Updated September 2026
Buying in Glen Eagle means a golf or social membership that comes with the deed, a club capital contribution at closing, and condo milestone and SIRS checks before you offer. McGreevy and Comisar walk you through all of it from the record, with prices by neighborhood from 268 MLS sales. Start your buyer consultation or call Marc direct at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Glen Eagle Golf & Country Club means buying a mandatory club membership with it. Every one of the 1,234 homes is fixed as golf or social, the buyer pays a $9,000 or $8,000 capital contribution at closing, and 2026 dues are $8,031 or $5,402. Southwest Florida MLS sales ran from $200,000 to $1,195,000 in the last 12 months.
Glen Eagle is a gated, owner-run golf community in East Naples, off Davis Boulevard, inside the Naples market. Our complete Glen Eagle community guide covers its history, all 15 neighborhood associations, the course, the flood map point by point and the schools. This page is for the buyer: how to choose the right neighborhood and membership, what you will pay at closing and every year after, what to check in a condominium’s documents, and how the offer and approvals work. Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072 whenever you want to talk it through.
Under the recorded master declaration, membership in Glen Eagle Golf & Country Club, Inc. is “appurtenant to, and may not be separated from, ownership of a Lot or Living Unit.” The club is the master homeowners’ association under Chapter 720 of Florida law, owned by the homeowners and controlled by an elected owner board since August 2, 2004. You cannot buy a Glen Eagle home without the club, and you cannot buy the club without a home.
Glen Eagle holds 330 single-family homes in four neighborhoods, 185 attached villas in two, and 719 condominium units in nine condominium associations. In the Southwest Florida MLS over the 12 months to September 26, 2026, condominiums sold at a median of $331,000 and single-family homes at $625,000, and villas at $500,000 over 24 months. Choosing the home type comes before choosing the house.
Glen Eagle has no marina, no beach club, no spa, no pickleball courts on site and no driving range; the club lists a putting green, a hitting net and a golf simulator added in December 2024. There is no community development district, no recreation lease and no land rent. Short-term rentals such as Airbnb are banned, and private golf carts may not be kept at the home.
Glen Eagle buyers work with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, because a Glen Eagle purchase turns on documents a listing never shows: the golf or social class recorded to the home, the neighborhood association’s unpublished fee, a condominium’s milestone and reserve record, two approvals and two estoppel certificates. We read them before you offer.
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 at DomainRealtyGroup.com. If you are comparing agents across the whole city, our guide to the best real estate agents in Naples sets the teams side by side on the public record.
In the last 12 months we tracked 61 Glen Eagle closings in the Southwest Florida MLS and 56 qualified sales recorded by Collier County, and over five years we tracked 268 MLS-marketed Glen Eagle closings, each assigned to its neighborhood by street. We publish no McGreevy and Comisar buyer count for Glen Eagle; the numbers on this page are the market’s, and they are what your offer should be built on.
Your agent should tell you the membership class before you tour, the neighborhood fee before you offer, the building’s milestone and reserve status before the inspection period ends, and whether the capital contribution, estoppel fees and assessments are on your side of the contract. Marc Comisar leads buyer work on the ground; Jesse McGreevy reads the documents. Read more about the partnership on our about McGreevy and Comisar page.
This buyer’s guide runs from the market and the neighborhood chooser, through the Countryside comparison, the club at closing, the purchase steps and the full cost of ownership, to condominium checks, flood and insurance, the rules, negotiation, closing costs, buyer representation, schools, reviews and the buyer FAQ.
The Glen Eagle market favors a prepared buyer. The Southwest Florida MLS shows 61 sales in the 12 months to September 26, 2026 at a median of $405,000, down from $470,500 the year before, with a median of 86 days on market, 3.5 months of supply and a median sale at 95.83 percent of the final list price.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, retrieved 26 Sep 2026)
Closed sales, September 27, 2025 to September 26, 2026 | All homes | Condominiums | Single-family | Attached villas |
|---|---|---|---|---|
Closed sales | 61 | 39 | 13 | 9 |
Median sale price | $405,000 | $331,000 | $625,000 | $475,000 |
Sale price range | $200,000 to $1,195,000 | $200,000 to $490,000 | $447,425 to $1,195,000 | $405,000 to $535,000 |
Median days on market | 86 | 102 | 70 | 100 |
Median sale-to-list ratio | 95.83% | 95.74% | 97.39% | 95.02% |
Median price per sq ft of living area | $253.79 | $237.00 | $322.65 | $305.27 |
Five sold-data-entry records that were never marketed are excluded. Sale-to-list compares the sale price with the final list price. Attached villas had only 9 sales in 12 months; over 24 months, 14 villas sold at a median of $500,000.
On September 26, 2026, 18 Glen Eagle homes were active against about 5 sales a month, or 3.5 months of supply: 3.7 months for condominiums and single-family homes and 2.7 for villas. Only 10 of the last 61 sales closed at or above the final list price. A buyer has room to negotiate on most condominiums, and less on a well-priced villa or single-family home.
In the prior 12 months the MLS recorded 47 Glen Eagle sales at a median of $470,500, 65 median days on market and a 96.30 percent sale-to-list ratio. This year the condominium median fell from $385,000 to $331,000 and the single-family median from $655,000 to $625,000, while days on market rose to 86. Condominium buyers are seeing the most negotiating room.
On September 26, 2026 the active Glen Eagle listings were 12 condominiums at a median list price of $277,500 (six of them in Sterling Greens), 4 single-family homes at a median of $554,500 (two in Addison Reserve, two in Oxford Village) and 2 attached villas at $430,000 and $449,900; 6 more were pending. Glen Eagle’s for-sale inventory is small, so we watch it daily for our buyers.
