves, and where the five closings of the last twelve months all finished below list, at 88.80 to 98.00 percent, that negotiation is where a seller’s money is kept. We answer the era, category, Phase One, flood and estoppel questions before the first offer arrives.

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

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. On Wicklow Lane that matters, because a serious buyer at $1.1 million and up may be the only one for weeks, and the offer usually arrives with questions about the roof, the category and the flood map whose answers move the price.

Reading the Wicklow Sale-to-List Record Correctly

The middle of the five Wicklow closings of the last twelve months was 91.60 percent of final list price, and the five-year median is 93.33 percent. That does not mean every Wicklow buyer expects eight percent off. It means most recent listings were priced above what buyers would pay and closed below: the November 2025 sale at $1,150,000 came in at 88.80 percent after 83 days, while the September 2026 sale at $930,000 closed at 98.00 percent, and the May 2024 sale at $1,580,000 closed at full list after 8 days [our arithmetic from the MLS rows]. A home priced inside the recorded band for its era, with its file complete, draws offers close to its ask, and the negotiation turns on terms rather than a large reduction.

Negotiating the All-In Number, Not Just the Price

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

Roof, Insurance and Inspection Before the Offer

The questions that stall a Wicklow contract are predictable: the age of the roof and air conditioning on a Centex-era home, whether the house has a FEMA letter or an elevation certificate, whether the lot is at the north end where the map reads Zone AH, and whether every exterior change was approved. We put your elevation certificate, any FEMA letter, the wind-mitigation report, the permits for every replacement and the architectural approval letters in the listing file on day one, so the buyer’s insurance agent quotes the home in a day, and no buyer uses an unanswered question to reopen the price after inspection.

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

The buyer’s signed Membership Agreement and transfer fee must reach the club “SEVEN (7) DAYS PRIOR to the closing,” membership “is contingent upon approval by the Club,” and the master association screens the buyer separately (2024 Membership Agreement; HOA evaluation instructions). Under the recorded Golf and Sports covenant, the club must act within 30 days of a complete application. The Wicklow documents we read contain no separate buyer approval, but the Wicklow articles make a buyer a member only once “a true copy of a deed” reaches the association, so the deed goes to Cardinal right after closing. We write the contract dates around those steps and order all three estoppels the week the listing goes live.

Which Recent Wicklow Sales Matter Most to Your Price?

The Wicklow at TwinEagles sales that matter most are the five MLS closings of the last twelve months, $930,000 to $1,500,000, read against the February 2025 Stock sale at $1,575,000 and the May 2024 top of $1,580,000. Your appraiser and buyer will use the same record, shown here without addresses.

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

Every Wicklow MLS Closing, October 2021 to September 2026

Source: Southwest Florida MLS, 60 months, pulled September 24, 2026, assigned to Wicklow by street. Nine sales, $11,840,000 in volume, none entered after closing; nine is below the ten a stable median needs, so the sales are listed rather than summarized. Sale to list and price per living square foot are our arithmetic from each row.

The May 2024 Top Sale, Worked Through

The May 2024 sale at $1,580,000 is the one a seller hears about, and it set the top of the five-year record: listed at $1,580,000, it closed at full list after 8 days on market, on 3,106 square feet of MLS living area, about $509 per living square foot [our arithmetic]. On the county file it is a 2008 Centex home, which is the strongest evidence on the lane that a well-kept, well-priced Centex home can sell at the Stock level. Six days later a 2,404 square foot home, the size of Centex’s Verano plan, closed at $1,260,000, about $524 a foot.

The February 2025 Stock Sale

The February 2025 sale is the clearest reading of a Stock-era home: a 2014 home on the county file, 2,949 square feet of MLS living area, listed at $1,750,000 and closed at $1,575,000 after 58 days, 90.00 percent of list and about $534 per living square foot, the highest rate in the five-year record [our arithmetic]. The same address first closed in the MLS in January 2015 at $975,000 as a new Stock home, so it gained about 61.5 percent in ten years. It also shows the ceiling: a $1,750,000 ask was more than Wicklow buyers would pay.

The Two September 2026 Sales

The newest Wicklow sales are the ones a buyer’s agent will quote against you, and they point in two directions. A 3,025 square foot home listed at $1,595,000 closed at $1,500,000 after 152 days, 94.04 percent of list. A 2,510 square foot home, the smallest in the five-year record, listed at $949,000 and closed at $930,000 after 155 days, 98.00 percent of list; the same address had closed in the MLS at $625,000 in 2014 and $785,000 in 2015. Both took about five months, which says the late-summer buyer was patient, and both prices say size and condition, not the lane, set the number.

The November 2025 Centex Pair

Two 2008 Centex homes on the county file closed within three weeks of each other in November 2025: 3,211 square feet at $1,145,000 after 59 days and 3,106 square feet at $1,150,000 after 83 days, at 91.60 and 88.80 percent of list. At about $357 to $370 per living square foot they sit with the $930,000 September 2026 sale at the bottom of the lane’s per-foot range for the last two years, and they are the comparables a buyer will raise against any unrenovated Centex listing. If your Centex home has a new roof, updated kitchen and baths or impact openings, we document exactly what separates it from these two.

What a Buyer’s Appraiser Will Use

A lender’s appraiser looks first for closed sales in the same neighborhood within six to twelve months, and on Wicklow Lane that means the five sales since November 2025, then the 2024 and February 2025 sales adjusted for time, and then Hollybrook, Wisteria and Lockford sales of similar size when your era or plan has not sold recently. We assemble that comparable set before you list, so the price we recommend is one the appraisal can support. The club initiation sits outside the appraisal, which is one more reason the all-in number is managed in the negotiation.

What Does It Cost to Sell a Wicklow Home?

Selling a Wicklow at TwinEagles home costs the commission, Florida documentary stamp tax at $0.70 per $100, three estoppel fees, and prorations of taxes, club dues, the master assessment and the Wicklow quarter. In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy, and the buyer pays the club initiation and usually the transfer fee.

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

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 $1,150,000, the middle of the five Wicklow sales of the last twelve months, that is $8,050. At $1,500,000, the price of two of the last five sales, it is $10,500, and at the $1,580,000 top of the five-year record it is $11,060 [our arithmetic]. It is the largest fixed cost of selling after commission.

