We read the declaration, budget, leasing rules and every recorded sale of a Glen Manor condo before you offer, and price it from the sales of its own plan.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026 · Market data from the Collier County Property Appraiser roll and recorded sales to August 17, 2026 and the Southwest Florida MLS pulled October 27, 2026
Buying a condo in Glen Manor means buying one of 60 condominium homes in fifteen two-story buildings at 76 4th Street, inside the Bonita Shores street grid of Bonita Beach, in unincorporated Collier County with a Bonita Springs 34134 mailing address. This is McGreevy and Comisar’s buyer’s guide to it; the building itself, its association and its record are covered in full in our Glen Manor at Bonita Shores guide. This is the Glen Manor condominium on 4th Street, not the Shore Woods condominium next door at 64 4th Street, which is a separate association on the same platted lot, and not any other Florida building that shares the name.
Here is what a buyer needs to know first. Collier County recorded no qualified Glen Manor sale in the 12, 24 or 36 months to August 17, 2026, and four in the 60 months, from $221,000 to $405,000; the median of these four sales is $387,500. The Southwest Florida MLS shows six Glen Manor closings in the 60 months to October 27, 2026, from $245,000 to $425,000, with a median of $397,500, and the newest, in April 2026, closed at $245,000 after 245 days on market. On October 27, 2026, no Glen Manor unit was listed for sale. That is a building where a buyer waits for the right unit and prices it from a short, uneven record.
If you already own a Glen Manor condo and want to sell before you buy, read our guide to selling your Glen Manor condo; if you want a number on a unit you own, read our Glen Manor home valuation guide. For the single-family houses around the building, our Bonita Shores buyer’s guide covers the grid.
To buy a condo in Glen Manor, Bonita Shores in 2026, set an alert because no unit was listed on October 27, 2026, read the declaration, budget and leasing rules before you write an offer, build the board approval and the estoppel certificate into the contract timeline, and price the unit from the six MLS closings and four county sales of the last 60 months.
Glen Manor is a small, quiet condominium with a thin record. Its 60 units come in two plans, 1,229 square feet (36 units) and 1,368 square feet (24 units) of county heated area, on two floors. The buildings date from 1996 and 1997, the newest of the three condominiums at Bonita Shores. It has no water frontage and no documented shared amenity, it sits in shaded Zone X on the 2024 effective FEMA map, and its recorded leasing rules make it a residential and seasonal building rather than a nightly-rental one.
This page is the buyer’s side of our Glen Manor guide. Our Glen Manor seller’s guide covers the listing side for an owner, and our Glen Manor valuation page shows plan by plan how we put a number on a unit, which is the same method we use to set your offer.
These are the ten facts a Glen Manor condo buyer needs most in October 2026, drawn from the Collier County roll and recorded sales, the Southwest Florida MLS pull of October 27, 2026, the association’s state filings, the recorded declaration, FEMA’s 2024 map and Florida law, each explained in the section that covers it.
This buyer’s guide runs from the market and every recorded sale to the plans, ownership costs, documents and rules, then flood and insurance, financing, closing costs and representation, then schools, daily life and the Shore Woods comparison, and ends with the answers buyers ask most. Each link below jumps straight to its section of the page.
The Market and the Record: How Do I Buy a Condo in Glen Manor, Bonita Shores in 2026? · Why Work With McGreevy and Comisar as Your Glen Manor Buyer’s Agent? · What Is the Glen Manor Market Like for Buyers Right Now? · What Have Glen Manor Condos Sold For? · A Glen Manor Purchase Read From the Record
Choosing, Owning and the Documents: Which Glen Manor Condo Fits Which Buyer? · What Will I Pay to Own a Glen Manor Condo? · What Should I Check in the Glen Manor Condo Documents? · What Are the Rules on Leasing, Pets and Approvals at Glen Manor?
Flood, Financing and the Contract: Is Glen Manor in a Flood Zone, and What Will Insurance Cost? · What Do the Permits Show Since Hurricane Ian? · Can I Finance a Glen Manor Condo? · What Will My Property Taxes and Closing Costs Be at Glen Manor? · How Does Buyer Representation Work in Florida After the NAR Settlement? · How Do We Negotiate a Glen Manor Purchase for You?
Living There and Comparing: Which Schools Serve Glen Manor? · What Is Daily Life Like at Glen Manor? · Glen Manor vs Shore Woods: Which Should You Buy? · How Does Glen Manor Compare With the Rest of Bonita Shores and Bonita Beach? · What Are the Pros and Cons of Buying in Glen Manor?
Next Steps and Answers: How Do I See Glen Manor Condos for Sale? · How Do I Get a Personalized Glen Manor Buyer Consultation? · Buying a Winter Home at Glen Manor: What Seasonal Buyers Should Know · What Buyers Say About Working With Us · Frequently Asked Questions, Glen Manor, Bonita Shores Buyer Edition · Why Does a Bonita Beach Condo Specialist Matter When You Buy? · Ready to Buy in Glen Manor? Work With the #1 Team in Southwest Florida Since 2012 · Thinking of Selling Your Glen Manor Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Glen Manor condo buyers work with us because we read the declaration, the leasing amendment, the flood map and every recorded sale before you offer, and because the partner who negotiates your contract is the partner at your closing.
If you are searching for the best buyer’s agent for Glen Manor, or thinking, “I need someone who knows what a one-month leasing gap and a Collier title custom mean for this condo,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive from 4th Street. Before you choose an agent, read our comparison of the best real estate agents in Bonita Beach and of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
We tracked every one of the 146 qualified Glen Manor sales the Collier County file holds since May 1996, every one of the four in the last 60 months and every one of the six MLS closings in the same window. We read the association’s state filings, the recorded leasing section as restated in 2011, the county’s flood, evacuation, zoning and milestone layers and the school zone lookup. That is why our first questions to a Glen Manor buyer are which plan, how you plan to use it and when you need to close.
This page does not state or imply that we have sold, listed or represented anyone in a Glen Manor sale. Our case rests on the public record we have read for you and on how we would run your purchase.