With condominium days on market at 102 and single-family inventory at four homes, the right home in Glen Eagle is often the one you see first and price correctly. Read how we represent buyers in Naples, call Marc Comisar at (239) 287-5873, or call Jesse McGreevy at (239) 898-6072. Selling a home first? Start with a free home valuation, and if that home is in Glen Eagle, see our guide to selling a home in Glen Eagle and the Glen Eagle home valuation guide.
The right Glen Eagle neighborhood depends on three choices: home type (condominium, villa or single-family), membership class (golf or social), and building age and documents. Chatham Square, Glenmoor Greens and Saratoga Colony are almost entirely golf; Addison Reserve, Lago Villaggio and the Sterling condominiums hold most of the social homes.
Neighborhood | Home type | Homes | Built | Golf / Social | Streets | County milestone status, September 23, 2026 |
|---|---|---|---|---|---|---|
Lago Villaggio | Single-family, largest homes | 105 | 2002 to 2006 | 47 / 58 | Lago Villaggio Way | Not applicable |
Montclair Park Fairway Estate Homes | Single-family | 79 | 1990 to 2004 | 79 / 0 | Provincetown Dr, Harwich Ct, Chartwell Ln, Kenridge Pl | Not applicable |
Addison Reserve | Single-family | 110 | 2000 to 2003 | 46 / 64 | Glen Eagle Cir | Not applicable |
Oxford Village | Single-family | 36 | 1998 to 2001 | 27 / 9 | Harvard Ln, Harvard Ct | Not applicable |
Brittany Place | Attached villas | 102 | 1998 to 2001 | 65 / 37 | Chelmsford, Fairhaven, Dorchester, Barnstable, Grafton, Eastham Ct, Athol Way | Not listed |
Montclair Park Villas | Attached villas | 83 | 1991 to 2000 | 83 / 0 | Marblehead Dr, Glen Eagle Blvd | Not listed |
Sterling Lakes I and II | Condominium | 132 | 2001 to 2003 | 60 / 72 | Sterling Greens Dr, Sterling Greens Ct | Not listed |
Sterling Greens I and II | Condominium, 3 to 4 stories | 95 | 2003 to 2004 | 41 / 54 | Sterling Greens Pl | Open, not yet due (2028 to 2029) |
Glenmoor Greens I | Condominium | 72 | 1994 to 2002 | 71 / 1 | Eastham Way | Completed, next due 2033 |
Glenmoor Greens II | Condominium | 84 | 1997 to 2001 | 72 / 12 | Eastham Way, Hingham Way | Not listed |
Saratoga Colony | Condominium, detached garages | 120 | 1992 to 1996 | 118 / 2 | Saratoga Cir | Not listed |
Chatham Square I | Condominium | 96 | 1990 to 1992 | 96 / 0 | Dennis Cir | Not listed |
Chatham Square II | Condominium, 3 to 4 stories | 120 | 1991 to 1992 | 119 / 1 | Dennis Cir | Four of five buildings “Milestone Delinquent”; Building G completed, next due 2035 |
Homes and years from the county roll; golf and social counts from Exhibit D of the master declaration; milestone status from Collier County’s milestone inspection records, checked September 23, 2026, as published in our community guide. “Not listed” means the association did not appear on the county’s milestone layer.
Four neighborhoods hold Glen Eagle’s 330 single-family homes. Lago Villaggio has the largest, built 2002 to 2006 under the statewide building code, and sits in a separate zoning district with slightly lower millage. Montclair Park Fairway Estate Homes is all golf and the most expensive by median. Addison Reserve on Glen Eagle Circle is the most affordable single-family entry, and more than half its homes are social. Oxford Village is 36 homes that rarely sell. Our Lago Villaggio at Glen Eagle guide and Addison Reserve at Glen Eagle guide go street by street.
Brittany Place and Montclair Park Villas are Glen Eagle’s attached villas, 185 homes between them, and Montclair Park Villas is all golf. Both need a careful read of the recorded declaration: the county roll codes their units as condominium-use parcels, while their associations are homeowners’ associations not on the state’s list of registered condominiums. Which disclosure and cancellation rules apply to your purchase follows from that document. See our Brittany Place at Glen Eagle guide.
Nine condominium associations hold 719 units, from the 1990 to 1992 Chatham Square buildings to the 2003 to 2004 Sterling Greens buildings. The newest, Sterling Greens and Sterling Lakes, were built at or after the March 1, 2002 statewide building code and hold most of the social memberships. The golf-heavy older buildings, Chatham Square, Glenmoor Greens and Saratoga Colony, are the lowest-priced routes to a full golf membership. Our guides to Glenmoor Greens II at Glen Eagle, Saratoga Colony at Glen Eagle, Chatham Square II at Glen Eagle and Sterling Greens at Glen Eagle cover each building’s record.
Filter by Exhibit D before you tour. Every home in Chatham Square I, Montclair Park Fairway Estate Homes and Montclair Park Villas is golf, and Chatham Square II, Glenmoor Greens I and Saratoga Colony are all but a handful. In Sterling Lakes II, exactly half the homes are golf, so two neighboring units can carry different memberships. The class is fixed and cannot be upgraded later.
Short-term rentals are banned community-wide, and each neighborhood sets its own minimum lease term, which none publishes. Some neighborhoods permit annual leases; the club refers to renewals in “annual-rental communities.” We read the specific declaration for any buyer who plans to rent before an offer is written.