Title Insurance and the Collier County Custom

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

Three Estoppel Certificates

Every Wicklow sale needs an estoppel from The TwinEagles Club, one from the master association, which FirstService Residential issues, and one from the Wicklow association through Cardinal Management Group of Florida. The club set its own estoppel fee at $250 on its fiscal 2022 schedule, the last one it posted publicly; confirm the current fee when you order. For the master and Wicklow association certificates, Florida law requires each certificate within 10 business days of a written request and caps the fee (Florida Statutes 720.30851 is the homeowners’ association text), with the Department of Business and Professional Regulation adjusting the cap for inflation; its current estoppel certificate fee schedule, which sets the same caps for condominium, cooperative and homeowners’ associations, puts the cap at $299 for a current account, plus $119 for expedited delivery, plus up to $179 if the account is delinquent. In Collier County practice the seller orders and pays the estoppel fees.

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

On your side of the statement: club dues and the Phase One payment through the closing date, the master association assessment prorated from its January 1 billing, the Wicklow quarterly assessment prorated through the quarter in progress, and any past-due balance on any of the three accounts. On the buyer’s side: the initiation fee for the deeded category, paid to the club at closing, the $3,500 transfer fee paid with the Membership Agreement, and the master association’s screening application. The buyer then carries the remaining Phase One payments. The $500 Working Fund Contribution in the Wicklow covenants is charged to an owner “who purchases a Dwelling Unit from Declarant or a Builder,” so it applied to new-home sales, not to your resale; the Wicklow estoppel will show whether the association has adopted any transfer or capital charge since.

Commission After the NAR Settlement

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

A Seller Net Sheet at $1,150,000

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

What Must a Wicklow Seller Disclose Under Florida Law?

A Wicklow at TwinEagles seller owes the buyer the Florida Statutes 720.401 HOA disclosure summary before the contract is signed, not at closing, because every Wicklow home is a single-family parcel under two homeowners’ associations, the master and Wicklow’s own. The seller also owes the 2024 flood disclosure, the property tax disclosure summary, and every known material fact a buyer cannot see.

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

The HOA Disclosure Summary Is Owed Before Contract

Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not the developer, supplies it. The contract itself must carry the statute’s warning in conspicuous type. If the summary is missing, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived; it ends at closing. The Wicklow association’s own 2006 Articles of Incorporation say it is formed under Chapters 617 and 720 of the Florida Statutes and is “NOT a condominium association,” and every Wicklow home also sits under the TwinEagles master association, so every Wicklow seller owes the summary, and it should reflect both assessments. This is information, not legal advice; confirm the form with your closing agent or attorney.

What the TwinEagles and Wicklow Documents Assign to Each Side

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

No Community Development District Disclosure

Florida Statutes 190.048 requires a disclosure to buyers of property inside a community development district. Wicklow has none: the 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s Official List of Special Districts names no TwinEagles district. The master association’s lake-bank work was funded without a special assessment to residents. Say so in the listing, because a buyer comparing North Naples communities often carries a district bond line elsewhere. Whether the Wicklow association has a special assessment pending is a question the Wicklow estoppel must answer.

The Flood Disclosure

Florida’s residential flood disclosure, section 689.302, Florida Statutes, created by CS/CS/HB 1049 in 2024, requires a seller to disclose known flooding, any flood insurance claims filed on the home and any federal flood assistance received, per the Florida Senate’s bill analysis. Answer it from your own records, completely. On Wicklow Lane, where the north end reads Zone AH and several lots carry FEMA letters, your elevation certificate and any 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 your capped assessment does not pass to your buyer (Florida Statutes 193.155). On a street where many owners bought new from Centex or Stock, that reset is often the largest change in the buyer’s carrying cost.

Unapproved Exterior Work Is a Disclosure Question

Every exterior change to a Wicklow home needs prior written approval. The Wicklow covenants say no owner shall make “any improvement, addition, or alteration to the exterior of his or her Dwelling Unit, including, without limitation, the painting, staining, or varnishing of the exterior” without approval, and they list accessory structures, lighting, pavers, fences, pools, roofs, gutters, mailboxes, screen enclosures, shutters and landscaping among the work that needs it. The TwinEagles master association’s Architectural Review Committee reviews the work for every Grand Arbors home (TwinEagles ARC application). A generator, a pool cage or a landscape change made without approval is a fact a buyer’s attorney will find by comparing the house with the association’s file. Gather your approval letters before you list; where one is missing, apply for it before a buyer asks.

Known Defects and Johnson v. Davis

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

How Does the Flood Map Affect Selling a Wicklow Home?

The flood map affects a Wicklow at TwinEagles sale through two documents: the elevation certificate and, where one exists, the FEMA letter. Four of five street points on Wicklow Lane read Zone X, the north end reads Zone AH, and FEMA lists four letters on the lane, each reading “Structure removed, property partially inundated.”

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

Five Street Points Along Wicklow Lane

Sources: FEMA National Flood Hazard Layer (effective panel dated May 16, 2012), FEMA preliminary flood hazard layer (preliminary March 20, 2025) and the USGS 3D Elevation Program point service, queried September 24, 2026. Each point is on the street, not on a house pad, and Zone AH lies within 30 meters of four of the five. These are map readings at points, never a statement about any house; a single home’s status comes from its survey, its elevation certificate and any letter for its lot.

The Four FEMA Letters on Wicklow Lane

FEMA’s letters of map change layer lists four determinations on Wicklow lots (FEMA letters of map change layer):

Every one of the four reads “Structure removed, property partially inundated”: the house is out of the high-risk area, part of the lot is not. Between them the letters name at least nine Wicklow lots individually, and FEMA lists each as not incorporated into the map, so an automated lookup still reads the underlying map. A letter removes the federal mandatory flood-insurance requirement for that house, although a lender may still require coverage (FEMA, LOMA and LOMR-F process). Most Wicklow lots have no letter of their own, which is why the elevation certificate matters as much as the map.