The Glen Manor market in October 2026 is quiet: no unit was listed for sale on October 27, 2026, the Collier County record holds no qualified sale in the 36 months to August 17, 2026, and the Southwest Florida MLS shows one closing in the latest 12 months, at $245,000 in April 2026 after 245 days on market.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
Under our rule, the first window of 12, 24, 36 and 60 months that holds ten sales would lead. None does, so every sale is listed in the next section, and a median appears only as the median of the sales it describes. Where n is even, the median is the mean of the middle pair, and we name both.
| Window | Record | Sales (n) | Median | Range |
|---|---|---|---|---|
| 12, 24 and 36 months to August 17, 2026 | Collier County qualified sales | 0 | Not computed | Not applicable |
| 60 months to August 17, 2026 | Collier County qualified sales | 4 | $387,500, the median of these four sales (mean of $385,000 and $390,000) | $221,000 to $405,000 |
| 12, 24 and 36 months to October 27, 2026 | Southwest Florida MLS closings | 1 | $245,000, the single closing | $245,000 |
| 60 months to October 27, 2026 | Southwest Florida MLS closings | 6 | $397,500, the median of these six closings (mean of $390,000 and $405,000) | $245,000 to $425,000 |
Across the five MLS closings with days on market recorded above zero, the median was 28 days and the median sale was 96.25 percent of final list price. The median price per square foot of MLS living area across all six closings was $305.
Nothing. On October 27, 2026 the Southwest Florida MLS showed no active Glen Manor listing, so there is no months-of-supply figure to compute and no competing offer to read. The nearest condominium choice that day was next door: Shore Woods, at 64 4th Street, had one unit listed at $314,900.
Two things follow. A buyer who wants Glen Manor in particular should be ready before a listing appears, with financing approved, the HO-6 quote path known and the documents to request listed, because a building with 60 units and no active listing can go months without one. And a buyer should not read the April 2026 price as the building’s new level or the 2023 prices as its floor; each is a single sale with its own story.
Tell us your plan, your floor and how you will use the unit, and we will set an alert and pull the Glen Manor and Shore Woods sales that match. Book a Glen Manor buyer consultation, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free Glen Manor home valuation.
Glen Manor condos sold for $221,000 to $405,000 in the four qualified county sales of the 60 months to August 17, 2026, and for $245,000 to $425,000 in the six Southwest Florida MLS closings of the 60 months to October 27, 2026. Every sale in both records is listed below so a buyer can find the ones that match the unit.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The Collier County Property Appraiser counts a sale when the deed is a qualified arm’s-length transfer of an improved unit. The roll and sales were exported August 29, 2026, and the county sales file runs to August 17, 2026.
| Recorded (deed date) | Price | County heated area (sq ft) | Price per county sq ft |
|---|---|---|---|
| November 9, 2021 | $221,000 | 1,229 | $179.82 |
| July 14, 2022 | $405,000 | 1,368 | $296.05 |
| April 18, 2023 | $390,000 | 1,229 | $317.33 |
| April 18, 2023 | $385,000 | 1,229 | $313.26 |
The median of these four sales is $387,500, the mean of $385,000 and $390,000. All four are at 76 4th Street; the public record lists no unit number we would print, and we do not.
| Closed | Living area (sq ft) | Final list price | Sold price | Days on market | Sold as a share of final list |
|---|---|---|---|---|---|
| August 2022 | 1,368 | $409,900 | $405,000 | 25 | 98.80% |
| November 2022 | 1,368 | $465,000 | $410,000 | 0 | 88.17% |
| March 2023 | 1,368 | $425,000 | $425,000 | 28 | 100.00% |
| April 2023 | 1,229 | $410,000 | $390,000 | 40 | 95.12% |
| April 2023 | 1,229 | $400,000 | $385,000 | 11 | 96.25% |
| April 2026 | 1,368 | $325,000 | $245,000 | 245 | 75.38% |
The median of these six closings is $397,500, the mean of $390,000 and $405,000. The six closings ranged from 75 percent to 100 percent of final list price. The November 2022 closing is recorded at zero days on market, which is why the 28-day and 96.25 percent medians use the other five.
The county also recorded priced deeds it did not qualify as arm’s-length sales, at $425,000 (March 2023), $450,000 (June 2024), $300,000 (March 2025) and $245,000 (April 2026). A deed can be coded unqualified for reasons that have nothing to do with value, so we leave every one of them out of the county figures, and a buyer’s appraiser will too.
The county records the deed consideration on qualified sales and the MLS records the reported closing price, so the two series do not match one for one. The MLS carries sales the county did not qualify and sales newer than the county extract. We read both and tell you which one a figure comes from.
This history table shows how many qualified county sales were recorded each year and the median of that year’s sales. It is context, not today’s price.
| Year | Qualified county sales (n) | Median of these n sales |
|---|---|---|
| 2016 | 7 | $230,000 |
| 2017 | 1 | $242,500 |
| 2018 | 3 | $245,000 |
| 2019 | 5 | $208,000 |
| 2020 | 1 | $220,000 |
| 2021 | 12 | $246,000 |
| 2022 | 1 | $405,000 |
| 2023 | 2 | $387,500 |
Glen Manor prices rose from a $208,000 county median in 2019 and $246,000 in 2021 to the $385,000 to $425,000 range in 2022 and 2023, and the one MLS closing of 2026 came in at $245,000. With so few sales, one closing is a data point rather than a trend.
The April 2026 closing is the purchase a Glen Manor buyer should study first: a 1,368 square foot unit listed at a final $325,000, on the market 245 days, closed at $245,000, which is 75.38 percent of that list price and $179.09 per square foot of MLS living area. It is a public-record sale, and it is not ours.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The unit is one of the 24 larger-plan units, 1,368 square feet in both the county record and the MLS. It closed $80,000 below its final list price. The three larger-plan closings of 2022 and 2023 sold at $405,000, $410,000 and $425,000, so the 2026 buyer paid $160,000 less than the lowest of them. The county also holds an unqualified $245,000 deed dated April 2026, which it left out of its qualified sales.
The public record does not say what condition the unit was in, whether it was occupied by a tenant, whether the parties were related, what the association’s finances looked like at the time or what the inspection found. Each of those changes what $245,000 means. We do not guess, and a buyer should not either: the listing file, the estoppel certificate and the board’s records are where the answers sit.
Two 1,229 square foot units closed in April 2023 in the MLS, and the county recorded their deeds on April 18, 2023 at $390,000 and $385,000. The first sold at 95.12 percent of a final $410,000 after 40 days, the second at 96.25 percent of a final $400,000 after 11 days. Two like-for-like units, a $5,000 gap: that is the closest comparison the building has produced.
A buyer who meets a Glen Manor listing priced off the 2023 sales has the 2026 closing to raise, and a buyer who meets one priced off the 2026 closing has the 2023 sales and the unit’s own condition to weigh. We read both with you, and we write the offer from the unit in front of you, not from either number alone.