Glen Eagle neighborhood medians in the Southwest Florida MLS run from $302,500 at Chatham Square to $730,000 at Montclair Park Fairway Estate Homes, each measured over the shortest window with at least 10 sales. Price per square foot of living area runs from about $231 in Glenmoor Greens to about $371 in Montclair Park Fairway Estate Homes.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, retrieved 26 Sep 2026)
Neighborhood | Window | Sales | Median | Range | Median days on market | Median $ per sq ft |
|---|---|---|---|---|---|---|
Montclair Park Fairway Estate Homes | 24 months | 10 | $730,000 | $448,800 to $1,195,000 | 11.5 | $370.64 |
Lago Villaggio | 24 months | 11 | $665,000 | $560,000 to $992,000 | 125 | $320.83 |
Addison Reserve | 24 months | 11 | $582,500 | $447,425 to $775,000 | 65 | $319.58 |
Oxford Village | 60 months | 9 | Too few for a median | $470,000 to $715,800 | 37 | not a median |
Brittany Place | 36 months | 15 | $530,000 | $405,000 to $615,000 | 49 | $320.36 |
Montclair Park Villas | 60 months | 14 | $440,500 | $340,000 to $636,000 | 7.5 | $305.68 |
Sterling Lakes I and II | 24 months | 13 | $425,000 | $320,000 to $450,000 | 62 | $260.57 |
Glenmoor Greens I and II | 12 months | 11 | $375,000 | $210,000 to $490,000 | 108 | $231.07 |
Sterling Greens I and II | 60 months | 26 | $365,000 | $260,000 to $470,500 | 29.5 | $274.44 |
Saratoga Colony | 24 months | 13 | $335,000 | $272,500 to $415,000 | 90 | $253.79 |
Chatham Square I and II | 24 months | 16 | $302,500 | $200,000 to $380,000 | 110.5 | $251.19 |
Sales are assigned to neighborhoods by street, because the MLS neighborhood field groups Chatham Square I and II and Glenmoor Greens I and II under single names. Oxford Village had nine sales in five years and none since April 2024, from $470,000 to $715,800.
A neighborhood median is a starting point. The price you should pay is set by the last few sales of the same floor plan and membership class, adjusted for view, floor, updates and the building’s documents. In Brittany Place, two villas of the same 1,857-square-foot size sold for $405,000 and $505,000 in 2026: condition, not size, made the difference.
Across 268 MLS-marketed Glen Eagle closings from October 2021 to September 2026, the median was $435,000, the median sale-to-list ratio 97.67 percent and the median days on market 24.5. The calendar-year condominium median fell from $407,500 in 2023 to $310,000 in 2026 to date. Today’s buyer is paying less, and waiting longer, than the 2022 and 2023 buyer did.
Glen Eagle and its neighbor Countryside Golf & Country Club are both gated, bundled-membership golf communities in ZIP 34104 with par 70 courses. On Collier County’s recorded sales for the 12 months to August 28, 2026, Glen Eagle’s median was $395,000 on 56 sales and Countryside’s $440,000 on 39, and Glen Eagle publishes its dues and capital contribution.
Data updated: September 2026 (Collier County recorded qualified sales, August 29, 2025 to August 28, 2026; club documents as dated)
What you are choosing | Glen Eagle Golf & Country Club | Countryside Golf & Country Club |
|---|---|---|
Homes | 1,234 | 1,133 per the club; 1,144 on the county roll |
Membership | Mandatory, fixed to each home: 924 golf, 310 social | Bundled by property: 850 golf, 283 social, per the club |
Course | 18 holes, par 70, Mark McCumber 1991; Gordon Lewis redesigns 2005 and 2017 | 18 holes, par 70, Arthur Hills; Kipp Schulties redesign 2019, per the club |
2026 dues | $8,031 golf, $5,402 social, published | Not published on the club’s public site; ask for the current figure |
Capital contribution at closing | $9,000 golf, $8,000 social, published | Not published on the club’s public site; ask for the current figure |
Median recorded sale, 12 months | $395,000 on 56 sales | $440,000 on 39 sales |
Housing | 330 single-family, 185 villas, 719 condominium units | Not broken out here |
Community development district | None | Not checked for this page |
Gated | Yes, staffed gatehouse at Davis Boulevard | Yes, per the club |
Club address | 1403 Glen Eagle Boulevard | 600 Countryside Drive |
Glen Eagle figures: the club’s 2026 Realtor’s Packet and recorded declaration. Countryside figures: the Countryside Golf & Country Club website, read September 26, 2026. Sales: Collier County’s recorded qualified sales, one method for both rows.
Choose Glen Eagle if the priorities are the lowest entry price into a private, owner-run club, published costs you can underwrite before you offer, a wide choice of condominiums and villas, and an A-rated elementary and middle school assignment. Look hard at Countryside if you want a course redesigned in 2019 and are prepared to pay more at the median. Either way, get the neighborhood fee and the capital contribution in writing before you sign.
What are this year’s dues for the home’s membership class, and what did they rise from? What is the capital contribution, and who pays it? Is there a special assessment adopted or proposed? What does the neighborhood association charge, and what is its reserve position? How are guests and tenants handled? We ask those questions for you and put the answers side by side.
When you buy in Glen Eagle, the club membership recorded to the home transfers to you at closing. You pay a one-time capital contribution of $9,000 for a golf home or $8,000 for a social home and a transfer fee of $425 or $350, then annual dues of $8,031 or $5,402, and you become a voting member of the owner-controlled master association.
Data updated: September 2026 (Glen Eagle Golf & Country Club 2026 Realtor’s Packet)
Exhibit D of the master declaration fixes every home as golf or social, 924 and 310 in all, and the club’s About page says an owner cannot buy a golf membership separately or change a social home to golf. A golf membership gives full use of all facilities and the course year-round. A social membership gives the non-golf facilities year-round and course access from May through October on a space-available basis, with greens and cart fees per round.
Under Declaration Article 11.12(B), the buyer pays the capital contribution at closing, secured by a lien: $9,000 golf and $8,000 social in 2026, up from $7,500 and $6,500 in 2025. The declaration exempts certain transfers, including to a spouse or trust and on death. The packet also lists a “current owner” rate of $4,500 golf and $4,000 social, which we read as applying when the buyer already owns in Glen Eagle; confirm with the club. The contribution is not refundable.
