Glen Eagle, Naples Florida
A free, no-obligation valuation from McGreevy and Comisar. In Glen Eagle, condominiums closed at a median of $331,000 and single-family homes at $625,000 over the last 12 months, so a community average tells you very little. The only number that matters is yours.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Glen Eagle home is worth what the recent Southwest Florida MLS sales of its own neighborhood, floor plan and membership class say. Over the 12 months to September 26, 2026, Glen Eagle condominiums sold at a median of $331,000, single-family homes at $625,000, and attached villas at $500,000 over 24 months.
Glen Eagle Golf & Country Club is a gated, owner-run golf community of 1,234 homes in 15 neighborhoods off Davis Boulevard in East Naples, and every home carries a mandatory golf or social club membership. That makes a Glen Eagle valuation different from one on a public street. Our complete Glen Eagle community guide covers the club, the associations, the flood map and the schools; this page is about one number, your home’s value, and how to arrive at it honestly. Glen Eagle sits inside the wider Naples market. Call Jesse McGreevy direct at (239) 898-6072 for a written valuation.
Home type in Glen Eagle | Homes | Window | MLS sales | Median sale price | Range |
|---|---|---|---|---|---|
Condominium | 719 units | 12 months | 39 | $331,000 | $200,000 to $490,000 |
Attached villa | 185 | 24 months | 14 | $500,000 | $400,000 to $615,000 |
Single-family home | 330 | 12 months | 13 | $625,000 | $447,425 to $1,195,000 |
All of Glen Eagle | 1,234 | 12 months | 61 | $405,000 | $200,000 to $1,195,000 |
Windows count back from September 26, 2026, and each is the shortest of 12, 24, 36 or 60 months that gives the group at least 10 MLS-marketed sales. Attached villas had only 9 sales in 12 months, so their figure uses 24.
The Glen Eagle median of $405,000 describes almost no actual home in the community. It sits between a condominium market in the $300,000s and a single-family market in the $600,000s. The number that matters is the one built from your neighbors: the last three to five sales of your floor plan in your neighborhood, with the same membership class, adjusted for view, floor level and condition.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value a Glen Eagle home from the Southwest Florida MLS sales of its own neighborhood and membership class, the club’s 2026 fee schedule, the recorded declaration and, for condominiums, the building’s milestone and reserve documents. The valuation is written, sourced and free, with no obligation.
Those are career numbers across Lee and Collier County, not a claim about any one community. 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 before you choose one, 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. Every figure on this page comes from those records, the club’s own documents and state and federal sources, each with its date. We publish no McGreevy and Comisar Glen Eagle sales count, because your value depends on the market, not on us.
Jesse McGreevy builds the comparable set, reads the documents and writes the opinion of value. Marc Comisar walks the home, the building and the view, because a golf-course view from a third floor and a parking-lot view from a first floor are different prices on the same plan. Read more on our about McGreevy and Comisar page.
With 18 Glen Eagle homes active and only 10 of the last 61 sales closing at or above list, the difference between a number from your neighbors and a number from a website is real money. Request a written valuation through the McGreevy and Comisar free home valuation, read our full guide to selling a home in Glen Eagle, or call Jesse McGreevy at (239) 898-6072. Buying instead? See how we represent buyers in Naples or our guide to buying a home in Glen Eagle, or call Marc Comisar at (239) 287-5873.
This valuation guide runs from how a Glen Eagle home is valued, through the neighborhood-by-neighborhood numbers, price per square foot, speed and sale-to-list, five-year trends, the Countryside comparison and the membership question, to buyer costs, condo documents, preparation, renting and the valuation FAQ.
A Glen Eagle home is valued by a comparable-sales analysis: the most recent MLS-marketed sales of the same neighborhood and floor plan, separated by golf or social membership, adjusted for view, floor, garage, updates and building documents, then tested against the homes competing for the same buyer today. Each step is shown in writing.
Glen Eagle’s MLS neighborhood field does not follow its recorded plats. Chatham Square I and II share one MLS name, Glenmoor Greens I and II share another, one Sterling Greens condominium sale carries the wrong neighborhood label, and several Montclair Park Fairway Estate homes are listed under Montclair Park or Embassy Woods. We assign every sale by its street before it goes into a comparable set, the same method used for every figure on this page.
Floor plans repeat inside each Glen Eagle neighborhood. Montclair Park Villas units of 1,427 square feet sold three times between November 2025 and April 2026, and all seven Saratoga Colony sales in the last 12 months were units of 1,320 square feet. Those repeat sales are the backbone of a valuation, because the only difference between them is condition, view and date.