The right Glen Manor condo depends on four property facts: the plan, 1,229 or 1,368 square feet; the floor, ground or second; the condition and renovation since 1996 and 1997; and whether the unit is vacant or under an approved lease. The record shows all four matter, and only the plan is printed on the county roll.
Data updated: October 2026 (Collier County Property Appraiser roll exported August 29, 2026; Southwest Florida MLS, pulled October 27, 2026)
| Plan | County heated area | Units on the roll | Layouts in the MLS rows | MLS closings, 60 months |
|---|---|---|---|---|
| Smaller plan | 1,229 sq ft | 36 | Two bedrooms, or two bedrooms plus a den, two baths | 2, at $390,000 and $385,000 |
| Larger plan | 1,368 sq ft | 24 | Two bedrooms plus a den, or three bedrooms, two baths | 4, at $405,000, $410,000, $425,000 and $245,000 |
Bedroom and bath counts are not carried on the county’s condominium unit records, so the layouts come from the MLS rows. Ask for the floor plan of the specific unit rather than relying on the square footage alone.
In 2022 and 2023 the three larger-plan closings sold at $296.05, $299.71 and $310.67 per square foot of MLS living area, and the two smaller-plan closings at $317.33 and $313.26. The smaller plan sold for more per square foot and less in total. The April 2026 larger-plan closing, at $179.09 per square foot, is the one point outside that pattern.
The roll’s unit numbering shows first-floor units numbered 101 and 102 and second-floor units numbered 201 and 202 in each of the 15 buildings. A ground-floor unit means no stairs to the front door; a second-floor unit puts the living space a floor above the ground. With three MLS closings on each floor and the plans mixed, the record does not support a floor premium in either direction.
Under the recorded leasing rules a buyer can take a unit subject to an approved lease of up to one year. If you need to move in on a date, ask for the lease and its end date before you offer; if you plan to lease the unit yourself, read the leasing section before you count on rent.
Glen Manor suits a buyer who wants a two-story 1990s condominium on a quiet numbered street about 1.8 miles by road from Bonita Beach Park, in a building where leasing is limited and the owners share the cost of the buildings. A buyer who wants water frontage, a dock, a pool listed in a public document or nightly rentals should look elsewhere. Roughly 33 percent of the units (20 of 60) carry a homestead exemption on the 2026 preliminary roll, and 27 of the 60 owners have a Florida mailing address.
Owning a Glen Manor condo layers four costs on the purchase price: the association assessment, which no public record we could read states; property tax at 9.3696 mills on the 2026 certified roll in Collier millage area 90; an HO-6 unit-owner policy; and any special assessment the board adopts. The budget and the estoppel certificate settle the first and the last.
Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary and certified rolls; Florida Statutes 2025)
| Cost | What the record says | How to price it for a specific unit |
|---|---|---|
| Association assessment | Not published in any record we could read; no association website located | The adopted budget and the estoppel certificate |
| Special assessments | None stated in any public record we could read | Every special assessment notice since September 2022 |
| Property tax | 9.3696 mills on the 2026 certified roll in millage area 90; median 2026 certified bill per unit $2,062.01 | Apply the rate to your own taxable value after purchase |
| HO-6 unit-owner insurance | The association insures the building; the owner insures the interior and contents under section 718.111 | Quote on the unit, the master policy summary and the wind features |
| Flood insurance | Optional under federal rules in shaded Zone X, and available | Quote it; a lender may still ask |
| Utilities | Collier County Utilities serves the building through a 3-inch master water meter | Which utilities the fee includes is a budget line |
The monthly or quarterly Glen Manor assessment is not published in any record we could read on the publication date. What a condominium budget funds is set by section 718.112: operating expenses, insurance on the condominium property and reserves. Which utilities, cable or internet the Glen Manor fee includes is a line in that budget, and we do not assert it without the document.
We ask the listing agent for the adopted budget and the most recent annual financial statement as soon as you are interested, and the closing agent orders the estoppel certificate under section 718.116, which states the regular assessment, any special assessment and whether the account is current. The certificate fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR; the contract says who pays it.
The 2026 certified rates for millage area 90 sum to 9.3696 mills, about $936.96 a year for each $100,000 of taxable value, across the county, the school board, the water management district, mosquito control, North Collier Fire and Conservation Collier. As an illustration only, 9.3696 mills on $397,500 is about $3,724.42 of ad valorem tax before any exemption, and on $245,000 about $2,295.55. Your real bill depends on the value the Property Appraiser sets on January 1 and any exemption you qualify for.
A buyer’s taxable value resets toward the purchase price at the next January 1 under section 193.155 for a homestead or section 193.1554 for a non-homestead unit. The median 2026 certified bill per unit of $2,062.01 reflects owners’ existing caps and exemptions, so read the seller’s bill as history, not as your cost.
A Glen Manor buyer should read the declaration with every recorded amendment, the articles, bylaws and rules, the annual budget and financial statement, every special assessment notice since September 2022, the reserve schedule and the association’s statement on the structural integrity reserve study, the insurance certificate, recent minutes and the sale and lease application. Section 718.503 gives you most of them at the seller’s expense.
Data updated: October 2026 (Section 718.503, Florida Statutes, 2025 text; Florida Division of Corporations and DBPR records, checked October 17, 2026)
Under section 718.503, a resale buyer is entitled, at the seller’s expense, to current copies of the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and annual budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document under section 718.504. The contract lets you cancel within seven days, excluding Saturdays, Sundays and legal holidays, after you receive them.
The Glen Manor declaration is recorded at Official Records Book 2166, Page 313, recorded April 3, 1996, in Collier County, and the state’s condominium division lists the project as PR1P023681. The leasing section was restated by Certificate of Amendment, Official Records Book 4706, Page 2748, recorded August 2, 2011, and the association filed amended and restated articles on July 29, 2011. Ask for the declaration with every recorded amendment, not a summary.
The budget shows the regular assessment, the reserve lines and the insurance premium; the financial statement shows what the association actually spent and holds. Read them together. A reserve line that is small or waived, or an insurance premium that jumped, is a question to ask before the inspection period ends.
Section 718.116 requires the purpose of a special assessment to be stated in its written notice. No public record we could read states a Glen Manor special assessment. Ask for every notice since Hurricane Ian in September 2022 and for any loan the association has taken.
Because the buildings are two stories, the structural integrity reserve study requirement on its face does not reach them. Ask for the reserve schedule, the most recent reserve study if the association has one, and its own written statement on whether a SIRS applies. We never describe the contents of an association’s member-only records; the statute gives you the right to them.
