Twin Eagles Club

TwinEagles sits inland in northeast Collier County, at 11725 TwinEagles Boulevard, with Naples mail and no city or town around it. There are 717 residences and lots inside the gate, 714 of them built: 594 detached houses, plus 120 attached coach homes in 30 buildings on Covent Garden Court. Houses here were finished between 1999 and 2024, the coach homes between 2006 and 2017.

Belonging to The TwinEagles Club is compulsory rather than optional. You hold a membership from the day you take title, the fee obligation travels with the land, and an owner can't shed it by staying away from the clubhouse or by abandoning the house. Compulsory membership and golf are two separate things, and that difference is money.

Does golf come with the house at TwinEagles?

Not at every house, because the club caps golf at 614 memberships against 717 residences and lots. There are three categories, Golf, Sports and Social, and the club decides which one a home carries. For a home that carries the sports category, the 2022 recorded covenant promises nothing further. "Neither this Golf and Sports Declaration of Recreational Covenant nor ownership or occupancy of a Benefited Lot shall guarantee the Benefited Lot Owner who is a Sports Member the availability of a Full Golf Membership or acceptance of his or her application for Full Golf Membership." Where the person taking title holds only the social category, a lot can be released from the golf covenant altogether. So the question about an address isn't whether a membership attaches. It's which one, and the club answers that on the estoppel certificate issued for every sale. Membership buys no piece of the club either: it runs with title to the lot, and a member acquires no ownership, no vote or beneficial interest whatever in the club's property.

What is inside the gate?

The club has 36 holes over two courses. Steve Smyers designed the Eagle with Patrick Andrews, and the Talon was renovated by Jack Nicklaus and Jack Nicklaus II, finished in 2021. Alongside them sit a renovated clubhouse with the Midway Cafe, a fitness center, a 2,500 square foot resort pool, four pickleball courts, two Har-Tru tennis courts, four synthetic bocce courts and the Himalayan putting green. Every bit of that belongs to The TwinEagles Club, Inc., and the recorded declaration states that "The Club Facilities are not a portion of the Association's Common Area." The association's assessment buys no access to them. Entry is through a staffed access-control post rather than a keypad.

How many associations am I buying into?

Up to three bodies: the club, the master TwinEagles Homeowners Association, and on some streets a neighborhood association. A sale needs two or three estoppel certificates depending on the address. TwinEagles is laid out as 12 neighborhoods, seven of them with a sub-association, and the master board seats one director from each. Roads, sidewalks and street lighting belong to the master association.

What else does a buyer pay?

Two capital payments, from two separate bodies, and neither amount sits in any recorded document. The master association collects a capital contribution from the purchaser at closing. It falls due on a resale as well as a first sale, it does not count towards the annual assessment, and unpaid it becomes a lien on the house. The club charges separately: an initiation fee, a capital reserve fee the covenant calls non-refundable, and transfer fees, all payable as title changes hands. Three figures to have in writing before you go firm:

• The master association's capital contribution, paid by separate check.
• The club's initiation fee for whichever category that address carries.
• The club's non-refundable capital reserve fee and its transfer fees.

What are the rules on leasing and pets?

Leasing is allowed, and your street sets the limit. The recorded declaration says "No Owner may lease his/her Lot more than three (3) times in any calendar year", with 30 consecutive days the minimum term. Three is a ceiling, not everybody's answer. A neighborhood association may set its own figure anywhere from one to three, and a neighborhood without one can petition to cut it. Anyone staying more than 30 days in a 12-month period counts as a tenant, paying or not, so a long-staying relative needs the same approval. Pets are allowed: dogs, cats and other usual household pets, kept to a reasonable number, leashed or confined outdoors, registered, licensed and inoculated. The declaration sets no maximum weight and no maximum number, and the board decides what reasonable means. The board can amend those rules on notice, so confirm the present set with the association.

What are the homes, and what have they sold for?

Floor plans start at about 1,600 square feet, with 2 to 5 bedrooms. Homes here have sold from the $350,000s to around $3.3 million. That span covers twelve platted neighborhoods, so it describes the community, not a street. Florida's inspection and reserve rules are aimed at condominium and cooperative buildings, so they reach none of the 594 houses.

The declaration refuses two promises. Nobody, not the developer, the association or a builder, has promised that the club will go on being owned and run the way it is. And nobody guarantees that a view over the golf course from any homesite will stay unobstructed. A lot bought for the fairway view carries no right to keep it.