The master association charges a transfer fee of $425 for a golf home or $350 for a social home, and $299 for an estoppel certificate ($399 in under five business days). Your neighborhood association issues its own estoppel. Who pays each fee is a contract term; we write it in.
2026 dues are $8,031 golf and $5,402 social, billed half on January 1 and half on July 1, plus a $600 calendar-year food and beverage minimum. The club’s About page says residents receive BlueStream Fiber internet and basic cable as members of the master association. Golf members pay per-round cart fees ($26.50 for 18 holes in 2026).
A golf membership covers one “family” as the declaration defines it: one person, a household related by blood, marriage or adoption, or no more than two unrelated persons and their children. Each home gets two member identification cards. Owners through an entity, or unrelated co-owners, designate one family.
The homeowners own the golf course, clubhouse, roads and preserves through the master association, per Section 5 of the 2015 Amended and Restated Master Declaration. Seven directors are elected by owners, and members must approve special assessments over $200 per unit per year, material alterations over $200,000 and mortgage borrowing over $200,000. There is no recreation lease and no developer.
The club’s packet carries its own disclosure summary: “As a purchaser of property in the Glen Eagle community, you will be obligated to be a member of the Glen Eagle homeowners’ association as well as a neighborhood association.” For a home in a homeowners’ association, Florida’s section 720.401 requires the seller to give you that summary before you sign, and if it arrives late you may cancel within three days or before closing.
Buying in Glen Eagle takes eight steps: choose the home type and membership class, check the building’s documents and flood record, price the full carrying cost, write the offer around two approvals, order both estoppels, file the neighborhood paperwork, clear inspections, insurance and appraisal, then close with the club charges on the statement.
Decide between condominium, villa and single-family, and between golf and social, before you tour. Those two choices narrow 15 neighborhoods to three or four.
For a condominium, ask for the milestone status, the structural integrity reserve study and the budget. For any home, check the FEMA zone and any letter of map amendment for the building.
Add the club dues for the class, the $600 minimum, the neighborhood fee from the association’s budget, taxes at 10.6058 mills on a reset value, and an insurance quote. Then decide what you will pay.
Each neighborhood association has its own paperwork and background check; after its approval, the paperwork goes to the master association. Neither publishes a fixed period, so your contract’s dates must allow for both.
The master and neighborhood estoppels state the dues, any assessment and whether the seller’s account is current. We request both the day the contract is signed.
A condominium buyer has 7 days, excluding weekends and holidays, after receiving the section 718.503 documents to cancel. A homeowners’ association buyer has the section 720.401 protection. We read every page with you inside those windows.
A four-point and wind mitigation inspection, a roof permit date and an insurance quote are the usual gates for older Glen Eagle buildings. A lender’s appraisal follows.
The capital contribution and transfer fee appear on your settlement statement, with prorated dues and taxes. After closing, register with the club office for your identification cards and gate access.
Owning a Glen Eagle home costs 2026 club dues of $8,031 for a golf home or $5,402 for a social home, a $600 food and beverage minimum, your neighborhood association’s unpublished fee, property taxes at 10.6058 mills, and insurance. In the first year add the $9,000 or $8,000 capital contribution and the transfer fee. There is no CDD.
Data updated: September 2026 (Glen Eagle Golf & Country Club 2026 Realtor’s Packet; 2025 Collier County tax bills)
Layer | Golf home | Social home | When |
|---|---|---|---|
Club and master association dues | $8,031 a year | $5,402 a year | Half January 1, half July 1 |
Food and beverage minimum | $600 a year | $600 a year | Calendar year, not prepaid |
Capital contribution | $9,000 | $8,000 | Once, at closing |
Transfer fee | $425 | $350 | Once, at purchase |
Master estoppel certificate | $299 ($399 rushed) | $299 ($399 rushed) | Per request |
Neighborhood association fee | Not published | Not published | Set by each association |
Community development district | None | None | Not applicable |
Property tax | 10.6058 mills (10.5058 in Lago Villaggio) | Same | Annually, in arrears |
Cart fee, golf members | $26.50 per 18 holes | Greens and cart fee per round, May to October | Per round |
For a golf home, the known club layers in year one are $8,031 in dues, the $600 minimum, the $9,000 capital contribution, the $425 transfer fee and a $299 estoppel: $18,355. For a social home they are $14,651. How much of the year’s dues falls due after you close depends on the closing date and what the seller has prepaid, which the estoppel states.
None of the 15 neighborhood associations publishes its assessment. Ask for the association’s adopted budget and an estoppel certificate before you commit; the estoppel states the regular assessment, any special assessment and whether the account is current. For a condominium, the fee also carries the master insurance policy and reserve funding, so it is often the largest monthly number after the mortgage.
The club’s 2016 sale packet listed golf dues at $4,078 and social at $2,480. By 2026 they were $8,031 and $5,402, and the 2025 to 2026 step alone was about 19 percent for golf and 14 percent for social. The owners’ board sets the budget, and members must approve any special assessment over $200 per unit per year.
Glen Eagle is in unincorporated Collier County. The 2025 bills show 10.6058 mills for Section 5 parcels and 10.5058 for Lago Villaggio, which sits outside the Radio Road MSTU; fire and rescue is the Greater Naples Fire Rescue District at 2.0 mills. As arithmetic only, $400,000 of taxable value at 10.6058 mills is about $4,242 a year. If you make the home your Florida homestead, file for the exemption by March 1 of the following year.
Before buying a Glen Eagle condominium, check the building’s milestone inspection status, its structural integrity reserve study, the budget and reserves, any adopted or proposed special assessment, the master insurance policy and 12 months of board minutes. Florida law puts most of those in your hands and gives you 7 days, excluding weekends and holidays, to cancel after receiving them.