LOMA or LOMR-F: Why the Difference Matters to Your Buyer

People call any FEMA flood letter a “LOMA,” but two of Wicklow’s four are LOMR-Fs. A Letter of Map Amendment says land on natural ground was always above the base flood elevation; a Letter of Map Revision based on Fill says the land was raised with earthen fill to or above it, and the local government certifies the filled area. The two 2015 fill letters date from the years Stock Signature Homes was finishing the lane. A buyer’s agent who asks for “the LOMA” is asking for whichever of these covers your lot, and a buyer’s insurer wants the letter itself, not a description of it.

Elevation Certificates on Wicklow Homes

Collier County’s public layer indexes 19 elevation certificates filed with building permits on Wicklow Lane, almost all from the Stock-era construction of 2014 and 2015 (Collier County elevation certificates layer). The four we read, signed between November 2014 and April 2015 for finished homes, all list Zone AH with a base flood elevation of 16.0 feet and first floors at 17.6 to 18.0 feet NAVD88, 1.6 to 2.0 feet above it. That matches the map: those houses were built up above shallow-ponding ground. A seller who hands the buyer’s insurer a certificate showing the floor above 16.0 feet answers the first underwriting question before it is asked; for a Centex-era home without a certificate on the county layer, a surveyor can produce one.

The 2027 Flood Map

FEMA released preliminary replacement panels on March 20, 2025, and the five Wicklow street points keep the same zones on them. Collier County opened the 90-day appeal period on August 19, 2026 and targets summer 2027 for the new maps to take effect (Collier County, August 2026). Letters of map change listed as not incorporated are generally revalidated, superseded or re-determined when a new map takes effect (FEMA revalidation guidance), so a buyer after summer 2027 will ask whether your letter carried over, and a seller listing then should check FEMA’s revalidation letter for the county first.

Citizens, the County Discount and the Storm Record

From January 1, 2027, Citizens Property Insurance requires flood coverage on primary residences it insures for wind (Citizens flood requirement), so flood becomes part of the monthly math for a Citizens buyer regardless of the zone. Collier County is a Class 5 Community Rating System community, worth a 25 percent discount on eligible flood premiums (FEMA eligible communities, April 1, 2026). TwinEagles sits in evacuation Zone E, the state’s surge model reaches Wicklow Lane only in a Category 4 or 5 storm (Florida Division of Emergency Management storm surge zones), and homes here are designed for about 160 mph winds. Irma made landfall on Marco Island as a major hurricane on September 10, 2017 (National Weather Service Miami); no public record we found names storm damage specific to Wicklow in Irma, Ian, Helene or Milton, a search result rather than proof of absence, and the county’s permit files since 2024 show no permit described as storm repair on the lane.

What Will Your Buyer Pay to Own a Wicklow Home?

Your Wicklow at TwinEagles buyer will carry four recurring bills: the master association assessment, $4,392.76 in the 2024 budget, the Wicklow quarterly assessment, which pays for lawn and irrigation care, club dues in the deeded category plus the Phase One payment, and Collier County property tax at 12.2558 mills. There is no community development district.

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

The Fee Stack Your Buyer Will Underwrite

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

The Master Assessment, Highest of Any Neighborhood With Its Own Association

The 2024 approved budget carries one line for the 59 Wicklow homes, $4,392.76 per home, made up of $3,732.76 in operating assessment and a $660 reserve share, up from $4,135.06 in 2023. Across TwinEagles, 2024 assessments ran from $3,300.46 for a Covent Garden condominium to $5,586.19 for an Estates homesite; only the Estates enclaves, Hedgestone at $5,017.84 and Lake Estates at $4,895.73 carried a higher line, and none of those has its own neighborhood association. Hollybrook next door paid $3,735.72. The 2025 and 2026 budgets sit behind the owner portal, and the master association’s estoppel states the current figure.

The Wicklow Assessment and What It Buys

Seven TwinEagles neighborhoods add a quarterly neighborhood assessment, and Wicklow is one of them (TwinEagles HOA, neighborhood associations). Under the recorded covenants it pays for lawn and landscape care on all 59 lots, the lot irrigation systems and their clocks, the street tract, the landscape and signage tracts at the neighborhood’s edges, the drainage swales, insurance on association property and professional management. The amount is not published; the Wicklow estoppel for a specific home states the current quarterly figure, any balance and any special assessment. When your buyer compares it with a neighborhood where owners hire their own landscaper, the Wicklow assessment replaces that invoice, and the listing should say so.

Club Dues, Last Published in Fiscal 2022

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

Property Tax and the Buyer’s Reset

Every Wicklow home sits in a Collier County millage code totaling 12.2558 mills for 2025, including 3.75 mills for the North Collier Fire Control and Rescue District. At that rate each $1,000,000 of taxable value is $12,255.80 of ad valorem tax, so a buyer taxed on $1,150,000 with no exemption would owe about $14,094 before the garbage line [our arithmetic, an illustration of the mechanism, not a quote for any home]. Your buyer’s first full bill follows the purchase price, the homestead decision and the county’s next assessment, not your bill.

Insurance and the Rest of the Monthly Math

Homeowners, wind and flood insurance are priced house by house on roof age, openings protection, construction year and first-floor elevation. Every Wicklow home was built after the statewide Florida Building Code took effect on March 1, 2002, in the wind-borne debris region where impact openings or approved shutters are required, and the Stock-era homes were built to the 2010 and later editions. Citizens Property Insurance requires a four-point inspection on homes over 20 years old, which from 2026 reaches the first 2006 Centex homes on the lane. A seller who hands the buyer the insurance declarations pages, the wind-mitigation report and the elevation certificate answers the carrying-cost questions before they end a contract late.

Which Wicklow Rules Affect a Sale?

The Wicklow at TwinEagles rules that most affect a sale are the covenants’ limit of three leases a year of at least 30 days, prior written approval for every exterior change, association control of the landscaping and sprinklers, the shutter and antenna rules, garage-only trucks and boats, the lakefront limits, and the rebuild-alike clause after a casualty.

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

Leasing and Selling With a Tenant

As amended in 2012, the Wicklow covenants say: “No Dwelling Unit shall be leased for a term of less than thirty (30) consecutive days and no Dwelling Unit may be leased more than three (3) times in any calendar year. A copy of the lease must be provided to the Association prior to the commencement of the lease.” Only an entire home may be rented, time-sharing is prohibited, and the association may collect rent directly from a tenant if the owner falls behind. The master association’s recorded 2024 use restrictions add an approved lease form and the same screening vendor buyers use. A sale can close with a lease running, and the buyer takes the home subject to it. For a Wicklow seller those limits define the investor buyer: a seasonal lease to one family works, short stays do not, and your listing should say which lease, if any, the home carries at closing.