Exhibit D of the master declaration fixes every home as Golf or Social, and the two carry different dues and different golf rights. In split neighborhoods such as Sterling Lakes II (34 Golf, 34 Social), Lago Villaggio (47 and 58) and Addison Reserve (46 and 64), a social home’s comparables must be social homes, or the valuation carries a hidden error.
Golf-course and lake frontage, first-floor or elevator access in the three- and four-story Sterling Greens and Chatham Square II buildings, Saratoga Colony’s detached garages, Sterling Lakes’ carriage homes with attached garages, pools and extensions in the single-family neighborhoods, and updated kitchens, baths, roofs, windows and air conditioning. Each adjustment is drawn from a paired sale where possible.
For a condominium, the milestone inspection status, the structural integrity reserve study, reserve funding and any special assessment are part of the value, because a buyer receives those documents under section 718.503 and can cancel within 7 days after reading them. A building with an open repair program sells below an otherwise identical building without one.
On September 26, 2026 there were 18 active Glen Eagle listings: 12 condominiums, 4 single-family homes and 2 villas. A valuation that ignores them is an appraisal of the past. We show each competing listing, its price history and its days on market, and the recommended list price is the one that wins that comparison.
Glen Eagle neighborhood values run from a $302,500 median at Chatham Square to $730,000 at Montclair Park Fairway Estate Homes, each measured in the Southwest Florida MLS over the shortest window that gives that neighborhood 10 or more sales. Oxford Village never reaches 10 in five years, so its nine sales are listed individually.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, retrieved 26 Sep 2026)
Neighborhood | Home type | Homes | Golf / Social | Window | Sales | Median | Range |
|---|---|---|---|---|---|---|---|
Montclair Park Fairway Estate Homes | Single-family | 79 | 79 / 0 | 24 months | 10 | $730,000 | $448,800 to $1,195,000 |
Lago Villaggio | Single-family | 105 | 47 / 58 | 24 months | 11 | $665,000 | $560,000 to $992,000 |
Addison Reserve | Single-family | 110 | 46 / 64 | 24 months | 11 | $582,500 | $447,425 to $775,000 |
Oxford Village | Single-family | 36 | 27 / 9 | 60 months | 9 | Listed below | $470,000 to $715,800 |
Brittany Place | Attached villa | 102 | 65 / 37 | 36 months | 15 | $530,000 | $405,000 to $615,000 |
Montclair Park Villas | Attached villa | 83 | 83 / 0 | 60 months | 14 | $440,500 | $340,000 to $636,000 |
Sterling Lakes I and II | Condominium | 132 | 60 / 72 | 24 months | 13 | $425,000 | $320,000 to $450,000 |
Glenmoor Greens I and II | Condominium | 156 | 143 / 13 | 12 months | 11 | $375,000 | $210,000 to $490,000 |
Sterling Greens I and II | Condominium | 95 | 41 / 54 | 60 months | 26 | $365,000 | $260,000 to $470,500 |
Saratoga Colony | Condominium | 120 | 118 / 2 | 24 months | 13 | $335,000 | $272,500 to $415,000 |
Chatham Square I and II | Condominium | 216 | 215 / 1 | 24 months | 16 | $302,500 | $200,000 to $380,000 |
Golf and social counts are from Exhibit D of the master declaration as published in our community guide. Homes are the county roll counts. Sales are assigned to neighborhoods by street, not by the MLS neighborhood field.
Montclair Park Fairway Estate Homes, 79 single-family homes on Provincetown Drive, Harwich Court, Chartwell Lane and Kenridge Place, all designated Golf, posted the highest Glen Eagle neighborhood median: $730,000 on 10 sales in 24 months, with a median of 11.5 days on market. Its top sale, $1,195,000 on Provincetown Drive in May 2026, closed at full list price in 3 days. Only one sale closed in the last 12 months, so the next seller here sets the price for everyone behind them.
Lago Villaggio holds Glen Eagle’s largest homes, 105 single-family homes built 2002 to 2006, and posted a $665,000 median on 11 sales in 24 months. Six sold in the last 12 months at a median of $730,000, from $560,000 to $992,000. A median of 125 days on market over 24 months shows that larger Lago Villaggio homes need precise pricing; the five-year top sale was $1,200,000 in June 2022. See our Lago Villaggio at Glen Eagle guide for street-level detail.
Addison Reserve, 110 single-family homes on Glen Eagle Circle built 2000 to 2003, posted a $582,500 median on 11 sales in 24 months, and $550,000 on six sales in the last 12. More than half its homes are Social (64 of 110), so golf and social comparables must be separated here. Our Addison Reserve at Glen Eagle guide covers the association and each recent sale.