Florida’s section 553.899 requires milestone inspections of condominium buildings of three or more habitable stories, and Collier County applies a 25-year first inspection within 3 miles of saltwater, which includes Glen Eagle’s condominiums. On September 23, 2026 the county’s records showed Chatham Square II Buildings E, F, H and I “Milestone Delinquent” and Building G completed, next due 2035; Glenmoor Greens I completed, next due 2033; and Sterling Greens I and II not yet due, 2028 to 2029.
Florida’s 2025 law, HB 913, set December 31, 2025 as the deadline for a structural integrity reserve study (SIRS) on condominium buildings of three or more habitable stories. The state tracks filings on its SIRS reporting page. Ask whether the study is done, what it found, and whether the association is funding reserves to it; HB 913 lets a board pause or reduce reserve contributions for up to two budgets after a milestone inspection on a majority vote.
Under section 718.503(2), the seller of a condominium unit must give you the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector’s summary of any milestone inspection report, the most recent structural integrity reserve study or a statement that none exists, any turnover inspection report and the Frequently Asked Questions and Answers sheet. You may void the contract within 7 days, excluding weekends and legal holidays, after signing and receiving them.
An adopted assessment appears on the estoppel certificate; a proposed one appears in board minutes. Ask who pays installments that fall due after closing and write the answer into the contract. In older buildings with milestone work ahead, an assessment is the most likely surprise in the first year of ownership.
The condominium association insures the building structure under a master policy; you insure the interior, contents, loss assessment and liability with an HO-6. The master policy’s wind deductible flows into your share of any loss. Ask for the declarations page before the inspection period ends.
Chatham Square II’s four delinquent buildings on the county’s milestone list do not by themselves describe the buildings’ condition, and the status may reflect paperwork timing. They do mean you should read the inspection reports, the repair plan and the assessment schedule before you commit. The combined Chatham Square median of $302,500 over 24 months is Glen Eagle’s lowest, and part of that discount is this record.
For Brittany Place and Montclair Park Villas, the county roll codes the units as condominium-use parcels while the associations are organized as homeowners’ associations and are not on the state’s list of registered condominiums. Read the recorded declaration first, because it decides whether condominium rules and cancellation rights or homeowners’ association rules apply.
Check a Glen Eagle home’s flood zone on FEMA’s map, where 28 of 29 points tested across the 15 neighborhoods are Zone X, then ask for any letter of map amendment and an insurance quote on the specific address. Insurance cost turns on the policy type (HO-6 or HO-3), roof age, openings and wind mitigation, not only the flood zone.
On FEMA panel 12021C0413J, effective February 8, 2024, Glen Eagle is almost entirely Zone X, outside the high-risk area, per our tests against FEMA’s National Flood Hazard Layer. Ground at the homes runs 10.6 to 12.3 feet against nearby base flood elevations of 9.5 to 10.0 feet. The one exception, 7065 Dennis Circle in Chatham Square II, reads about 3 meters inside a small Zone AE patch, and a 2012 FEMA letter of map amendment removed that structure from the high-risk area.
FEMA issued preliminary panel 12021C0413K in March 2025; Collier County’s August 2026 release says the appeal period opened August 19, 2026, with an effective date targeted for summer 2027. Every tested Glen Eagle point is Zone X on it. Lenders use the 2024 map until then.
A federally backed mortgage on a Zone X home generally does not require flood insurance, but lakes inside the community still count as nearby water under FEMA’s Risk Rating 2.0. Citizens Property Insurance requires flood coverage on personal residential policies with wind coverage outside the high-risk zone from January 1, 2027 for all dwelling values; condominium HO-6 policies are exempt. Tract-level OpenFEMA data showed a median flood policy cost of about $1,082.
When Hurricane Ian pushed Naples Bay to about 7.1 feet in 2022, that peak sat 3.5 to 5 feet below Glen Eagle’s ground, per the National Hurricane Center’s Ian report and USGS lidar. We found no Glen Eagle-specific damage report for Irma, Ian, Helene or Milton. Glen Eagle is in evacuation Zone C, and the Davis Boulevard route west floods before the community does.
Most Glen Eagle roofs date from 1990 to 2006. Under section 627.7011, an insurer may not refuse a homeowner’s policy solely because a roof is under 15 years old, or older with five years of life left on inspection. Under section 553.844, only a roof built or replaced under the 2007 code or later may repair 25 percent or more without a full re-roof. A wind mitigation report earns credits for roof attachment and opening protection.
A four-point inspection, a wind mitigation report on the state form, the roof permit date, window and shutter permits, an elevation certificate or letter of map amendment for the building, and, for a condominium, the master policy declarations page and wind deductible. We gather these inside your inspection period.
Collier County’s 2026 flood newsletter reports a Class 5 Community Rating System rating, a 25 percent discount on eligible flood premiums, while FEMA’s policy data for the tract carry Class 6, 20 percent. The discount on your actual quote is the one that counts.
The Glen Eagle rules that most often decide a purchase are the ban on short-term rentals, each neighborhood’s unpublished lease minimum and pet rules, the requirement to garage pickup trucks, boats and trailers, the bar on private golf carts at the home, the sign ban, architectural approval for exterior changes, and the two-step approval of new owners.
“Air BnB or other short term rental arrangements are not allowed in the community,” per the club’s real estate page. Each neighborhood sets its own minimum lease term in its documents, and none publishes it. Neighborhood paperwork is due 60 days before a lease starts and the master association’s 30 days before arrival, and a tenant pays $450 for a golf home or $375 for a social home to use the club.
The club points owners to “both the Master Association documents and your neighborhood community association documents” for pet rules, and we found no published limit on number, weight or breed for the master association or any neighborhood. We read the specific building’s documents before an offer if you have a pet.
Pickup trucks, boats, trailers, campers and motor homes must be kept fully inside a garage; SUVs are exempt. There is no parking on common roads or lots from 10 p.m. to 6 a.m., and private golf carts may not be kept in any neighborhood; play uses the club fleet. The scorecard’s local rules bar golf carts from Marblehead Drive.
