Addison Reserve is 110 one-story single-family homes on Glen Eagle Circle inside Glen Eagle Golf & Country Club, built 2000 to 2003, each carrying a golf or social club membership fixed by recorded exhibit. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Addison Reserve owners call first when they are ready to sell, and the team buyers call when they want the street-level record before they tour: what each size of home has sold for, which homes carry a golf membership and which a social one, where the flood map touches the lake lots, and what the club and the neighborhood association each bill. Addison Reserve is a 110-home single-family neighborhood on Glen Eagle Circle inside the Glen Eagle Golf & Country Club community in Naples, Florida. It is the gated club’s entry-priced single-family street: one-story homes on compact lots, built 2000 to 2003, priced between Glen Eagle’s condominiums and the larger homes of Lago Villaggio at Glen Eagle.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008. This guide is built from the recorded plat and the club’s recorded membership exhibit, the club’s 2026 fee schedule, the Collier County tax roll and parcel map for all 114 Addison Reserve parcels, FEMA’s flood map intersected with every one of the 110 home lots, FEMA’s letters of map amendment, the school district’s address lookup, and every Addison Reserve closing in the Southwest Florida MLS for the last five years. Where the public record stops, we say so and name the document that answers the question.
A note on the name: Addison Reserve Country Club in Delray Beach, on Florida’s east coast, is an unrelated community. Everything on this page is about the 110 homes on Glen Eagle Circle in East Naples, ZIP 34104.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Addison Reserve at Glen Eagle because the proof is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and an Addison Reserve market read built on all 26 closings of the last five years and the county’s lot-by-lot map.
If you’re searching for the best realtor for Addison Reserve in Glen Eagle Golf & Country Club, Naples, whether you’re ready to sell your Addison Reserve home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Addison Reserve track record (last 24 months): In the last 12 months Addison Reserve has seen 6 resales in the Southwest Florida MLS, fewer than the ten a median needs, so we widen to 24 months: 11 resales closed between October 31, 2024 and July 16, 2026 (pulled September 26, 2026), at a median sold price of $582,500, a range of $447,425 to $775,000 and $6,573,925 in total sold volume. The highest-priced Addison Reserve sale in that window was $775,000. Those 11 homes closed at an average 96.5% of list price (the mean of each sale’s ratio) after a median 65 days on market, and one of the 11 sold at or above its list price. The MLS pull behind this page recorded list price, sold price, size and days on market, not the listing office on each closing, so we do not state a represented-sale count for Addison Reserve here; ask us and we will walk you through all 11 closings one by one.
For Addison Reserve sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Addison Reserve we also build the paperwork file before the first showing: whether your home is one of the 46 golf or 64 social homes in the club’s recorded membership exhibit, the club’s and the association’s estoppel certificates, your lot’s position on the flood map and any FEMA letter on file for it, and the one-time charges your buyer will owe the club at closing. In a neighborhood where only one of the last 11 sales closed at or above list, the seller who answers those questions before a buyer’s lender and insurer ask them is the seller who keeps the buyer.
For Addison Reserve buyers: the first question is the membership, because it is fixed to the house: a golf home pays $8,031 a year in 2026 club dues and a $9,000 capital contribution at closing, a social home $5,402 and $8,000, and a social home cannot be upgraded later. The second is the row, because the row decides the view: the south row backs onto golf holes and lakes, the north row onto the Radio Road buffer, the two middle rows onto each other. The third is the association bill, which is not published. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Glen Eagle Circle address; we answer them below.
Honors and recognition:
Selling your Addison Reserve home? Get a free Addison Reserve home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Addison Reserve? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.
Addison Reserve at Glen Eagle in one screen: the count, the street, the price, the membership split, the bill stack and the flood map, each figure sourced below in the section that proves it.
Living in Addison Reserve means a one-story house on a quiet loop street at the Radio Road end of Glen Eagle Golf & Country Club, with the club’s golf course, pool, courts and dining a short drive or cart ride away, and a neighborhood association that looks after the street while the club looks after everything else.
Addison Reserve is the recorded name of the 110 single-family homes on Glen Eagle Circle. The club lists it first among its fifteen neighborhoods in the club’s 2026 Realtor’s Packet, and the neighborhood’s own homeowners’ association, Addison Reserve Homeowners Association, Inc., has been on file with the Florida Division of Corporations since January 18, 2000. Nobody in Glen Eagle calls it “Glen Eagle Circle”; the street is the address and Addison Reserve is the neighborhood.