Oxford Village, 36 single-family homes on Harvard Lane and Harvard Court, recorded nine MLS sales in five years, from $470,000 in October 2021 to $715,800 in December 2023, and none since April 2024. Its most recent sales were $690,000 and $650,500 in April 2024. On September 26, 2026 two homes were active at $550,000 and $585,000 and one was pending at $549,000, which suggests current asking prices sit below the 2023 and 2024 closings.
Brittany Place, 102 attached villas built 1998 to 2001, posted a $530,000 median on 15 sales in 36 months and $495,000 on five sales in the last 12. Two villas with the same 1,857 square feet sold for $405,000 and $505,000 about two months apart in 2026, which is the clearest proof in Glen Eagle that condition and presentation set the price within a floor plan.
Montclair Park Villas, 83 attached villas on Marblehead Drive, all designated Golf, posted a $440,500 median on 14 sales in 60 months, and a median sale-to-list ratio of 100 percent with 7.5 median days on market. In the last 12 months four sold at a median of $454,500. This is Glen Eagle’s fastest-selling neighborhood over five years, and the one where a correctly priced listing most often sells at asking.
The Sterling Lakes condominiums, 132 units on Sterling Greens Drive and Sterling Greens Court built 2001 to 2003, posted a $425,000 median on 13 sales in 24 months, the highest condominium median in Glen Eagle. Carriage homes with attached garages and golf or lake views set the top of the range, $450,000. Note the naming trap: Sterling Greens Court belongs to Sterling Lakes on the county roll.
The Glenmoor Greens condominiums, 156 units on Eastham Way and Hingham Way, posted a $375,000 median on 11 sales in the last 12 months, the only condominium neighborhood with 10 or more sales in a single year. The range, $210,000 to $490,000, spans small first-generation units to 2,088-square-foot three-bedroom units, so floor plan matters more than neighborhood here. See our Glenmoor Greens II at Glen Eagle guide.
The Sterling Greens condominiums, 95 units on Sterling Greens Place built 2003 to 2004 in three- and four-story buildings, posted a $365,000 median on 26 sales over 60 months and $310,000 on five sales in the last 12. Six Sterling Greens units were active on September 26, 2026, from $239,900 to $399,000, so the current market here is the most crowded in Glen Eagle.
Saratoga Colony, 120 condominium units on Saratoga Circle built 1992 to 1996, almost all Golf, posted a $335,000 median on 13 sales in 24 months, and $325,000 on seven in the last 12. Every one of those seven was a 1,320-square-foot unit, so a Saratoga Colony valuation turns on floor level, view, the detached garage and condition. Our Saratoga Colony at Glen Eagle guide lists each sale.
The Chatham Square condominiums, 216 units on Dennis Circle built 1990 to 1992, posted a $302,500 median on 16 sales in 24 months, the lowest in Glen Eagle. The MLS lists both associations under one name, but the county’s recorded sales for the 12 months to August 2026 put Chatham Square I’s median at $346,000 on four sales and Chatham Square II’s at $266,500 on six, a gap our Chatham Square II at Glen Eagle guide explains building by building.
Price per square foot of living area in Glen Eagle ran $237 for condominiums, $305 for attached villas and $323 for single-family homes over the 12 months to September 26, 2026, in the Southwest Florida MLS. It is a useful cross-check, never the valuation itself, because Glen Eagle floor plans, floors and views differ.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, retrieved 26 Sep 2026)
Neighborhood | Window | Median $ per sq ft of living area | Median living area |
|---|---|---|---|
Montclair Park Fairway Estate Homes | 24 months | $370.64 | 2,031 sq ft |
Oxford Village | 60 months, 9 sales | $350.98 | 1,738 sq ft |
Lago Villaggio | 24 months | $320.83 | 2,309 sq ft |
Brittany Place | 36 months | $320.36 | 1,670 sq ft |
Addison Reserve | 24 months | $319.58 | 1,723 sq ft |
Montclair Park Villas | 60 months | $305.68 | 1,427 sq ft |
Sterling Greens I and II | 60 months | $274.44 | 1,330 sq ft |
Sterling Lakes I and II | 24 months | $260.57 | 1,727 sq ft |
Saratoga Colony | 24 months | $253.79 | 1,320 sq ft |
Chatham Square I and II | 24 months | $251.19 | 1,308 sq ft |
Glenmoor Greens I and II | 12 months | $231.07 | 1,500 sq ft |
Each figure is the median of each sale’s price divided by its MLS living area. Oxford Village’s nine sales are shown for completeness and are not a dependable median.