Architectural Approvals on Work You Did

Every exterior change goes to the TwinEagles master association’s Architectural Review Committee, which the master association’s responsibility chart names as the reviewer “for all residences in Grand Arbors,” Wicklow included (TwinEagles HOA Newsletter, February 2024). The committee meets every two weeks, and its request form asks for the contractor’s insurance and licence, drawings to scale and, where applicable, the county permit, warning that “we could be forced to have the item removed if it is installed without approval.” Interior refreshes need no association approval, so a seller preparing to list should keep pre-listing work inside the house where possible, or apply early for anything outside it.

Your Yard Is the Association’s to Maintain

Because the association maintains every lot, “any change or addition to the landscape design and materials originally installed” needs approval, and an owner who adds approved landscaping pays the extra maintenance, billed directly by the landscape company. Owners may ask for particular watering times, but “the Association shall have full control of such timing.” For a seller, that means no quick yard makeover before photographs without approval, and it means a buyer inherits a lawn that looks the same in August as in February.

Paint, Shutters and Antennas

Repainting “in a color other than the color originally placed by Declarant” needs approval, and paint comes from the master association’s Approved Color List. “No hurricane shutters may be installed without the prior written consent of the Association and Reviewer, which consent may not be unreasonably withheld,” and the master rules govern when shutters may go up and come down. Outside antennas and dishes are prohibited unless approved, except satellite dishes one meter or less that federal law protects (FCC Over-the-Air Reception Devices rule). An approved impact window or shutter upgrade is a feature to photograph and to list; an unapproved one is a problem to fix before you list.

Vehicles, Golf Carts and Parking

Vehicles park only in driveways or designated areas, never on the lawn; no one repairs a vehicle outside a closed garage; and an inoperable or unplated vehicle may stay outside a garage no more than two consecutive days. The master use restrictions add no street parking from 1 to 6 a.m. and keep commercial vehicles, pickup trucks, boats, trailers and recreational vehicles in enclosed garages. Personal golf carts may use community streets but not the golf courses. A buyer with a boat or a pickup needs to know this before the first showing, so it goes in the remarks.

Lakefront Lots and Easements

The covenants bar boathouses, docks, piers and ramps, filling a lake to enlarge a lot, digging a canal into a lot and altering a lake’s slope, and the master rules allow shore fishing with a license but no swimming or boating. The recorded plat puts golf course, drainage and preserve easements on many Wicklow lots, and the covenants bar structures, trees or shrubs on drainage or utility easements without the association’s consent. A current survey showing the easements answers a buyer’s first question about a pool extension or a larger lanai.

After a Casualty, Rebuild Alike

After a casualty, the owner must either start rebuilding “within a reasonable period of time” or clear, grass and landscape the lot, and a rebuilt home must be “of a similar size and type” as the one lost unless the Reviewer approves otherwise. For a buyer, that clause protects the street’s consistency; for a seller, it is one more reason a Wicklow buyer is buying the neighborhood as much as the house.

Pets

The master association’s recorded use restrictions permit “a reasonable number of dogs, cats, or other usual and common household pets,” leashed or confined outdoors, with no breeding and no nuisance animals, and the Wicklow covenants bar any use that becomes a nuisance to neighbors. Fences need written approval under the Wicklow covenants and the master design review, so a buyer with a dog asks early, and a clear answer in the listing keeps the right buyers coming.

How Long Does It Take to Sell a Wicklow Home?

A Wicklow at TwinEagles home took a median of 58 days on market across the 9 MLS closings of the last five years, but the spread runs from 8 to 155 days, and the five closings of the last twelve months took 32 to 155 days. Closing then takes a month or more, for club approval, the master screening and three estoppels.

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

Price Decides Which End You Land On

The pattern in the Wicklow record is plain. The May 2024 Centex home listed at $1,580,000 sold at full price in 8 days, and the December 2025 Stock home sold in 32 days at 91.52 percent of a $1,639,000 ask. Others waited: the two September 2026 sales took 152 and 155 days, and the November 2025 Centex home listed at $1,295,000 took 83 days and closed at $1,150,000, 11.2 percent below its ask. With about two Wicklow sales a year and nothing else listed on the lane, a correctly priced home competes with no other Wicklow listing and meets buyers who have been watching the neighborhood.

Season and the Wicklow Buyer

Wicklow does not follow the community’s calendar as closely as most streets. Across all of TwinEagles, 109 of the 188 MLS closings of the last five years fell January to June, but only 3 of the 9 Wicklow closings did; three closed in November and December, two in early September and one in October [our arithmetic from the MLS rows]. Nine sales are too few to call a pattern, and a closing trails its contract by several weeks, so a winter contract usually means a spring closing. The practical lesson is that a Wicklow listing ready by late fall meets the first seasonal buyers and still has the whole winter in front of it.

A Realistic Sequence

A well-prepared Wicklow listing runs in six steps: a written valuation and all three estoppel figures before you sign; photography, the flood file and the MLS entry in the first two weeks; showings and weekend open houses on the gate’s schedule; a contract; the buyer’s club application and master screening in the first week of the contract, with each homeowners’ association estoppel due within 10 business days of a request; and a closing set at least seven days after the club receives the signed Membership Agreement.

Selling While You Are Up North

A Wicklow sale can be run remotely more easily than most, because the association already mows, fertilizes and irrigates every lawn whether you are in Naples or not. The title company orders the estoppels, club documents move by email, and Florida title companies routinely close with mail-away documents or remote online notarization. Marc Comisar coordinates gate access, showings and vendors on the ground. Keep the air conditioning serviced and the house checked while it is listed, and keep all three accounts current so the estoppels come back clean.

What Should Your Listing Say About Life on Wicklow Lane?

A Wicklow at TwinEagles listing should say what a buyer cannot see from the photographs: a single lane between lakes, preserve and the Eagle course, the clubhouse 0.7 to 1.0 miles away, two championship courses, A-rated assigned schools, and honest drive times, about ten minutes to the gate and then about 22 minutes to Vanderbilt Beach off-peak.