Ask for the last twelve months of board minutes, the master insurance certificate and the sale and lease application with its approval timeline. The minutes show what the board is planning; the certificate shows what the association insures; the application tells you what the board will need from you and when.
Glen Manor’s recorded leasing section, as restated by a 2011 amendment, requires association approval and allows no more than three leases in a calendar year, a minimum term of one month, at least one month between the start of one lease and the next, and a maximum term of one year with no renewal options. Pet rules were not in the recorded sections we read.
Data updated: October 2026 (Collier County Official Records, Book 4706, Page 2748; Collier County short-term rental registration page)
| Rule | What the record says |
|---|---|
| Minimum lease term | One month (thirty consecutive days before the 2011 amendment) |
| Gap between leases | At least one month after the first day of the last lease |
| Leases per calendar year | Three at most |
| Maximum lease | One year, no renewal option |
| Approval | Association approval required; whole unit only; lessee a natural person |
| Notice | 15 days before occupancy; the board acts within 10 days |
| Subleasing | Not allowed |
| Occupancy | Two persons per bedroom overnight (Section 13.3) |
Source: Section 13 of the declaration as restated by Certificate of Amendment, Official Records Book 4706, Page 2748, recorded August 2, 2011. Our reading comes from the recorded microfilm images read for our Bonita Shores community guide, so read the recorded amendment itself before you rely on it in a purchase.
Under section 718.110(13), a rental amendment binds only owners who consented and owners who took title after it took effect. As a buyer taking title now, you take it under the 2011 rule. An owner who took title before August 2, 2011 and did not consent may still be under the 1996 thirty-day rule, which matters only if you are buying a unit with an existing lease.
A building that limits leases to three a year with a one-month minimum and a one-month gap is a seasonal-rental building, not a nightly-rental one. Unincorporated Collier County also requires registration of vacation rentals of six months or less, and section 509.032 leaves condominium declarations in force even where local bans are preempted. Price a rental plan from the declaration, not from a portal’s rent estimate.
Sales at Glen Manor need association approval under the declaration. The application, the fee if any and the timeline are in the association’s package; build them into the contract dates. Every approval is subject to federal and Florida fair-housing law.
Pets at Glen Manor are governed by the declaration and the association’s rules, and pet rules were not part of the recorded sections we read, so this page does not state one. Ask whether pets are allowed, how many, any size or weight limit, whether tenants may keep pets and whether a registration or fee applies. Federal and Florida fair-housing law require reasonable accommodation for assistance animals regardless of a pet rule.
Section 718.303 lets an association fine up to $100 per violation or $1,000 in the aggregate after notice and a hearing, and a fine may not become a lien on the unit. The association may enforce the declaration directly against a tenant.
Glen Manor is in shaded Zone X, the 0.2 percent annual chance coastal flood hazard area, at the building centroid on the 2024 effective FEMA map as Collier County’s GIS serves it, and it sits in hurricane evacuation Zone A, landward of the county’s Coastal High Hazard Area line. Premiums are priced unit by unit, so get quotes before your inspection period ends.
Data updated: October 2026 (Collier County FEMA24 flood zone, evacuation zone and Coastal High Hazard Area layers, queried October 17, 2026)
An envelope drawn around both 4th Street condominium sites also touches Zone X and a Zone AH polygon, so the zone is not uniform across every square foot of the block; each building’s elevation certificate is the document that settles it. The effective FIRM panels for the area are 12021C0179J and 12021C0183J, effective February 8, 2024. Preliminary panels were issued March 20, 2025, so a later map can change the zone.
A unit in shaded Zone X sits outside the special flood hazard area, so federal mandatory purchase does not apply, though a lender may still ask about coverage. Citizens does not require flood coverage on a condominium unit-owner policy, per its flood requirements page. Coverage is available and worth pricing: shaded Zone X is a moderate-hazard zone, not a no-hazard zone.
The association insures the condominium property; the owner insures the interior, improvements and contents with an HO-6 policy under section 718.111. Ask for the master policy certificate so your HO-6 agent can match its coverage, and ask what deductible the association carries for windstorm, because a large one can come back to owners as a special assessment.
Wind coverage and the building’s wind-mitigation features drive the master premium and your HO-6 premium; the Florida Office of Insurance Regulation explains wind mitigation. Ask the association for any wind-mitigation report on the buildings and for the roof dates, and ask the seller what windows and doors the unit has.
Zone A is the first zone ordered out in a storm surge evacuation. Sign up for AlertCollier. The Coastal High Hazard Area is the county’s planning line for the most surge-exposed land, and Glen Manor sits east of it, as the rest of the Bonita Shores grid does.
We ask for the master policy certificate, any elevation certificate and wind-mitigation report and the seller’s current HO-6 declarations, and we send them to your insurance agent in the first days of the contract. We do not quote premiums on this page, because each is priced on the unit and the building.
The Glen Manor permit record since Hurricane Ian, which made landfall on September 28, 2022, is public on Collier County’s CityView portal by address, and we found no public record of Glen Manor-specific storm damage. A buyer should read the unit’s permits, the association’s repair permits and every special assessment notice since 2022 together.
Data updated: October 2026 (Collier County CityView permit portal; National Hurricane Center tropical cyclone reports)
Hurricane Ian made landfall on September 28, 2022 and Hurricane Irma on September 10, 2017, according to the National Hurricane Center. We did not find a public record of damage specific to Glen Manor. The association’s insurance claims, its repair permits and any special assessment notices since 2022 are the documents to read, and the seller owes you the flood disclosure in section 689.302, which asks about flood damage, flood insurance claims and federal flood assistance.
Collier County issues building permits through its CityView portal, searchable by address. Read the unit’s open and closed permits before you finish your inspection response. An open permit or an unpermitted window, door or plumbing change is a negotiation item and an insurance question.
A 1996 and 1997 building was permitted under the code in force before the 2002 Florida Building Code, and its windows, doors and roofs have likely been replaced at least once. The permit file shows when, and under what standard.
Flooring, windows, hurricane shutters and plumbing changes usually need the board’s written approval before the county permit. If you plan to renovate after closing, ask for the alteration rules with the documents so your plans fit them.
You can usually finance a Glen Manor condo if the building passes the lender’s project review: the lender sends the association a condominium questionnaire about its budget, reserves, insurance, litigation, special assessments and deferred maintenance. Glen Manor’s lender status is not public, so ask your lender early and keep a cash or second-lender option in mind.