Larger homes carry a lower price per square foot, so a 3,092-square-foot Lago Villaggio home at $992,000 ($321 a foot) and a 1,784-square-foot home at $560,000 ($314) look alike per foot and are $432,000 apart in price. A first-floor condominium with a golf view and a third-floor unit facing the parking lot share a floor plan and not a price. We use price per square foot to catch an outlier, not to set a number.
Collier County’s roll measures a home by total area under roof, which counts garages, lanais and entries; the MLS measures air-conditioned living area. Divide the same price by the larger county number and the result is a lower price per foot. Every figure on this page uses MLS living area, and a valuation that mixes the two is wrong by construction.
Glen Eagle homes sold at a median of 95.83 percent of their final list price after a median of 86 days on market in the 12 months to September 26, 2026. Over five years the median ratio was 97.67 percent and the median days on market 24.5, so the market has shifted from quick, near-asking sales to longer, negotiated ones.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, closings October 2021 to September 2026, retrieved 26 Sep 2026)
Neighborhood | Sales in 60 months | Median days on market | Median sale-to-list |
|---|---|---|---|
Montclair Park Villas | 14 | 7.5 | 100.00% |
Saratoga Colony | 31 | 15 | 97.07% |
Montclair Park Fairway Estate Homes | 22 | 16 | 98.86% |
Glenmoor Greens I and II | 28 | 16.5 | 98.78% |
Brittany Place | 20 | 21.5 | 97.29% |
Sterling Lakes I and II | 29 | 24 | 97.61% |
Chatham Square I and II | 35 | 28 | 96.21% |
Sterling Greens I and II | 26 | 29.5 | 98.41% |
Addison Reserve | 26 | 32.5 | 98.29% |
Oxford Village | 9 | 37 | 98.76% |
Lago Villaggio | 28 | 45 | 96.26% |
Five-year figures are dominated by the fast 2021 and 2022 market. The 12-month figures below show the market a seller faces now.
Home type, 12 months to September 26, 2026 | Sales | Median days on market | Median sale-to-list | Sold at or above list |
|---|---|---|---|---|
Condominium | 39 | 102 | 95.74% | not broken out |
Single-family | 13 | 70 | 97.39% | not broken out |
Attached villa | 9 | 100 | 95.02% | not broken out |
All of Glen Eagle | 61 | 86 | 95.83% | 10 of 61 |
At the 12-month median, a 95.83 percent ratio is about $17,000 below the final list price on a $405,000 sale. That gap is the market’s average negotiation, not a rule, and it is measured against the final list price, after any price reductions. A home priced correctly on the first day usually closes nearer asking than one that chased the market down.
On September 26, 2026, 18 active listings against 61 sales in 12 months meant about 3.5 months of supply for Glen Eagle overall: 3.7 months for condominiums (12 active), 3.7 for single-family homes (4 active) and 2.7 for attached villas (2 active). Six pending sales were in process. That is a balanced market leaning toward buyers, in which the best-prepared listing of each type wins.
Glen Eagle values peaked in 2023 at a calendar-year median of $450,000 and have eased to $405,000 in 2026, in the Southwest Florida MLS. Condominiums fell the most, from $407,500 in 2023 to $310,000 in 2026; single-family medians moved between $625,000 and $775,000 on small yearly counts.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, retrieved 26 Sep 2026)
Year | All sales | All median | Single-family | Single-family median | Villas | Villa median | Condos | Condo median |
|---|---|---|---|---|---|---|---|---|
2021 (October to December) | 24 | $470,000 | 14 | $544,500 | 1 | $441,000 | 9 | $275,000 |
2022 | 60 | $417,500 | 20 | $652,500 | 5 | $510,000 | 35 | $365,500 |
2023 | 41 | $450,000 | 14 | $694,500 | 7 | $449,900 | 20 | $407,500 |
2024 | 47 | $435,000 | 9 | $775,000 | 9 | $535,000 | 29 | $390,000 |
2025 | 47 | $425,000 | 16 | $625,000 | 5 | $520,000 | 26 | $370,000 |
2026 (to September 26) | 49 | $405,000 | 12 | $662,500 | 7 | $475,000 | 30 | $310,000 |
The 12 months to September 26, 2026 produced 61 sales at a median of $405,000, against 47 sales at $470,500 in the 12 months before. By type, condominiums fell from $385,000 on 23 sales to $331,000 on 39, single-family homes from $655,000 on 19 sales to $625,000 on 13, and villas from $520,000 on 5 sales to $475,000 on 9. Days on market rose from 65 to 86.