Exterior changes need prior approval from the architectural review committee under the declaration, and no business may be run from a home. If you plan a pool, an addition, impact windows or a new roof color, ask before you close.
Guests of golf members paid $100 for 18 holes from January through March in 2026, $85 in April, November and December, and $45 from May through October. Up to six named direct-family guests a year receive a reduced rate and, except from January through April, may play unaccompanied.
Glen Eagle has no age restriction, and its homes are zoned for Calusa Park Elementary, East Naples Middle and Lely High. The single-family neighborhoods draw year-round families.
We find the right Glen Eagle home by matching your budget to a home type and membership class first, then watching the small active inventory daily, reading every candidate’s building and association documents before you tour, and touring with the flood record, roof age and fee stack already in hand.
A $300,000 budget in Glen Eagle points to Chatham Square, Saratoga Colony or Glenmoor Greens; $400,000 to Sterling Lakes, Montclair Park Villas or a larger Glenmoor Greens unit; $500,000 to Brittany Place or Addison Reserve; and $650,000 and up to Lago Villaggio or Montclair Park Fairway Estate Homes. Membership class narrows it again.
With about 5 sales a month and 18 active listings on September 26, 2026, the right Glen Eagle home can come and go in a week, as the Montclair Park Fairway Estate home that sold in 3 days in May 2026 showed. We watch new listings and price changes daily for our buyers. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the watching is done by the partners, not a feed.
Create a saved search on mcgreevyandcomisar.com for Glen Eagle homes in your price range and home type and you will get new listings as they appear. Tell Marc Comisar your criteria at (239) 287-5873 and he will set it up with you.
We register you at the Davis Boulevard gatehouse, check the view against the aerial, note the roof and air conditioning age, and bring the building’s milestone status and the association’s fee to the showing. You leave each tour with the numbers, not just the photos.
We negotiate a Glen Eagle purchase from the sold comparables of the same floor plan and membership class, the listing’s days on market, the building’s documents and the inspection and insurance results. With a 95.83 percent median sale-to-list ratio and 102 median days on market for condominiums, most Glen Eagle sellers expect to negotiate.
A Montclair Park Villas unit priced right sold at list; a Chatham Square unit with a long market time sold well below it. We show you the neighborhood’s own ratio and the listing’s history, and we write an offer that reflects them. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, negotiate every offer themselves.
An older roof, original windows or a high insurance quote are legitimate grounds for a price adjustment or a credit. We document each one from the inspection and the quote.
The capital contribution and transfer fee are yours under the declaration, but a contract can ask the seller to credit them. In a slow condominium market, that request is often accepted.
Two approvals and two estoppels take time, and neither association publishes a fixed period. We build the inspection, financing and approval periods so that you never have to close before you have read what you are buying.
Your deposit is protected by the contract’s contingencies and, for a condominium, the 7-day document review right. We make sure every deadline is calendared and every notice is sent in writing on time.
A Glen Eagle buyer’s closing costs include the club’s $9,000 or $8,000 capital contribution and $425 or $350 transfer fee, the owner’s title policy by Collier County custom, deed recording, lender fees and Florida’s mortgage taxes if financing, prorated dues and taxes, and the neighborhood association’s application and screening fees, which are not published.
In Collier County the buyer customarily selects the closing agent and pays the owner’s title policy, the reverse of Lee County. The premium is set by the state under Florida Administrative Code rule 69O-186.003, so it does not vary by company; closing service fees do.
Florida charges documentary stamp tax on a new note at $0.35 per $100, and nonrecurring intangible tax on the mortgage at 2 mills, $0.002 per dollar, per the Florida Department of Revenue’s documentary stamp tax and intangible tax pages. On a $300,000 loan that is $1,050 and $600.
The capital contribution, transfer fee and any estoppel fee assigned to you appear on your settlement statement. The neighborhood association’s application and background check fees exist but are not published; we get them in writing before you sign.
Taxes are paid in arrears, so a seller closing before November credits you for their share of the year. Dues are billed half in January and half in July, and the estoppel states what the seller has prepaid, which is prorated at closing.
The seller customarily pays documentary stamp tax on the deed at $0.70 per $100 and usually orders the estoppel certificates. The contract controls every line.
Since August 17, 2024, under the National Association of REALTORS settlement practice changes, you sign a written agreement with your buyer’s agent before touring a home, the agreement states the agent’s compensation in a specific amount or rate, and offers of compensation are no longer advertised on the MLS. Compensation is negotiable.
Before we tour a Glen Eagle home with you, in person or live by video, we sign a written agreement that states our compensation and that it is negotiable, per NAR’s guide to written buyer agreements.
Talking with us about the market, attending an open house on your own, or asking about Glen Eagle’s fees does not require an agreement.
A seller may still offer concessions toward a buyer’s closing costs, and may agree to pay some or all of the buyer agent’s compensation in the contract. Many Glen Eagle sellers do; we ask.
In a market with 3.5 months of supply, a seller credit toward your costs or the capital contribution is a realistic ask on many listings. We structure the offer so that the net cost to you is clear.
A Glen Eagle address comes with Calusa Park Elementary, East Naples Middle and Lely High for 2026-27, NCH Baker Hospital about 5.8 road miles away, Publix 2 to 3 minutes from the gate, Fifth Avenue South about 11 minutes away and Naples Airport about 9. The club is the social center.
Every Glen Eagle address we tested in the Collier County Public Schools lookup is zoned for Calusa Park Elementary, East Naples Middle and Lely High. The district’s 2026 accountability brief, dated July 1, 2026, graded Calusa Park and East Naples Middle A and Lely High B. Seacrest Country Day School sits at the Glen Eagle Boulevard entrance.