Data updated: October 2026 (Fannie Mae Selling Guide B4-2.1-03 and B4-2.2-01; Freddie Mac Primary Mortgage Market Survey; sections 201.08 and 199.133, Florida Statutes)
A lender’s condominium questionnaire asks about the budget and reserves, the insurance, pending litigation, special assessments and any critical repairs. Fannie Mae’s project standards treat critical repairs and unsafe-condition findings as grounds for ineligibility until resolved, and its project review section explains what a lender must check. The association, through its manager, answers the questionnaire, often for a fee.
The milestone inspection and SIRS questions that slow financing in taller buildings do not reach a two-story Glen Manor building on the face of the statutes. A lender will still ask about reserves and repairs, and the association’s own answers are what it reads.
Freddie Mac publishes weekly average mortgage rates in its Primary Mortgage Market Survey. We do not name a lender on this page; ask two or three for a written loan estimate and ask each whether it has reviewed the building before.
A thin record raises the chance of an appraisal below the contract price, and an appraiser will see the April 2026 closing at $245,000. A contract with an appraisal contingency lets you renegotiate, bring more cash or cancel within its terms. We hand the appraiser the 2023 pair and the plan-by-plan sales with the reasons they differ, and we discuss the choice with you before you write the offer.
A cash buyer avoids the lender’s project review, the mortgage stamps and the intangible tax, which can shorten the path to closing. A cash buyer still reads the same budget, reserves and insurance, because the risks they reveal do not go away without a lender.
A Glen Manor buyer in Collier County customarily pays the owner’s title policy and chooses the closing agent, and a financed buyer also pays the mortgage note’s documentary stamps of 35 cents per $100, the intangible tax of 2 mills on the loan, the lender’s title policy, recording and lender fees and prorated taxes. The seller customarily pays the deed stamps; the contract controls.
Data updated: October 2026 (sections 201.02, 201.08, 199.133 and 28.24, Florida Statutes; Rule 69O-186.003, Florida Administrative Code; Collier County 2025 millage)
The example uses $397,500, the median of the six MLS closings in the 60 months to October 27, 2026, with a 20 percent down payment and a loan of $318,000. Florida’s documentary stamp tax on a note secured by a mortgage has no cap.
| Line | Who customarily pays in Collier County | Amount | Arithmetic |
|---|---|---|---|
| Purchase price | Buyer | $397,500 | Median of the six MLS closings, 60 months |
| Loan, 80 percent | Buyer | $318,000 | 80% of $397,500 |
| Mortgage note documentary stamps (section 201.08) | Buyer | $1,113 | 3,180 units of $100 at $0.35 |
| Intangible tax on the mortgage (section 199.133) | Buyer | $636 | $318,000 at 2 mills |
| Owner’s title policy, promulgated rate (Rule 69O-186.003) | Buyer, by Collier custom | $2,062.50 | $575 on the first $100,000 plus $5.00 per $1,000 above it |
| Deed documentary stamps, 70 cents per $100 (section 201.02) | Seller | $2,782.50 | 3,975 units of $100 at $0.70 |
| Estoppel certificate (section 718.116) | By contract | up to $299 | The Florida DBPR’s published cap |
| Recording, lender’s title policy, appraisal, inspections, lender fees | Buyer | vary by provider | The loan estimate and the title quote |
On these lines the buyer’s taxes and owner’s policy come to $3,811.50, or $4,110.50 if the contract also puts the $299 estoppel certificate on the buyer, before recording, the lender’s policy and lender fees. Recording under section 28.24 is $10 for the first page and $8.50 for each additional page.
At $245,000 with an 80 percent loan of $196,000, the note stamps are $686, the intangible tax $392 and the owner’s title policy $1,300, a total of $2,378, or $2,677 with the estoppel certificate. A cash buyer pays no note stamps or intangible tax.
As an illustration only, the 2026 certified rate of 9.3696 mills on $397,500 is about $3,724.42 before any exemption, and on $245,000 about $2,295.55. Taxes are prorated at closing, so you reimburse or are credited for the seller’s share of the year, and the January 1 after you buy your taxable value resets toward the purchase price.
If the unit becomes your permanent residence, file for the homestead exemption under section 196.031 with the Collier County Property Appraiser using form DR-501. Florida’s portability rules can carry part of an earlier Florida homestead’s Save Our Homes benefit to a new one with form DR-501T; ask the Property Appraiser or your tax adviser how it applies to you.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, as our Bonita Shores buyer’s guide also states for the grid. The contract controls, so we read that paragraph with you before you sign.
Since the National Association of REALTORS settlement practice changes took effect on August 17, 2024, a buyer signs a written agreement with the agent before touring a home, the agreement states the agent’s compensation, and offers of buyer-broker compensation are no longer advertised on the MLS. Compensation is negotiable and can be paid by the buyer, the seller or both.
Data updated: October 2026 (National Association of REALTORS, practice changes effective August 17, 2024; section 475.278, Florida Statutes)
Before we tour a Glen Manor condo with you, we sign a written buyer agreement that states what we are paid and how. The amount is negotiable, it is set before the first showing, and it cannot be open-ended. Florida’s brokerage relationship law, section 475.278, also requires a disclosure of how we represent you, and we explain the choice before any confidential conversation about price.
A seller may agree to pay part or all of a buyer’s agent’s compensation, or to give a closing-cost concession, as part of the contract. We ask for that in the offer when the record supports it, and we show you how each choice changes your cash at closing.
A seller whose unit has sat on the market knows the April 2026 closing took 245 days. That is a reason a seller may help with costs, and we write the request into the offer where it helps you, rather than assuming it.
We negotiate a Glen Manor purchase at the partner level, with Marc or Jesse on every offer, counter, inspection response and appraisal question. Four issues decide a Glen Manor contract: price against the plan’s own sales, the association documents and approval timeline, the inspection and insurance quotes, and the appraisal.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
We set the offer from the sales of the unit’s own plan, the 2023 pair for the smaller plan and the three 2022 and 2023 closings and the April 2026 closing for the larger one, then the Shore Woods sales next door, adjusted for floor, condition and renovation. The six MLS closings sold from 75 percent to 100 percent of their final list price, and we bring that range and the reasons behind it to the offer.
We write the section 718.503 document delivery, your seven-day review and the association’s approval timeline into the contract dates, and we ask for the estoppel certificate early so the assessment and any special assessment are known before you commit your deposit.