Our reading of the public record: Florida’s 2022 and later condominium safety laws put milestone inspections, structural reserve studies and funded reserves in front of every condo buyer, and older Glen Eagle buildings from 1990 to 2001 carry that cost. Rising 2026 club dues, up about 19 percent for golf homes, add to the monthly number a condominium buyer underwrites. Single-family buyers face neither the building reserves nor, in social homes, the golf dues.
A 2023 comparable is not a 2026 price. We weight the last 12 months first, adjust older sales for the market’s direction by home type, and say so on the page. A seller who prices off a 2023 neighbor’s sale is pricing into a market that no longer exists.
Countryside Golf & Country Club, Glen Eagle’s neighbor in ZIP 34104, recorded a higher median sale, $440,000 against Glen Eagle’s $395,000, on Collier County’s recorded qualified sales for the 12 months to August 28, 2026, but a lower turnover. Both are gated, bundled golf communities with par 70 courses; Glen Eagle publishes its 2026 dues and capital contribution.
Data updated: September 2026 (Collier County recorded qualified sales, August 29, 2025 to August 28, 2026; club documents as dated)
Yardstick | Glen Eagle Golf & Country Club | Countryside Golf & Country Club |
|---|---|---|
Homes | 1,234 | 1,133 per the club; 1,144 on the county roll |
Golf / Social memberships | 924 / 310, fixed by recorded exhibit | 850 / 283, 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 |
Buyer capital contribution | $9,000 Golf, $8,000 Social, published | Not published on the club’s public site |
Recorded qualified sales, 12 months | 56 | 39 |
Median recorded sale | $395,000 | $440,000 |
Turnover, our arithmetic | About 4.5% of homes | About 3.4% of homes |
Community development district | None | Not checked for this page |
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.
For a seller, the comparison cuts two ways. Glen Eagle’s lower median is also its selling point: it is the more attainable private club of the two for a buyer shopping both. A Glen Eagle seller wins that buyer with transparency on dues and fees, which Glen Eagle publishes, and with a price set against Glen Eagle sales, not against Countryside’s higher median. A buyer who prioritizes a newer course redesign may choose Countryside; a buyer who prioritizes entry price and published costs usually chooses Glen Eagle.
The two communities’ medians blend different mixes of condominiums, villas and single-family homes, and the county figures behind this table measure recorded sales, not MLS marketing. A Glen Eagle valuation built on Countryside’s median would overprice a condominium and underprice a Montclair Park Fairway Estate home. We use the comparison to frame the buyer’s choice, and Glen Eagle’s own sales to set the number.
A golf membership changes a Glen Eagle home’s value in both directions: it adds year-round golf the buyer cannot buy separately, and it adds $2,629 a year in 2026 dues over a social home, plus $1,000 more capital contribution at closing. Its net effect on price differs by neighborhood and is measured from paired sales, never assumed.
Under the recorded master declaration, membership is appurtenant to the home and cannot be separated from it, and each home’s class is fixed by Exhibit D. The club’s About page says an owner cannot buy a golf membership separately or change a social home to golf. So a golf home is a scarce product in a social-heavy neighborhood, and a social home is the lower-cost entry in a golf-heavy one.
2026 dues are $8,031 for golf and $5,402 for social, per the club’s 2026 Realtor’s Packet. Over ten years at today’s rates that difference is $26,290 before any increase, and dues have roughly doubled since 2016. A buyer who does not golf year-round will treat that as a cost and pay less for a golf home; a buyer who golfs will pay more for one. Knowing which buyer your home attracts is part of the valuation.
A social membership includes full use of 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. Social members do not pay dues for golf operations. In the social-heavy neighborhoods, Addison Reserve, Lago Villaggio and the Sterling condominiums, many buyers want exactly that trade.
In a split neighborhood we look for paired sales: two similar homes, one golf and one social, sold close in time. Where the MLS does not record the class, we confirm it against Exhibit D or the estoppel. Where there are no pairs, we say so and price from the class-matched sales alone.
Online estimates miss on Glen Eagle homes because they cannot see the membership class recorded to each home, the building’s milestone and reserve record, the club’s fee schedule, or that the MLS neighborhood field groups two associations under one name. In a community with 15 neighborhoods and three home types, those blind spots move prices by tens of thousands of dollars.
An automated model groups sales by the listing’s neighborhood label or by distance. In Glen Eagle a Glenmoor Greens condominium and a Brittany Place villa can sit a few hundred feet apart and $150,000 apart in value, and Chatham Square I and II, with different building records, share one MLS name. A model that averages neighbors averages different products.
No automated estimate reads Exhibit D, the estoppel or a condominium’s structural integrity reserve study. A golf home in a social-heavy neighborhood and a condominium with an open milestone repair program look like any other home to a model, and neither is.