NCH Baker Hospital is about 5.8 road miles away and Physicians Regional on Collier Boulevard about 5 miles from the Davis gate, with NCH Immediate Care Southeast about 8 miles away.
By free-flow routing computed for our community guide, the Davis Boulevard gate is 4.9 miles from Fifth Avenue South, about 8 minutes from I-75 at exits 101 and 105, 9 minutes from Naples Airport and about 40 minutes from Southwest Florida International. Allow more time from January through April.
The club lists a heated pool, four lighted Har-Tru tennis courts, two bocce courts, a 24-hour fitness center, a main dining room, the 19th Hole lounge and the Divot Cafe on its amenities page, with golf leagues, tennis socials, card groups and themed dinners that peak from November through April. East Naples Community Park, home of the US Open Pickleball Championships, is about 9 minutes away.
Vitano, about half a mile east at Davis and Santa Barbara Boulevards, plans 622 homes and a Whole Foods, with groundbreaking targeted for 2027 by its developer. Davis Boulevard’s six-laning is a listed need in the Collier MPO’s 2050 plan but is unfunded. Expect more traffic on Davis over the next few years.
You get a personalized Glen Eagle buyer consultation by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or by requesting one online. In it we match your budget to a home type and membership class, walk the fee stack, flag buildings with open milestone or reserve questions and set up your listing alerts.
Your target neighborhoods and why; golf or social; a first-year and ongoing cost estimate for each; the current listings of your type with their history; the documents we will read before you offer; and a realistic timeline including the two approvals. There is no cost and no obligation.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, email [email protected], or read how we represent buyers in Naples. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Many Glen Eagle buyers are seasonal and shop from out of state. We tour by live video, send the documents and the fee stack before you fly down, and can close by mail with a remote notary or mobile closer.
McGreevy and Comisar are a top-reviewed buyer’s agent team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
A Glen Eagle specialist matters because the decisions that protect a buyer here are made from documents: Exhibit D’s golf or social designation, the neighborhood association’s budget and estoppel, the condominium milestone and reserve record, the recorded declaration for the two villa neighborhoods, FEMA letters, and the timing of two approvals that no association publishes.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He reads the club, association and condominium documents for our buyers. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He leads buyer tours, gate registration, inspections and negotiation. Reach him at (239) 287-5873 and read his Marc Comisar agent page.
Showing a social home to a buyer who wants year-round golf, quoting a Chatham Square median that blends two buildings with different milestone records, missing the neighborhood fee until the estoppel arrives, skipping the reserve study inside the 7-day window, or writing contract dates that ignore the second approval. Each one costs a buyer money or a deal.
If Glen Eagle is one of several communities on your list, our guides to buying a home in Verona Walk and buying a home in Naples Lakes Country Club cover two East Naples alternatives, one without a club and one with a bundled golf membership of its own.
If you own a Florida home you plan to sell, start with a free home valuation. If you already own in Glen Eagle and are moving within the gate, see our guides to selling a home in Glen Eagle and what your Glen Eagle home is worth; the club lists a reduced “current owner” capital contribution, which we confirm with the club for you.
These are the questions buyers ask most about Glen Eagle Golf & Country Club in East Naples, each answered in one paragraph from the club’s 2026 documents, the Southwest Florida MLS, Collier County’s records and Florida law. Figures are as of September 26, 2026 unless another date is stated. Nothing here is legal, tax or insurance advice.
In unincorporated East Naples, Collier County, ZIP 34104. The main gate is on Glen Eagle Boulevard at Davis Boulevard, with a second entrance to Radio Road; the clubhouse is at 1403 Glen Eagle Boulevard.
The Southwest Florida MLS shows a 12-month median of $405,000 on 61 sales to September 26, 2026, from $200,000 to $1,195,000. Condominiums had a median of $331,000 and single-family homes $625,000.
A condominium in Chatham Square, Saratoga Colony or Glenmoor Greens. Chatham Square’s median was $302,500 over 24 months, and most of those units carry golf memberships.
Yes. Every home carries a golf or social membership fixed by the recorded declaration, and it cannot be separated from the home.
$8,031 a year for a golf home and $5,402 for a social home, billed half in January and half in July, plus a $600 food and beverage minimum, per the club’s 2026 Realtor’s Packet.
$9,000 for a golf home or $8,000 for a social home, paid by the buyer at closing under Article 11.12(B) of the master declaration, plus a $425 or $350 transfer fee.
No. The declaration gives no owner a right to withdraw a share of the common surplus, and there is no refundable equity membership.
No. The club states that an owner cannot buy a golf membership separately or change a social home to golf. Filter by Exhibit D before you tour.
Full use of the non-golf facilities year-round and course access from May through October on a space-available basis, paying greens and cart fees per round.
None of the 15 neighborhood associations publishes its fee. Ask for the association’s adopted budget and an estoppel certificate, which states the assessment and any special assessment.
No. No community development district covers Glen Eagle, and sampled 2025 tax bills carry no CDD line.
2025 bills carried 10.6058 mills, or 10.5058 in Lago Villaggio. As arithmetic only, $400,000 of taxable value is about $4,242 a year before non-ad valorem charges.
Addison Reserve, Montclair Park Fairway Estate Homes, Oxford Village and Lago Villaggio, 330 homes in all.
Chatham Square I and II, Glenmoor Greens I and II, Saratoga Colony, Sterling Greens I and II and Sterling Lakes I and II, 719 units in nine associations.
Yes. It is one of the club’s 15 neighborhoods and was added to the master declaration, although it is zoned under a separate planned unit development.
Collier County’s records, checked September 23, 2026, list Chatham Square II (four buildings delinquent, one completed), Glenmoor Greens I (completed, next due 2033) and Sterling Greens I and II (not yet due, 2028 to 2029). No other Glen Eagle association appeared on the county’s milestone layer.