We order the inspection and the HO-6 and flood quotes inside the inspection period and respond item by item. Inside a condominium the unit’s systems are yours to inspect and the roof and structure are the association’s, so we read the budget, the reserve schedule and the minutes for the building side.
We give the appraiser the plan-by-plan sales and set a closing date that leaves time for the board’s approval and for binding your HO-6 policy.
Schools serving Glen Manor are assigned by Collier County Public Schools by address: the district’s zone tool returns Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School for Bonita Shores addresses, with no pending rezone flag for 2026-27 when our Bonita Shores research queried it.
Data updated: October 2026 (Collier County Public Schools zone locator and attendance boundaries, read October 2026)
| Level | School | Address | Drive from the grid |
|---|---|---|---|
| Elementary | Naples Park Elementary School | 685 111th Ave N, Naples | 6.1 mi, about 12 min |
| Middle | North Naples Middle School | 16165 Learning Ln, Naples | 7.4 mi, about 15 min |
| High | Aubrey Rogers High School | 15100 Patriot Pl, Naples | 7.5 mi, about 15 min |
Confirm the assignment for the unit’s exact address in the district’s zone locator before you rely on it; boundaries change. Aubrey Rogers High School opened in August 2023 and replaced Gulf Coast High School for this area.
The district does not provide bus transportation within two miles of a school when the walking route is judged safe, and all three schools are farther than that. Glen Manor has a Bonita Springs mailing address but sits in Collier County, so Collier County Public Schools, not the Lee County district, serves it.
Daily life at Glen Manor is a numbered street inside the Bonita Shores grid, with Collier County services and a Bonita Springs address: Bonita Beach Park about 1.8 miles and five minutes by road, Barefoot Beach Preserve about 3.4 miles, a Publix about 1.4 miles away and Bonita Beach Road as the way to the Gulf, US 41 and I-75.
Data updated: October 2026 (routes measured for our Bonita Shores guide; Collier County Utilities and North Collier Fire records)
Bonita Beach Park in Lee County, at 27954 Hickory Blvd, is about 1.8 miles and five minutes by road from the grid, and Barefoot Beach Preserve County Park is about 3.4 miles and 12 minutes. Glen Manor has no water frontage and no boat slips.
The community boat ramp near Bonita Shores belongs to a separate corporation, Bonita Shores Boating Area, Inc., filed in 1972, on Little Hickory Shores land; access has been a paid membership, not something a condominium unit conveys, and the Florida Division of Corporations lists the corporation as administratively dissolved on September 25, 2026. The Bonita Shores and Little Hickory Shores Improvement Association is a voluntary civic club with annual dues, not a homeowners’ association.
No public association website or primary document lists Glen Manor’s shared amenities, so this page does not name any. The declaration defines the common elements, and it is in the section 718.503 package.
Collier County Utilities serves the building through a 3-inch master water meter on an active account, and the 4th Street block is mapped as known county sewer in the state wastewater inventory. North Collier Fire Control and Rescue District covers the area, and county solid-waste collection runs under the association’s contract.
A Publix is about 1.4 miles away. The three nearest emergency departments are 5.7, 6.2 and 6.4 miles away across the NCH and Lee Health systems; a freestanding emergency department is not a hospital. Bonita Beach Road carries a six-foot sidewalk on the neighborhood side and an eight-foot shared path on the beach side. Mail goes to a Bonita Springs 34134 address even though the property is in unincorporated Collier County, which is why county services and Collier County taxes apply.
A buyer choosing between Glen Manor and Shore Woods is choosing between two two-story condominiums on the same platted lot on 4th Street: Glen Manor is newer, built in 1996 and 1997, with a thinner and higher-priced record, and Shore Woods, built in 1983 and 1984, recorded ten qualified county sales in 60 months at a $313,750 median and had a unit listed on October 27, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
Shore Woods is the closest alternative at Bonita Shores, at 64 4th Street. If it is on your list too, read our guide to buying a Shore Woods condo. The last column says what each difference means for a buyer.
| What a buyer weighs | Glen Manor | Shore Woods | What it means for you |
|---|---|---|---|
| Address | 76 4th Street | 64 4th Street | Neighbors on the same block |
| Units and buildings | 60 units in 15 two-story buildings of four | 64 units in 4 two-story buildings of 16 | Glen Manor’s small buildings share walls with fewer units |
| Year built (county roll) | 1996 and 1997 | 1983 and 1984 | Glen Manor is about 13 years newer |
| Unit sizes (county heated area) | 1,229 and 1,368 sq ft | 1,231 and 1,461 sq ft | Shore Woods has the largest plan of the two |
| County qualified sales, 12 months to August 17, 2026 | 0 | 3, from $310,000 to $333,000 | Only Shore Woods has recent county evidence |
| County qualified sales, 60 months | 4, median of the four $387,500 | 10, median $313,750 | Glen Manor has sold higher, on far fewer sales |
| MLS closings, 60 months | 6, median of the six $397,500 | 13, median $317,500 | Shore Woods offers more comparables |
| MLS closings, latest 12 months | 1, at $245,000 after 245 days | 3, from $255,000 to $317,500, median 206 days on market | Both buildings have sold slowly lately |
| Active listings, October 27, 2026 | None | One, at $314,900 | Only Shore Woods had a unit to buy that day |
| Minimum lease | One month, with a one-month gap | Thirty consecutive days | Shore Woods is simpler for a monthly rental schedule |
| Leases per year | Three | Three | The same cap |
| Flood zone at the building | Shaded Zone X | Shaded Zone X | The same zone |
| Milestone inspection and SIRS | Two stories, outside both on the face of the statutes | Two stories, outside both on the face of the statutes | The same posture |
| Association filed | 1996 | 1982 | Ask both for every amendment |
Glen Manor fits a buyer who wants the newer 1990s construction, a four-unit building rather than a sixteen-unit one, and a residential building with tight leasing rules, and who is comfortable pricing from a thin record that last showed sales of $385,000 to $425,000 in 2022 and 2023 and one closing of $245,000 in 2026.
Shore Woods fits a buyer who wants the deeper resale record, the larger 1,461 square foot plan, a unit available now, and a lower five-year median price, with county sales of $310,000 to $333,000 in the 12 months to August 17, 2026.