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

The Club, Under a Mile Away

From Wicklow Lane the clubhouse is about 0.7 to 1.0 miles and three or four minutes by road, one of the shortest trips in TwinEagles. Its construction manager lists it at 71,376 square feet after the renovation and expansion completed in 2023 (Curran Young Construction). The club offers two Har-Tru tennis courts, four pickleball courts, four lit bocce courts, a 2,500-square-foot resort-style pool and spa, a fitness center and the Himalayan putting course (Club Life). Wicklow itself has no pool, clubhouse or courts: the club is the amenity, and a golf cart gets a Wicklow owner there on community streets.

The Talon and the Eagle

The Talon, a Jack Nicklaus and Jack Nicklaus II design, opened January 15, 1999 and reopened in January 2022 after a Nicklaus Design renovation; it plays to 7,420 yards, par 72, rated 75.9 with a 145 slope (Talon scorecard 2024). The Eagle opened in 2007 as Gary Player’s Aerie and was rebuilt by Steve Smyers with Patrick Andrews, reopening in 2012; it plays to 7,607 yards, par 71, rated 77.5 with a 150 slope (Eagle scorecard 2024). Both earned Audubon International Gold Signature Sanctuary certification in 2023 (club Audubon certification). Wicklow’s course-side lots look onto the Eagle, and a listing that describes the course by its old name is out of date by more than a decade.

Schools Zoned to Wicklow

Three Wicklow Lane addresses checked on the district’s own lookup, at the south end, the middle and the north end, are zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High for the 2026-27 school year, and all three schools earned an A for 2025-26 (Florida Department of Education, school grades). Bear Creek Elementary opened in August 2025 at 2400 Cub Court, about 0.9 miles by road from the TwinEagles gate (Bear Creek Elementary). A buyer should confirm a specific address on the district’s zone locator.

Beaches, the Emergency Room and the Airport

From the TwinEagles gate, off-peak on the OSRM routing engine, Mercato is about 21 minutes, Vanderbilt Beach about 22, Fifth Avenue South about 30 and Southwest Florida International Airport about 39; from Wicklow Lane add about ten minutes inside the gate, and more in season. The NCH Northeast freestanding emergency room at 15420 Collier Boulevard is about 3.3 miles from the gate, and I-75 is about 6.5 miles west on Immokalee Road. Collier County property owners qualify for the county’s resident beach parking permit (Collier Parks, Vanderbilt Beach Park).

What Is Changing Nearby

Around Wicklow sit Hollybrook to the south, Wisteria to the east, and the Eagle course, lakes and the master association’s preserve tracts on the remaining sides. Out on the corridor, the county’s 2025 Annual Update and Inventory Report rates Immokalee Road from Collier Boulevard to Wilson Boulevard over capacity with no funded widening, the Vanderbilt Beach Road Extension opened as a second east-west route in June 2026 (Collier County), and NC Square across Immokalee Road was approved for up to 129 homes and 50,000 square feet of commercial space (Ordinance 2025-30). Wicklow sits about 2.5 miles inside the gate from all of it, which keeps traffic noise off the lane.

All Ages, Seasonal and Year-Round

Wicklow has no age restriction: neither the recorded Wicklow covenants nor the master association’s 2024 use restrictions contains 55-and-over language, and the covenants define a household in ordinary terms. TwinEagles has no beach club, marina or boat access; a Gulf beach club was in the 1997 announcement and never built. The listing should be straight about both, and about the wildlife the master association documents inside the gate, from deer and wild turkey to alligators near the lake banks (TwinEagles deer relocation).

How Do You Get a Free Wicklow Home Valuation?

You get a free Wicklow at TwinEagles home valuation by requesting one online or calling Jesse at (239) 898-6072. It is a written opinion of value built from the five MLS closings of the last twelve months and the nine of the last five years, read by builder era and adjusted for size, lot, view, roof and systems, plus your club category and flood file.

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

What a McGreevy and Comisar Valuation Includes

You receive the Wicklow MLS and county-recorded sales with their dates and sources, split by Centex and Stock era, the sales of your home’s recorded size, a price per square foot analysis that never mixes the county and MLS measurements, the Hollybrook, Wisteria, Lockford and Hedgestone competition with price histories, the all-in cost your buyer faces for your deeded category, the master and Wicklow association figures your buyer will underwrite, your elevation certificate and any FEMA letter for your lot, and a recommended list price with a defensible range. Request it through our Wicklow at TwinEagles valuation page or the McGreevy and Comisar valuation form.

How to Reach Us Today

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

Why the Valuation Comes Before the Listing Agreement

In a neighborhood with about two sales a year, a twelve-month band from $930,000 to $1,500,000 and no other home for sale on the lane, 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 Wicklow homes come up for sale at once, so the next owner on Wicklow Lane who sells should call us first.

What Do Sellers Say About Working With McGreevy and Comisar?

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

A Seller on the Listing Process

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

On Wicklow Lane the presentation is the product: the aerial that shows the lake, preserve or fairway behind the lanai, the build year and plan named in the first line, and a file that answers the roof, category and flood questions before a buyer asks.

A Seller on the Details

★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google review

A Wicklow closing has more moving parts than most: club approval, the seven-day Membership Agreement deadline, three estoppels, the master screening, the Phase One transfer and the deed copy the Wicklow association needs after closing.

A Client on Knowledge and Diligence

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review

Many Wicklow sellers are also buying their next home, and the same research habit carries both sides of that move.

Why Does a Wicklow Specialist Matter When You Sell?

A Wicklow at TwinEagles specialist matters because the facts that decide a sale here live in club, association and FEMA records rather than a listing feed: the builder era, a deeded membership category, a buyer-paid initiation of up to $150,000, a Phase One balance that transfers, three estoppels, association-run landscaping, and flood letters on some lots and not others.