Some estimates divide by the county’s total area under roof rather than the MLS living area, which understates price per foot and distorts the comparison. A valuation built on MLS living area avoids that error.
Use a written comparable-sales valuation that shows every sale, its date, its membership class and its adjustments. We give you exactly that, free, and we name the automated estimates’ errors on the page rather than asking you to trust a number.
A Glen Eagle buyer prices in 2026 club dues of $8,031 or $5,402, a $600 food and beverage minimum, a capital contribution of $9,000 or $8,000 and a transfer fee of $425 or $350 at closing, the unpublished neighborhood association fee, property taxes at 10.6058 mills, and insurance. Every dollar of that cost is a dollar a buyer does not bid on your price.
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, 2026 | $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 |
Capital contribution | $9,000 | $8,000 | Once, at closing, paid by the buyer |
Transfer fee | $425 | $350 | Once, at the sale |
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 |
The known club layers in a golf buyer’s first year total $18,355: $8,031 dues, $600 minimum, $9,000 capital contribution, $425 transfer fee and a $299 estoppel. For a social home the total is $14,651. Neighborhood fees and taxes come on top, and a buyer comparing Glen Eagle with a community without a mandatory club will subtract that from what they are willing to pay.
Only 534 of Glen Eagle’s 1,234 homes are homesteaded. When a homesteaded owner sells, the Save Our Homes cap ends and the buyer’s taxable value resets toward market value, so the buyer’s bill can be much higher than yours. As arithmetic only, 10.6058 mills on a $400,000 taxable value is about $4,242 a year before non-ad valorem charges.
Condominium buyers carry an HO-6 on top of the association’s master policy; single-family buyers carry an HO-3 whose price turns on roof age, openings and wind mitigation. Most Glen Eagle buildings predate the statewide building code of March 1, 2002. A current wind mitigation report and roof permit date in the listing package keep an insurance quote from reopening the price.
Condominium documents move a Glen Eagle value because a resale buyer receives the milestone inspection summary, the structural integrity reserve study and the budget under section 718.503, and may cancel within 7 days after reading them. A building with delinquent inspections, underfunded reserves or a pending assessment sells for less than an identical building without them.
Collier County’s milestone records, checked September 23, 2026, listed Chatham Square II Buildings E, F, H and I as “Milestone Delinquent” and Building G completed, next due 2035; Glenmoor Greens I’s three buildings completed, next due 2033; and Sterling Greens I and II open and not yet due, 2028 to 2029. No other Glen Eagle association appeared on the county’s milestone layer. A delinquent status is a record, not a finding about any building’s condition.
Florida’s 2025 condominium law, HB 913, set December 31, 2025 as the deadline for a structural integrity reserve study on buildings of three or more habitable stories. A buyer is entitled to the most recent study, or a statement that there is none. We ask the association for the study and its funding plan before we value a condominium, because a buyer’s lender and insurer will ask too.
An adopted special assessment appears on the estoppel certificate. A proposed one appears in board minutes that a careful buyer reads. Either one comes off the price unless the contract assigns it. We read the last 12 months of minutes for every condominium valuation.
Brittany Place, Montclair Park and Montclair Park Villas are coded as condominium-use parcels on the county roll, while their associations are organized as homeowners’ associations and are not on the state’s list of registered condominiums. Which disclosure regime applies is for your closing agent, and it affects the buyer’s cancellation rights, so we confirm it before listing.
Before you list, the things that move a Glen Eagle number are the ones a buyer’s inspector, insurer and lender will look at: roof age and permits, windows and shutters, air conditioning, updated kitchens and baths, a clean estoppel, the condominium documents in hand, and presentation for the seasonal buyer. Cosmetic spending beyond that rarely returns its cost.
Most Glen Eagle roofs date from 1990 to 2006. Under section 627.7011, an insurer may not refuse a homeowner’s policy solely for a roof under 15 years old or an older roof with five years of life left on inspection. A four-point and wind mitigation report in hand turns the buyer’s insurance question into a number before the offer.
Two Brittany Place villas of the same size sold $100,000 apart in 2026. Updates are visible in the sold comparables, and we show you which ones Glen Eagle buyers paid for in your neighborhood, so you spend only where the evidence says it returns.
An estoppel certificate that shows a current account, and, for a condominium, the milestone summary, reserve study, budget and minutes in the listing package, let a buyer commit without a contingency that later becomes a price reduction.
Most Glen Eagle buyers are seasonal. Of the last 61 sales, 38 closed between January and June 2026. A home photographed, documented and live by early January meets that buyer; one listed in May meets fewer of them.