A structural integrity reserve study of a condominium building’s structural reserves, required for buildings of three or more habitable stories. Section 718.503 requires the seller to give you the latest study or a statement that none exists.
Under section 718.503 as it reads in 2026, 7 days, excluding weekends and legal holidays, after signing and receiving the required documents. The right ends at closing.
For a home in a homeowners’ association, section 720.401 requires the seller to give you the disclosure summary before you sign; if it arrives late, you may cancel within three days or before closing.
Usually not for a federally backed mortgage, because 28 of 29 tested points are Zone X. Citizens requires flood coverage on its wind policies for all dwelling values from January 1, 2027, but not on condominium HO-6 policies.
We found no Glen Eagle-specific damage report. Naples Bay peaked at about 7.1 feet, 3.5 to 5 feet below Glen Eagle’s ground.
Zone C, and storm-surge Category 3 on the state’s Know Your Zone layer. The Davis Boulevard route west toward US-41 is a lower surge zone, so leave early.
Most were built 1990 to 2001, before the statewide building code of March 1, 2002; Sterling Greens and most of Lago Villaggio came after. Roof age and opening protection drive the quote more than the year.
Short-term rentals are banned. Some neighborhoods allow annual leases under their own unpublished minimums, and a tenant pays a $450 or $375 club transfer fee.
Pet rules are set by the master and neighborhood documents, and no published limit exists. We check the specific building’s documents before you offer.
A pickup truck, boat or trailer must be kept fully inside a garage, and private golf carts may not be kept in any neighborhood; play uses the club fleet.
No. It is all ages, zoned for Calusa Park Elementary, East Naples Middle and Lely High.
Calusa Park Elementary (A in 2026), East Naples Middle (A) and Lely High (B), per the district’s July 1, 2026 accountability brief.
No driving range and no pickleball courts on site. The club has a putting green, a hitting net and a golf simulator; East Naples Community Park’s pickleball complex is about 9 minutes away.
Mark McCumber, and it opened in 1991 as a public course. Gordon Lewis led redesigns in 2005 and 2017; the 2017 renovation cost about $3 million.
Plan on 30 to 60 days from contract to closing, depending on financing and the two association approvals, neither of which has a published period.
By local custom the buyer pays the owner’s title policy in Collier County. The contract controls, and the premium is set by the state.
No, but a written buyer agreement is required before an agent tours with you, and in Glen Eagle an agent who reads Exhibit D, the estoppels and the condominium documents protects you from the most expensive surprises.
A contract can ask the seller to credit it. In a market with 3.5 months of supply, some sellers agree, especially on condominiums.
On September 26, 2026, 18 were active and 6 pending in the Southwest Florida MLS: 12 condominiums, 4 single-family homes and 2 villas.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Naples, and we will set up a consultation and listing alerts.
Every figure on this Glen Eagle buyer’s guide traces to a primary source below, as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll and records, the club’s own documents, Florida Statutes and state agencies, FEMA and federal agencies. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited with their pull date.
Market data and county records
Glen Eagle Golf & Country Club and its associations
Florida law and state agencies
Condominium safety, flood and storm records
Commission, federal tax and national data
Schools, health and the area
Our own assets
Every row below links the authority that publishes the document, so a Glen Eagle buyer always sees the official, current version rather than a copy. We host nothing ourselves.
Document | What it proves | Official authority |
|---|---|---|
Glen Eagle Golf & Country Club 2026 Realtor’s Packet | 2026 dues, capital contribution, transfer and estoppel fees, the 15 neighborhoods, management companies, sign and open-house rules, the club’s disclosure summary | |
Glen Eagle Golf & Country Club 2025 Realtor’s Packet | The prior year’s fees, for the dues history | |
2015 Amended and Restated Master Declaration and Bylaws | Membership tied to the home, Exhibit D golf and social designations, Article 11.12(B) capital contribution, member-vote thresholds | |
Glen Eagle scorecard and local rules | Tees, yardage, rating and slope; cart restrictions | |
Collier County PUD master list, June 11, 2026 | Bretonne Park PUD, 330 single-family and 904 multifamily units | |
Collier County milestone buildings by year | The condominium structural inspection schedule | |
Collier County 2026 Flood Protection Newsletter | The effective map date, the preliminary map, the county’s CRS class | |
FEMA LOMA revalidation statuses | Which letters of map amendment remain valid | |
FEMA Flood Map Service Center | The flood zone and any letter of map amendment for your address | |
Florida Statutes 720.401 | The homeowners’ association disclosure summary owed before contract | |
Florida Statutes 718.503 | The condominium resale document packet and the 7-day cancellation right | |
Florida Statutes 553.899 | Milestone inspection requirements | |
Florida Statutes 201.02 | The $0.70 per $100 documentary stamp tax on the deed | |
Florida Statutes 689.302 | The seller’s flood disclosure form | |
Department of Revenue PT-112 | Save Our Homes portability | |
NAR settlement frequently asked questions | Commission is negotiable; buyer agreements before touring |
Three records that matter here are not public and cannot be linked: each neighborhood association’s budget and current assessment, which appear on its estoppel certificate; each condominium association’s milestone report and structural integrity reserve study, which the association provides to owners and buyers; and the neighborhood rules on leasing and pets, which come with the resale approval packet.
You reach the Glen Eagle buyer team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or by reading how we represent buyers in Naples and requesting a consultation. McGreevy and Comisar work from an office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and Glen Eagle is part of the East Naples market they work every week.
If you are searching for “the best buyer’s agent for Glen Eagle, Florida,” McGreevy and Comisar represents homebuyers across Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you are buying a Chatham Square condominium, a Brittany Place villa or a Lago Villaggio home, our team provides honest market guidance, document-first due diligence and partner-level negotiation. Start with how we represent buyers in Naples.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from Collier County’s recorded qualified sales. Brokered by Domain Realty.