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

Jesse McGreevy

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

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, the gate list, buyer agent conversations, inspections and the on-site management that lets a seasonal Wicklow 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 Wicklow home off the TwinEagles median or off Hollybrook next door, price a Centex home from a Stock sale or the reverse, market a Social-deeded home to golfers, order two estoppels when Wicklow Lane needs three, tell a buyer the whole lane is in or out of the flood zone, repeat the developer’s old “golf membership included” new-home promotion as if it applied to a resale, describe the course behind the lane as the Aerie, or list an open house the gate will not admit because it was never entered in the MLS. None of those errors is exotic, and each one costs a seller time or money.

How Wicklow Fits the TwinEagles Seller Picture

Wicklow is one of twelve TwinEagles neighborhoods and one of the five Grand Arbors neighborhoods the Bonita Bay Group released by lot lottery in 2005. It sits in the upper middle of the community’s price ladder, below Hedgestone, The Estates and Lake Estates and the newer Minto and Stock streets, and above Hollybrook, Bramble Point and the Lennar streets of Kinross and Fenhurst. If you want to see how a Wicklow price sits against the whole community, our TwinEagles community guide covers the club, the governance and all twelve neighborhoods. The two things Wicklow offers that few other TwinEagles streets combine are a 75-foot homesite and an association that does the yard.

Are You Also Buying Your Next Home in Southwest Florida?

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

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

Buying and Selling in the Same Season

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

Moving Within TwinEagles, or to Another Wicklow Home

The club’s Initiation Fee Policy exempts a member who moves to another TwinEagles home in the same or a lower category, occupies it and sells the first home within a year; moving up a category costs the difference between the two fees. That can make a current TwinEagles member the strongest buyer for your Wicklow home, and it can make your own next move inside the gate much cheaper than a move to another club. If your next home is on Wicklow Lane again, read our Wicklow buyer guide.

Family Transfers and Estates

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

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

These are the questions Wicklow at TwinEagles owners ask before they sell, each answered in a single paragraph: price, timing, the club and association steps, costs, disclosure, flood and taxes. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.

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

How do I sell my home in Wicklow at TwinEagles?

Start with a written valuation built from the five Wicklow MLS closings of the last twelve months and the nine of the last five years, read by builder era, not a portal estimate. Then prepare the file before you list: all three estoppel figures, your elevation certificate and any FEMA letter, the permits for every replacement, and your architectural approval letters. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Wicklow at TwinEagles?

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

What is my Wicklow home worth?

Most likely somewhere in the band the recent sales set: the five closings of the last twelve months ran $930,000 to $1,500,000, and the five-year MLS range is $930,000 to $1,580,000. Your builder era, size, lot, view, roof and systems and deeded category decide where. Request a written valuation for your address.

How many Wicklow homes sell each year?

About two. Collier County recorded 9 qualified Wicklow resales in the 60 months to June 2026, roughly 3.2 percent of the 59 homes a year, and the MLS recorded 9 closings in the 60 months to September 24, 2026; the last twelve months held five.

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

$1,145,000 and $1,150,000 in November 2025, $1,500,000 in December 2025, and $930,000 and $1,500,000 in September 2026, all MLS closings in the twelve months to September 24, 2026.

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

$1,580,000, in May 2024, at full list price after 8 days on market, the highest Wicklow sale on both the MLS and the county file.

Does a Stock-built Wicklow home sell for more than a Centex home?

On the recorded resales since 2021, the three Stock homes brought $1,500,000 to $1,575,000 and the six Centex-era homes $999,000 to $1,580,000. The best Centex sale matched the Stock homes, so condition and updates close most of the gap, but an unrenovated Centex home will be compared with the November 2025 Centex sales at $1,145,000 and $1,150,000.

How long will my Wicklow home take to sell?

The median across the 9 MLS closings of the last five years was 58 days, but the range runs from 8 to 155 days, and the five closings of the last twelve months took 32 to 155. Price against the recorded band decides which end a home lands on; the club and master steps and three estoppels then add weeks to closing.

What is the sale-to-list ratio on Wicklow Lane?

The median across the 9 MLS closings of the last five years was 93.33 percent, and one of the nine closed at its full list price. The five closings of the last twelve months closed at 88.80 to 98.00 percent of their final ask.

Is now a good time to sell a Wicklow home?

For a prepared, well-priced home, yes. No Wicklow home was for sale on September 24, 2026, so your listing would face no competition on its own street, and the five sales of the last twelve months show buyers are paying $1,500,000 for the right home.

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

Across TwinEagles, 109 of 188 MLS closings of the last five years fell January to June, but only 3 of the 9 Wicklow closings did. Readiness matters more than the calendar on a street that trades twice a year; a listing ready by late fall meets the first seasonal buyers.

Why is the online estimate for my Wicklow home wrong?

Because a model cannot see your club category, the Phase One balance, whether your lot has a FEMA letter, what sits behind your lanai, or whether your roof is new, and it has only a couple of Wicklow sales a year to learn from. It also cannot tell a 2015 Stock home from a 2008 Centex home of the same size.

Do buyers compare my Wicklow home with Hollybrook?

Almost always. Hollybrook sits directly south on Heather Woods Court, and its five-year county median was $942,500 against Wicklow’s $1,260,000. A Stock-era Wicklow home wins that comparison on size, lot and build year; an unrenovated Centex home has to show what separates it.

Does my buyer have to join The TwinEagles Club?

Yes. Each TwinEagles home is deeded a Golf, Sports or Social membership, and the buyer pays the club’s initiation fee at closing: $150,000 for Golf, $60,000 for Sports or $45,000 for Social as posted in September 2026.

Is golf included with a Wicklow home?

No. The club deeds a membership category to each home and the buyer pays the initiation fee at closing. The developer’s program from 2010 included a golf membership with newly built homes, which covered Stock’s first sales, but that was a new-home promotion, not a feature of a resale today.

Do I get my initiation fee back when I sell?

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

Which estoppel certificates does a Wicklow sale need?

Three: one from The TwinEagles Club, one from the TwinEagles master association through FirstService Residential, and one from the Wicklow association through Cardinal Management Group of Florida. Wicklow Lane is one of the eight streets on the club’s list that need the neighborhood estoppel.

What does an estoppel certificate cost in Florida?

The club’s own fee was $250 on its fiscal 2022 schedule. For the master and Wicklow association certificates, the Department of Business and Professional Regulation’s current schedule caps the fee at $299 for a current account, plus $119 for expedited delivery, plus up to $179 if the account is delinquent. In Collier County practice the seller orders and pays the estoppels.