Glen Eagle Circle is a long rectangular loop entered from Glen Eagle Boulevard at its west end. On the federal aerial photograph at the top of this page you can count the pattern: one row of homes along the north side backing onto the landscaped buffer on Radio Road, two rows back to back inside the loop, one row along the south side backing onto golf holes and lakes, and a few homes around each rounded end. The row is the single biggest thing that separates one Addison Reserve home from the next, because it decides the view out of the lanai.
Addison Reserve sits on the north edge of Glen Eagle, just inside the Radio Road end of Glen Eagle Boulevard. Radio Road runs along its north edge, Glen Eagle Boulevard along its west, the golf course and lakes to the south, and homes on Saint James Way, which are outside Glen Eagle, to the east. The staffed main gate is at the other end of Glen Eagle Boulevard, on Davis Boulevard. Glen Eagle Boulevard also meets Radio Road beside Addison Reserve, where the club’s documents note a second entrance; its hours are not published. Its closest neighbors inside Glen Eagle are Oxford Village at Glen Eagle to the west across the boulevard and Sterling Greens at Glen Eagle to the south across the course.
The 2026 Collier County roll shows a Florida homestead exemption on 53 of the 110 Addison Reserve homes, 48%. That is a higher full-time share than Glen Eagle as a whole, where 534 of 1,234 homes (43%) are homesteaded, and it fits what the product is: a detached house with a garage and, on many lots, a private screened pool, bought by year-round residents as well as by seasonal owners.
Daily life is the club on one side and the Radio Road side of East Naples on the other. The clubhouse, pool, tennis courts, fitness center and dining are at 1403 Glen Eagle Boulevard, inside the gates. Publix at Berkshire Commons on Radio Road and Publix at Kings Lake Square on Davis Boulevard are each a few minutes away, and Fifth Avenue South in downtown Naples is about 11 minutes by car from the club, per free-flow routing we ran for our Glen Eagle guide (slower in season).
Addison Reserve homes sold for a median $582,500 over the last 24 months, across 11 closings from $447,425 to $775,000 in the Southwest Florida MLS, pulled September 26, 2026. They took a median 65 days to sell and closed at an average 96.5% of list price, with one of the 11 at or above list.
Data updated: September 2026
We use a 24-month window because only six Addison Reserve homes closed in the last 12 months, and a median of six sales moves too much with one house. Every figure below names its window. Medians use the middle sale (11 is odd, so $582,500 is an actual sale price); sale-to-list and price per square foot are the average of each sale’s own ratio, not the ratio of the totals.
We tracked every one of the 11 Addison Reserve closings of the last 24 months, and here they are, newest first, by month, size and result. Sizes are living area as recorded on the MLS listing.
Closed | Beds and baths | Living area (sq ft) | List price | Sold price | Sold to list | Days on market | Price per sq ft |
|---|---|---|---|---|---|---|---|
July 2026 | 3 bed plus den, 2 bath | 1,992 | $535,000 | $510,000 | 95.3% | 19 | $256 |
May 2026 | 2 bed plus den, 2 bath | 1,721 | $575,000 | $550,000 | 95.7% | 62 | $320 |
May 2026 | 3 bed, 2 bath | 1,739 | $600,000 | $590,000 | 98.3% | 70 | $339 |
March 2026 | 3 bed, 2 bath | 2,037 | $750,000 | $700,000 | 93.3% | 25 | $344 |
February 2026 | 2 bed plus den, 2 bath | 1,721 | $575,000 | $550,000 | 95.7% | 78 | $320 |
October 2025 | 3 bed, 2 bath | 1,578 | $447,325 | $447,425 | 100.0% | 144 | $284 |
June 2025 | 2 bed plus den, 2 bath | 1,723 | $569,900 | $549,000 | 96.3% | 130 | $319 |
March 2025 | 3 bed, 2 bath | 1,617 | $759,000 | $735,000 | 96.8% | 28 | $455 |
March 2025 | 3 bed, 2 bath | 1,715 | $620,900 | $585,000 | 94.2% | 42 | $341 |
February 2025 | 3 bed, 2 bath | 1,894 | $599,990 | $582,500 | 97.1% | 65 | $308 |
October 2024 | 3 bed, 2 bath | 2,037 | $784,500 | $775,000 | 98.8% | 141 | $380 |
Totals for the window: 11 sales, $6,573,925 in volume, median $582,500, median 65 days on market, average sale-to-list 96.5%, average price per square foot $333 (median $320). The $455 per square foot March 2025 sale is the outlier; it is a smaller home sold at a high price, which in our experience usually means an updated interior or a prime lot, and it pulls the average above the median.