Renting a Glen Eagle home instead of selling is possible in neighborhoods that permit annual leases, but short-term rentals such as Airbnb are banned community-wide, each neighborhood sets its own minimum lease term, and tenants pay a club transfer fee. The owner keeps paying dues, the neighborhood fee, taxes and insurance while the home is rented.
The club’s real estate page states that Airbnb and other short-term rental arrangements are not allowed. Neighborhood paperwork is due at least 60 days before a lease starts and the master association’s at least 30 days before the tenant arrives. A tenant pays $450 for a golf home or $375 for a social home to transfer club privileges.
A landlord keeps paying 2026 dues of $8,031 or $5,402, the neighborhood fee, a non-homestead tax bill and a landlord insurance policy. We do not publish Glen Eagle rent figures on this page, because rents vary by neighborhood and lease term and we have not pulled a rental dataset for this edition; we price a rental for your home on request.
If you would not buy your own home today as an investment at its current value, selling and redeploying the equity usually wins. If you plan to return to it, renting through a season may make sense. We lay out both nets side by side.
A free in-person Glen Eagle valuation starts with a call to Jesse McGreevy at (239) 898-6072 or a request online, and ends with a written opinion of value built from your neighborhood’s MLS sales and your membership class, with the building documents and your buyer’s costs laid out beside it. There is no cost and no obligation to list.
The recent sales of your neighborhood and floor plan with dates, days on market and sale-to-list ratios; your golf or social class; the live competition with price histories; your building’s milestone and reserve status for a condominium; your flood zone; your buyer’s fee stack; and a recommended list price with a defensible range. Request it through the McGreevy and Comisar valuation form.
Marc Comisar walks the home, the view and the building; Jesse McGreevy builds the comparable set and writes the valuation. Both have been Top 1% Real Estate Agents Nationally Since 2008, and neither hands a valuation to an assistant. You get the written valuation within a few days, and a conversation about timing if you want one.
With 57 percent of Glen Eagle homes not homesteaded, many owners are away when they ask. We can value from photos and a walkthrough video, and Marc can see the home with a key holder. Call Jesse at (239) 898-6072.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
McGreevy and Comisar are Naples REALTORS who value and sell Glen Eagle homes from the Southwest Florida MLS, Collier County’s records and the club’s own documents. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they do the valuation work themselves.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar. He runs pricing, data and the club and association paperwork. 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 runs showings, walkthroughs and the on-site work. Reach him at (239) 287-5873 and read his Marc Comisar agent page.
Every Naples community values differently. Verona Walk carries a community development district and no club, as our Verona Walk home valuation guide explains; Naples Lakes Country Club has its own bundled-golf structure, covered in our Naples Lakes Country Club home valuation guide. Within Glen Eagle, our Sterling Greens at Glen Eagle guide is the place to start for the most crowded condominium market in the community.
When your valuation is done, our guide to selling a home in Glen Eagle covers marketing without a yard sign, negotiation, costs and disclosure, and our guide to buying a home in Glen Eagle covers the other side of the same transaction.
These are the questions Glen Eagle owners ask about what their home is worth, each answered in one paragraph from the Southwest Florida MLS, Collier County’s records and the club’s own documents. Figures are as of September 26, 2026 unless a different date is stated. Nothing here is tax or legal advice.
It depends first on your home type and neighborhood. Over the 12 months to September 26, 2026, Glen Eagle condominiums sold at a median of $331,000 and single-family homes at $625,000; attached villas sold at $500,000 over 24 months. Your floor plan, membership class and building documents set the number within that range.
$405,000 on 61 Southwest Florida MLS sales in the 12 months to September 26, 2026. Collier County’s recorded qualified sales for roughly the same period show 56 sales at a median of $395,000.
Yes, modestly. The 12-month median fell from $470,500 on 47 sales to $405,000 on 61, partly because more of this year’s sales were condominiums. The condominium median fell from $385,000 to $331,000 and the single-family median from $655,000 to $625,000.
Montclair Park Fairway Estate Homes, at a $730,000 median on 10 sales in 24 months, followed by Lago Villaggio at $665,000 on 11 sales. The highest single sale in five years was $1,200,000 in Lago Villaggio in 2022.
The Chatham Square condominiums, at a $302,500 median on 16 sales in 24 months. Within them, Collier County’s recorded sales put Chatham Square II below Chatham Square I.
The 39 condominium sales in the 12 months to September 26, 2026 had a median of $331,000 and ranged from $200,000 to $490,000. Neighborhood medians ran from $302,500 at Chatham Square to $425,000 at Sterling Lakes.
Attached villas in Brittany Place and Montclair Park Villas sold at a median of $500,000 on 14 sales over 24 months, from $400,000 to $615,000.