Does the club have to approve my buyer?

Yes. Membership “is contingent upon approval by the Club,” the applicant authorizes credit and background checks, and the signed Membership Agreement with the $3,500 transfer fee must reach the club seven days before closing.

Does the Wicklow association approve my buyer?

The Wicklow documents we read contain no separate buyer approval; the master association screens buyers and renters. After closing, the buyer becomes a Wicklow member by delivering a copy of the deed to the association, and the Wicklow estoppel must show your account paid.

Who pays the remaining Phase One capital assessment?

The buyer takes over the remaining monthly payments of the club’s 12-year Phase One capital assessment. At the fiscal 2022 Golf rate of $244 a month, the 71 payments remaining after September 2026 would come to $17,324, an illustration; the club estoppel states the actual figure.

Does my buyer pay the $500 Working Fund Contribution?

Not under the covenant as written. The Wicklow covenants charge it to an owner who buys “from Declarant or a Builder,” so it applied to new-home sales. The Wicklow estoppel will show any transfer or capital charge the association has adopted since.

Do I keep paying dues and assessments until closing?

Yes, to all three organizations. Dues and assessments are prorated by contract, but the recorded Golf and Sports covenant makes seller and buyer “jointly and severally liable to the Club for any dues … incurred prior to the date of sale.” Make sure all three estoppels show a zero balance at closing.

Should I replace my roof before I sell a Centex-era Wicklow home?

Not automatically. A 2006 to 2009 roof is past the 15-year line in Florida Statutes 627.7011, and the buyer’s insurer will ask about it, so get a roof inspection and a wind-mitigation report first. Sometimes a documented credit beats a rushed replacement; sometimes the new roof is what moves a Centex home toward Stock-level prices. We price both options from the recorded sales.

Do I need a four-point inspection to sell?

The law does not require one, but your buyer’s insurer may: Citizens Property Insurance requires a four-point inspection on homes over 20 years old, which from 2026 reaches the first 2006 Centex homes on Wicklow Lane. Ordering it yourself avoids surprises.

Is my Wicklow home in a flood zone?

Four of five FEMA street points on Wicklow Lane read Zone X and the north end reads Zone AH, but a street point is not your house. Your elevation certificate and any FEMA letter for your lot answer the question for your home, and four letters name Wicklow lots, each reading “Structure removed, property partially inundated.”

Will FEMA’s new flood map change my sale?

On the preliminary 2025 panels the five Wicklow street points keep the same zones. The new maps are targeted for summer 2027, and letters listed as not incorporated are generally revalidated or re-determined when a new map takes effect, so keep your letter and certificate current.

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

Very likely, if you have owned for years. Florida resets a homestead’s assessed value to market value after a sale, and at 12.2558 mills a buyer taxed on $1,150,000 with no exemption would owe about $14,094 before the garbage line, an illustration of the mechanism, not a quote.

Does Wicklow have a CDD?

No. The 2025 TwinEagles tax bills we checked carry one non-ad-valorem line, the $261.91 county garbage assessment, and the state’s official list of special districts names no TwinEagles district.

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

One sign, 24 by 18 inches, to the association’s specification, never facing the golf course, under the master association’s realtor guide. Because the Wicklow association maintains the yard, we confirm placement before the sign goes in.

Can I hold an open house?

Yes, on Saturdays and Sundays from 9 a.m. to 5 p.m. The gate admits visitors only to addresses on the weekly open-house list pulled from the MLS, so the open house must be entered in the MLS.

Do I need approval to fix things before listing?

For anything exterior, yes: paint, roofing, landscaping, lighting, pool, screen and shutter work all need architectural approval, and landscape changes also touch the Wicklow association, which maintains the lots. Interior repairs need no association approval, but Collier County permits may apply.

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

Yes. The covenants allow up to three leases a year of at least 30 days, and the buyer takes the home subject to a lease running at closing. A tenant in place narrows the buyer pool and complicates showings, so time the lease to the listing.

Can I sell my Wicklow home furnished?

Yes. Seasonal buyers sometimes want turnkey; many Wicklow buyers bring their own furnishings. We usually price unfurnished and offer the furniture separately, so the appraisal and the buyer’s lender see a clean real-estate price.

Should I sell my Wicklow home without an agent?

You can, but the gate admits only MLS-listed open houses, the sign rules are strict, and the three estoppels, club approval and seven-day rule are easy to miss. On a street with two sales a year, a mispriced first week is expensive.

Can I sell my Wicklow home off-market?

Yes, through direct agent-to-agent outreach and appointment-only showings, which suit an estate, a divorce or a quiet move. With no competing listing on the lane, full exposure usually produces the stronger price, so we set out both paths before you choose.

I inherited a Wicklow home. What changes?

The club policy exempts family members taking title through “a bona fide family planning device,” a surviving spouse and transfers to estate-planning trusts, so an heir may not owe a new initiation fee. If the heir then sells, the buyer pays it. Read the policy with your attorney before listing.

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

Yes. A member who moves to another TwinEagles home in the same or a lower category, occupies it and sells the first home within one year pays no new initiation fee; moving up a category costs the difference.

Will I owe capital gains tax when I sell?

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

Do county deed prices and MLS prices differ?

The price should match, but the square footage does not. The county’s building area counts garages and covered outdoor space, so county price per square foot runs lower than MLS price per living square foot. We never compare the two directly.

How do you market a Wicklow home to out-of-state buyers?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, market it with drone and twilight photography that shows the lake or fairway behind the home, the build year and deeded category up front, a complete document file with all three estoppels, and direct outreach to our qualified-buyer database, with Marc handling showings through the gate.

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

Request a written valuation, order nothing yet, and gather your elevation certificate, any FEMA letter, permits, approval letters and the age of the roof and air conditioning. Then call Jesse McGreevy at (239) 898-6072 and choose a launch date while no other Wicklow home is on the market.