Glen Manor sits between the dry-lot condominium next door and the bay-front and single-family markets around it: the Bonita Shores grid recorded 100 qualified county sales in 60 months at a $660,000 median, Hickory Harbour five at $560,000, Glen Manor four at $387,500 and Shore Woods ten at $313,750.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Place | Kind | County qualified sales, 60 months to August 17, 2026 | MLS closings, 60 months to October 27, 2026 |
|---|---|---|---|
| Glen Manor | Condominium inside the Bonita Shores grid | 4, median of the four $387,500 | 6, median of the six $397,500 |
| Shore Woods | Condominium inside the Bonita Shores grid | 10, median $313,750 | 13, median $317,500 |
| Hickory Harbour | Three-story bay-front condominium at 226 3rd Street | 5, median of the five $560,000 | 4, median of the four $570,000 |
| Bonita Shores grid | Single-family houses on 531 platted lots | 100, median $660,000 | 106, median $657,000 |
The Bonita Shores grid is a land market, where the lot carries much of the value, so its median says little about a condominium. Hickory Harbour is on Little Hickory Bay in Zone AE and prices accordingly. Glen Manor and Shore Woods are the two dry-lot, two-story buildings, and between them Glen Manor shows the higher recorded prices and the thinner record.
Buyers who want water from the condo itself look at the bay-front buildings along Bonita Beach Road, such as Hickory Bay West and the Little Hickory Bay condominium, which sit in a different price tier with different costs. For the Gulf side and the strip as a whole, read our Bonita Beach buyer’s guide, and across the city our Bonita Springs buyer’s guide.
The pros and cons of buying in Glen Manor come from the public record: newer two-story construction, a moderate flood zone and a residential leasing regime on one side, and a thin, uneven sales record, unpublished fees and limited rental flexibility on the other. Weigh them against the specific unit and its documents, not the building average.
Data updated: October 2026 (Collier County Property Appraiser roll; FEMA 2024 effective map; recorded declaration and 2011 leasing amendment)
To see Glen Manor condos for sale, set a Southwest Florida MLS alert for 76 4th Street now, because no unit was listed on October 27, 2026, and be ready to move when one appears: a pre-approval or proof of funds, your HO-6 agent lined up and the document requests written. With six MLS closings in five years and none in 2024 or 2025, preparation matters more than browsing.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026)
Before we tour a Glen Manor condo with you, we pull the plan’s recorded sales, the unit’s permits, the association’s state filings and the leasing rules, so you see the unit’s numbers before you see the kitchen. We tracked every Glen Manor listing and closing in the October 27, 2026 MLS pull for this page, and we do the same for each unit you ask about.
Ask us to set an alert for Glen Manor and, if you are open to it, Shore Woods next door, and you will see a new listing as soon as it is entered. Of the five closings with days on market recorded above zero, the four from 2022 and 2023 sold within 40 days.
Many Glen Manor buyers start from out of state. We tour by video, read the association documents with you remotely and schedule the inspection before you fly in.
You get a personalized Glen Manor buyer consultation by booking one with Marc Comisar online or calling Marc at (239) 287-5873. We cover your plan and floor, your budget and financing, the leasing rules against how you will use the unit, and the documents and insurance checks to line up before a listing appears, with no obligation.
Call Marc at (239) 287-5873, read how we represent buyers in Southwest Florida, or return to the buyer consultation request on this page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Selling a home to buy here? Call Jesse direct at (239) 898-6072, read our Glen Manor seller’s guide, or request a free Glen Manor home valuation.
A seasonal buyer at Glen Manor should plan for three things a year-round owner handles in person: storm season and the HO-6 policy while away, the leasing rules if the unit will be rented when empty, and a tax bill without a homestead exemption. The 2026 preliminary roll shows 40 of the 60 units with no homestead exemption, which marks second homes and rentals together.
Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary roll; Collier County Emergency Management)
Glen Manor is in evacuation Zone A. A seasonal owner arranges shutters or impact openings as the association’s rules allow, someone local to check the unit after a storm, and an HO-6 policy that matches the master policy’s deductible. Sign up for AlertCollier wherever you spend the summer.
The recorded rules allow up to three leases in a calendar year, each at least one month, with at least one month between lease starts and board approval of each tenant. A December-to-April season can hold a lease or two under those rules, but not a run of weekly stays.
A second home does not qualify for the homestead exemption or the Save Our Homes cap of section 193.155, so the bill follows the non-homestead assessment, whose annual growth section 193.1554 limits after the first reset. The 2026 certified rate is 9.3696 mills.
The association is professionally managed through Advanced Property Management Services, Inc. in Naples, so the manager is your first contact for approvals, assessments and building notices.
Marc Comisar is a top-reviewed Bonita Springs buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile, a public page our clients write. We claim no Glen Manor sale, and none of these is offered as a Glen Manor review. The words are the reviewers’ own.
★★★★★ “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
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
These are the questions Glen Manor condo buyers ask, answered from the Collier County record, the Southwest Florida MLS, the association’s filings, FEMA and Florida law. The building’s background is in our Glen Manor guide. For your own purchase, call Marc at (239) 287-5873.
A 60-unit condominium of 15 two-story, four-unit buildings at 76 4th Street, Bonita Springs, in unincorporated Collier County, built in 1996 and 1997.
Yes. It sits between 4th and 5th Streets inside the Bonita Shores grid, but it is a condominium with its own association, not one of the 531 single-family lots.
Collier County. The mailing address is Bonita Springs, but the property is unincorporated Collier County and pays Collier taxes.
On October 27, 2026 the Southwest Florida MLS showed no active Glen Manor listing. Set an alert so the next one reaches you the day it appears.
The county recorded four qualified sales in the 60 months to August 17, 2026, from $221,000 to $405,000, and the MLS six closings in the 60 months to October 27, 2026, from $245,000 to $425,000, with a median of $397,500.
A 1,368 square foot unit closed at $245,000 in April 2026 after 245 days on market, against a final list price of $325,000.
One in the MLS, the April 2026 closing at $245,000, in the 12 months to October 27, 2026. The county recorded no qualified sale in the 12, 24 or 36 months to August 17, 2026.
The six MLS closings of the last 60 months sold from 75 percent to 100 percent of final list price, with a median of 96.25 percent across the five that record days on market above zero.
The 2022 and 2023 MLS closings took 0 to 40 days; the April 2026 closing took 245 days.
The county records 1,229 square feet on 36 units and 1,368 square feet on 24 units of heated area.
In the MLS rows the 1,229 square foot plan has two bedrooms, or two plus a den, and the 1,368 square foot plan two plus a den, or three bedrooms, each with two baths.
Yes. Each of the 15 buildings has two floors, with units numbered 101 and 102 below and 201 and 202 above.
They are not published in any public record we could read. The adopted budget and the estoppel certificate state them.