The 13 single-family sales in the 12 months to September 26, 2026 had a median of $625,000 and ranged from $447,425 to $1,195,000.
The median over 12 months was $237 per square foot of living area for condominiums, $305 for villas and $323 for single-family homes, in the Southwest Florida MLS.
There is no fixed amount. A golf home carries $2,629 a year more in 2026 dues and a $1,000 higher capital contribution than a social home, and gives year-round golf. We measure the effect from paired sales in your neighborhood.
No. The club states that an owner cannot change a home deeded as social to a golf membership, and membership cannot be bought separately from the home.
We do not rely on any automated estimate here. Models cannot see the membership class, the building’s documents or the correct neighborhood grouping, and those move Glen Eagle prices by tens of thousands of dollars.
A median of 86 days on market in the 12 months to September 26, 2026, then usually 30 to 60 days to close. Condominiums took 102 days, single-family homes 70.
The median sale closed at 95.83 percent of its final list price over 12 months; 10 of 61 closed at or above list. Over five years the median was 97.67 percent.
On September 26, 2026 there were 18 active listings and 6 pending in the Southwest Florida MLS, about 3.5 months of supply.
They are part of what a buyer pays, so they are priced in. 2026 master dues are $8,031 golf and $5,402 social; each neighborhood fee is extra and unpublished. There is no CDD, which helps against communities that carry one.
Indirectly. The buyer pays $9,000 for a golf home or $8,000 for a social home at closing, which adds to the cash a buyer needs and can shape the offer.
They can. Buyers receive the inspection summary and reserve study before they are bound, and Collier County’s records listed four of Chatham Square II’s five buildings as milestone delinquent on September 23, 2026.
It is the study of a condominium building’s structural reserves required for buildings of three or more habitable stories. Section 718.503 requires a seller to give the buyer the most recent study or a statement that none exists.
On FEMA’s effective map, 28 of 29 points tested across the 15 neighborhoods are Zone X, outside the high-risk area, and on the preliminary map all 29 are. That supports value because a mortgage generally does not require flood insurance.
Yes. No community development district covers Glen Eagle, so buyers carry no CDD assessment or bond balance.
Usually, and it shows up in paired sales of the same floor plan. We measure it from your neighborhood’s recent sales rather than applying a flat premium.
In the three- and four-story Sterling Greens and Chatham Square II buildings, access matters to many seasonal buyers, and upper-floor units with elevator access and views compete differently from walk-up units. We compare like with like.
The ones insurers and inspectors look at first: roof, windows, air conditioning and water heater, followed by kitchens and baths. We show you which updates Glen Eagle buyers paid for in your own neighborhood’s sales.
A lender’s appraiser uses recent closed sales in the same neighborhood and, where there are too few, the nearest similar Glen Eagle neighborhood. We provide a comparable package with membership class and building details marked.
The county’s just value is an assessment, not a sale price, and a homesteaded owner’s taxable value is capped by Save Our Homes. Your buyer’s taxable value resets after the sale.
That depends on the buyer’s plans. Glen Eagle offers a private, owner-run club at a median well below Collier County’s, no CDD and Zone X flood maps, against mandatory dues that rose about 19 percent for golf homes in 2026 and older condominium buildings.
In neighborhoods that allow annual leases, yes, but short-term rentals are banned community-wide, each neighborhood sets its own lease minimum and a tenant pays a $450 or $375 club transfer fee. We compare the rental and sale nets for you.
Before any listing decision, and at least once a season if you are thinking about selling, because Glen Eagle’s market moves with the condominium cycle and the winter buyer.
Slightly. Lago Villaggio sits outside the Radio Road Beautification MSTU, so its 2025 bills carried 10.5058 mills against 10.6058 for the rest of Glen Eagle. The difference is 0.1 mill, about $40 a year on a $400,000 taxable value.
A few. In the 12 months to September 26, 2026, 10 of 61 Glen Eagle sales closed at or above the final list price, including a Montclair Park Fairway Estate home on Provincetown Drive that sold at its $1,195,000 list price in 3 days.
Yes. The written valuation costs nothing and carries no obligation to list. Call Jesse McGreevy at (239) 898-6072.
Request a valuation online or call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. Give us your address and membership class, and we do the rest.
Every figure on this Glen Eagle valuation 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 owner 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 valuation team by calling Jesse McGreevy at (239) 898-6072, calling Marc Comisar at (239) 287-5873, or requesting a free written valuation online. 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 thinking, “I need to know what my Glen Eagle home is worth before I decide,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Request your valuation through the McGreevy and Comisar free home valuation; McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
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.