Sources and Authoritative References

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

Market data and county records

• Southwest Florida MLS, Matrix (TwinEagles closed and active listings, development name Twin Eagles, Wicklow Lane, 60 months and all MLS history, pulled September 24, 2026)
• Collier County Tax Collector, property tax search (2025 bills, 12.2558 mills and the garbage assessment)
• Florida Commerce, Official List of Special Districts (no TwinEagles district)
• Florida Department of Revenue, property tax exemptions and portability
• Collier County Clerk of Courts, Official Records search (Wicklow covenants, Second Amendment 2012 and Third Amendment 2015)
• Collier County, issued building permits, July 2026 (monthly series January 2024 to July 2026 used)
• Collier County, issued building permits, June 2025 (a Wicklow reroof)
• Collier County, issued building permits, November 2025 (a Wicklow reroof)
• Collier County, issued building permits, August 2024 (the largest Wicklow alteration permit)
• Collier County, 2025 Annual Update and Inventory Report (Immokalee Road capacity)
• Collier County, Vanderbilt Beach Road Extension Phase One, June 2026
• Collier County, NC Square Ordinance 2025-30
• Collier County GIS services (zoning, Rural Fringe overlay)
• Collier County, elevation certificates layer (19 certificates indexed on Wicklow Lane)
• Collier County, proposed Flood Insurance Rate Map release, August 2026
• Collier County, 2026 flood protection newsletter
• Collier County Parks, Vanderbilt Beach Park
• OSRM routing engine (off-peak drive times)
• U.S. Census Bureau geocoder (street point positions)
• Census Reporter, block group containing TwinEagles (American Community Survey 2020 to 2024)

The Wicklow association

• Florida Division of Corporations, Wicklow at TwinEagles Homeowners Association, Inc. (active since August 22, 2006; annual reports)
• Wicklow at TwinEagles Homeowners Association, Articles of Incorporation, filed August 22, 2006 (59 homes; Chapters 617 and 720; membership by deed copy)
• Wicklow at TwinEagles Homeowners Association, Articles of Amendment, adopted October 1, 2010
• Wicklow at TwinEagles Homeowners Association, 2026 annual report, filed April 17, 2026
• Cardinal Management Group of Florida, a RealManage company, contact (Wicklow association manager)
• Developer page, Wicklow, 75-foot lots, Stock Signature Homes (Wayback Machine, 2019)
• Developer news archive, Stock Scottsdale II in Wicklow and the new-home golf membership program (Wayback Machine)
• Naples Daily News archive, Centex Covington and Verano models open in Wicklow
• Naples Daily News, Ronto’s development approach and sold-out neighborhoods, November 10, 2018

The TwinEagles Club

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

The TwinEagles master association

• TwinEagles Homeowners Association, home page
• TwinEagles HOA, Approved 2024 Budget (Wicklow line, 59 units, $4,392.76)
• TwinEagles HOA, Approved Use Restrictions 2024
• TwinEagles HOA, Rules and Regulations
• TwinEagles HOA, Quick Guide for Realtors
• TwinEagles HOA, buyer and tenant evaluation instructions
• TwinEagles HOA, estoppel request instructions
• TwinEagles HOA, Golf and Sports Declaration of Recreational Covenant
• TwinEagles HOA, Declaration of Recreational Covenant
• TwinEagles HOA, architectural review request form with Grand Arbors guideline excerpts
• TwinEagles HOA, architectural review
• TwinEagles HOA, contact
• TwinEagles HOA, neighborhood HOAs
• TwinEagles HOA, Newsletter, February 2024 (responsibility chart for Grand Arbors)
• TwinEagles HOA, Community FAQs and history
• TwinEagles HOA, lake-bank remediation update, June 2026
• TwinEagles HOA, deer relocation initiative
• Resource Conservation Systems, 2026 tariff

The Hollybrook comparison

• Developer page, Hollybrook (Wayback Machine, 2019)
• Hollybrook at TwinEagles association, management (Complete Property Management of SWFL)

Florida law and state agencies

• Florida Statutes 720.401, disclosure summary
• Florida Statutes 720.30851, homeowners’ association estoppel certificates
• Florida Department of Business and Professional Regulation, estoppel certificate fee schedule
• Florida Statutes 201.02, documentary stamp tax
• Florida Statutes 190.048, community development district disclosure
• Florida Statutes 689.261, property tax disclosure summary
• Florida Statutes 193.155, homestead assessment and change of ownership
• Florida Statutes 627.7011, roof age and homeowners’ policies
• Florida Senate, CS/CS/HB 1049 (2024) staff analysis, residential flood disclosure
• Florida Administrative Code Rule 69O-186.003, title insurance rates
• Florida Office of Insurance Regulation, wind mitigation resources (form OIR-B1-1802)
• Florida Building Commission, code edition effective dates
• 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
• Florida Department of Education, school grades
• Bear Creek Elementary School
• North Collier Fire Control and Rescue District, fire stations

Federal agencies and national sources

• FEMA National Flood Hazard Layer
• FEMA letters of map change layer (four letters on Wicklow lots)
• FEMA preliminary flood hazard layer
• FEMA Flood Map Service Center
• FEMA, LOMA and LOMR-F process
• FEMA, revalidation guidance
• FEMA, Community Rating System eligible communities, April 1, 2026
• FEMA, NFIP pricing approach (Risk Rating 2.0)
• FCC, Over-the-Air Reception Devices rule
• National Weather Service Miami, Hurricane Irma
• National Weather Service Miami, Hurricane Ian summary
• USGS 3D Elevation Program, elevation point query service
• IRS Publication 523, Selling Your Home
• National Association of REALTORS, settlement frequently asked questions

McGreevy and Comisar

• Wicklow at TwinEagles neighborhood guide
• Free Wicklow at TwinEagles home valuation
• Buying a home in Wicklow at TwinEagles
• McGreevy and Comisar free home valuation
• How we represent buyers in Naples
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Data sets without a public link

• Collier County recorded deeds (DOR-qualified sales file, newest recorded sale June 30, 2026) and the Collier County Property Appraiser preliminary 2026 tax roll, used for every county sale, count, year built and building area on this page.

Downloadable Documents

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

Your Wicklow 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 Wicklow at TwinEagles sits inside the North Naples club market they work every week. If you are weighing a sale on Wicklow Lane, 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 Wicklow home valuation, or call Marc at (239) 287-5873 if you are buying.

Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS, pulled September 24, 2026, and from Collier County’s recorded deeds and public layers. Brokered by Domain Realty.