No public record we could read states one. Ask for every special assessment notice since September 2022.
The association is professionally managed: its principal address and its registered agent are Advanced Property Management Services, Inc., 1035 Collier Center Way, Suite 7, Naples.
Yes. Sales and leases need association approval under the declaration; ask for the application and its timeline before you sign.
Within the recorded rules: association approval, no more than three leases in a calendar year, a one-month minimum term, at least one month between lease starts and a one-year maximum with no renewal option.
Nightly rentals do not fit the leasing rules on record, and unincorporated Collier County requires registration of vacation rentals of six months or less.
Pet rules were not part of the recorded sections we read, so this page does not state one. Ask for the rules and the application.
No public record we read describes it as housing for older persons.
Shaded Zone X at the building on the 2024 effective FEMA map, panels 12021C0179J and 12021C0183J, effective February 8, 2024.
Not under federal rules in shaded Zone X, and Citizens does not require it on a condominium unit-owner policy, but coverage is available and a lender may ask.
Yes, hurricane evacuation Zone A, the first zone ordered out in a storm surge evacuation.
It does not appear on the Collier County milestone register, which is expected: the buildings are two stories, and section 553.899 covers condominium buildings of three or more habitable stories.
Not on the face of section 718.112(2)(g), which applies to buildings three stories or more. Ask the association for its own statement and reserve schedule.
We found no public record of Glen Manor-specific damage. Read the seller’s flood disclosure, the permits since 2022 and every special assessment notice.
Usually, if the building passes the lender’s project review; the lender sends the association a condominium questionnaire.
The 2026 certified rate is 9.3696 mills in millage area 90; the median 2026 certified bill per unit is $2,062.01, and a buyer’s bill resets toward the purchase price.
On a $318,000 loan, note stamps of $1,113 and intangible tax of $636; with the owner’s title policy of $2,062.50 at $397,500, that is $3,811.50 before recording, lender and other fees.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
The seller provides them under section 718.503; your agent requests them through the listing agent and the manager.
Seven days, excluding Saturdays, Sundays and legal holidays, under section 718.503.
No public association website or primary document lists Glen Manor’s shared amenities, so this page does not name any.
No. The building has no water frontage, and the nearby boat ramp belongs to a separate membership corporation the state lists as administratively dissolved on September 25, 2026.
About 1.8 miles by road, five minutes, to Bonita Beach Park, and about 3.4 miles to Barefoot Beach Preserve.
Naples Park Elementary, North Naples Middle and Aubrey Rogers High, by the Collier County Public Schools zone tool for Bonita Shores addresses.
RMF-12, Collier County’s residential multi-family district.
Glen Manor offers newer 1996 and 1997 construction and four-unit buildings; Shore Woods offers the deeper sales record, the 1,461 square foot plan and a unit listed on October 27, 2026 at $314,900.
Choose the agent who reads the declaration, the budget and the recorded sales with you. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873.
Call Jesse direct at (239) 898-6072. We can line up the sale and the purchase, and our Glen Manor valuation guide shows how we price a unit here.
A Bonita Beach condo specialist knows which sales are true comparables for a Glen Manor plan, how the 2011 leasing amendment reads, what a Collier County closing customarily asks of a buyer and how a lender’s questionnaire treats a two-story building. A buyer who knows those answers before the offer pays for the unit, not for its surprises.
We have seen small facts cost condo buyers money: an offer priced off one sale without its story, a rental plan written before the leasing rules were read, a closing delayed by an approval nobody calendared, and a title cost a buyer did not expect because the agent assumed the Lee County custom. As Top 1% Real Estate Agents Nationally Since 2008, we check those before you commit.
Our Bonita Beach community guide covers the beach and the strip, our Bonita Shores guide covers the grid around the building, and our Glen Manor guide covers its association, flood map and documents.
If you are ready to buy in Glen Manor, work with the team that reads the declaration, the budget, the leasing amendment and every recorded sale before you offer, and that negotiates at the partner level. We answer the document and approval questions first, so the board’s review and your financing finish on time.
If you’re searching for “the best buyer’s agent in Bonita Springs, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, our team provides honest market guidance, partner-level negotiation, and a clear plan to help you buy confidently.
Glen Manor record, last 60 months: 4 qualified county sales from $221,000 to $405,000 and 6 Southwest Florida MLS closings at a $397,500 median, with no unit listed on October 27, 2026. Book your Glen Manor buyer consultation or call Marc at (239) 287-5873.
If you own a Glen Manor condo and are thinking of selling, whether to move to a larger plan or out of the building, we price it from the recorded sales of its own plan and assemble the section 718.503 documents and the estoppel certificate before a buyer asks. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Read our Glen Manor seller’s guide, request a free Glen Manor home valuation, or call Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome.
Jesse McGreevy and Marc Comisar are your local real estate experts for Glen Manor, based in Bonita Springs, a short drive from Bonita Shores. Marc leads buyer representation and negotiation; Jesse leads listings and seller strategy. The partner who shows you the unit is the partner at your closing.
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
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) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Buying in Glen Manor? Call Marc at (239) 287-5873, or read how we represent buyers. Selling? Call Jesse direct at (239) 898-6072, or get a free Glen Manor home valuation.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar or contact us.
Every figure on this page traces to a primary source below: county, state and federal records and the statutes that set a buyer’s costs and an association’s duties. Glen Manor sale figures are from the Collier County Property Appraiser roll and sales exported August 29, 2026 and Florida Department of Revenue sale files, and Southwest Florida MLS figures are from the pull of October 27, 2026, which is login-only and not linked. We do not cite brokerage or listing sites.
These official documents are the ones a Glen Manor buyer should read before an offer and keep through closing. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why a Glen Manor buyer needs it |
|---|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | 2025 statute | The documents you receive and your seven-day review |
| Estoppel certificate fee schedule | Florida DBPR | Current schedule | The cap on the certificate that states the assessment |
| Section 553.899, milestone inspections | Florida Legislature | 2025 statute | Why a two-story building sits outside the milestone regime |
| HB 913 (2025), enrolled text | Florida Legislature | 2025 | The current SIRS rules and deadline |
| Zoning atlas sheet 8505N | Collier County | Current sheet | The RMF-12 condominium sites in Bonita Shores |
| Homestead application DR-501 | Florida Department of Revenue | Current form | What you file after you buy a primary residence |
Market data from Southwest Florida MLS, pulled October 27, 2026, and Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026. McGreevy and Comisar, buy your Glen Manor condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.