Six Addison Reserve homes closed in the 12 months to September 26, 2026: $510,000 (July 2026), $550,000 (May 2026), $590,000 (May 2026), $700,000 (March 2026), $550,000 (February 2026) and $447,425 (October 2025). With six sales we list them rather than quote a median; the middle pair is $550,000 and $550,000.
Two Addison Reserve homes were active in the MLS on September 26, 2026: a two-bedroom-plus-den home of 1,756 square feet listed at $559,000 after 289 days on market, and a three-bedroom home of 1,736 square feet listed at $515,000 after 54 days. None was pending. Against the 24-month median of $582,500, both are priced below the middle of recent sales, and the longer-listed one shows what happens at Addison Reserve when price and condition do not line up: the buyers wait.
Over five years, 26 Addison Reserve homes closed in the MLS (two sold-data-entry records, one a duplicate of a listed sale, are excluded), at a median $575,000, a median 32.5 days on market and an average 98.3% of list price. Eleven of the 26 sold at or above list, eight of them in 2021 and 2022.
Year | Closings | Median sold price |
|---|---|---|
2021 (from October) | 4 | $490,000 |
2022 | 6 | $602,500 |
2023 | 5 | $595,000 |
2024 | 1 | $775,000 |
2025 | 5 | $582,500 |
2026 (to September 26) | 5 | $550,000 |
The read: prices jumped in 2022, held through 2025, and have eased in 2026, while the time to sell stretched from days to months. Most 2021 and early 2022 listings recorded under two weeks on market and often sold at or above asking; the median of the last 24 months is 65 days and 96.5% of list. The single 2024 sale is one house, not a market, so we do not read a trend into it.
The Collier County property appraiser’s published sales file (dated August 29, 2026) records 25 qualified Addison Reserve resales in the last 60 months, median $582,500, from $447,500 to $775,000, and no builder sales. That matches the MLS closely: Addison Reserve is a resale neighborhood whose sales run through the MLS. The county’s own 12-month figure at the time of our Glen Eagle guide was three qualified sales at a $550,000 median, because deeds reach the county file weeks after closing and the newest are not yet marked qualified.
Addison Reserve sits in the middle of Glen Eagle’s price ladder. Across all of Glen Eagle, the MLS recorded 63 sales in the 12 months to September 24, 2026 at a $405,000 median, most of them condominiums. Among the single-family neighborhoods over five years: Lago Villaggio, $725,750 median on 28 sales; Montclair Park North on Provincetown Drive, $655,000 on 12; Oxford Village, $650,500 on 9; Addison Reserve, $575,000 on 26. Addison Reserve is the most active single-family street in Glen Eagle after Lago Villaggio and the most affordable way into a detached Glen Eagle home.
For buyers, 2026 is a better negotiating year than 2021 or 2022: the last five Addison Reserve sales closed between 93.3% and 98.3% of list, and the two active homes are priced under the 24-month median. For sellers, the market still clears when a home is priced to the last sale of its size and row; the homes that sat longest were listed above that line. Neither side should read the median alone, because size, row and membership move an Addison Reserve price more than the calendar does.
Thinking about a home on Glen Eagle Circle? Addison Reserve is one of fifteen neighborhoods inside Glen Eagle Golf & Country Club, and its 110 homes split 46 golf and 64 social memberships, so the first answer we give any caller is which kind a given house carries. Selling? Get a free Addison Reserve home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Addison Reserve was platted and built at the turn of the century, after Glen Eagle had been renamed from Embassy Woods in 1998: its homeowners’ association was filed January 18, 2000, its plat is recorded in Plat Book 33, Pages 51 to 53, and the county roll dates its 110 homes 2000 to 2003.
Glen Eagle began as “Embassy Woods Golf and Country Club at Bretonne Park.” The master association was incorporated August 1, 1990, the Mark McCumber course opened in 1991 as a public course, and restated articles filed January 20, 1998 renamed the corporation Glen Eagle Golf & Country Club, Inc., as recorded in the club’s amended and restated articles and told in the club’s own history. The whole community is zoned as the Bretonne Park planned unit development, 333.5 acres on the county’s PUD master list.
Addison Reserve followed in the rename years. Its homeowners’ association was incorporated on January 18, 2000, and the plat is recorded at Plat Book 33, Pages 51 through 53 of the Collier County public records, the reference that appears in the legal description of every lot, for example in a 2015 Collier circuit court sale notice published by the Business Observer. The club’s recorded membership exhibit cites the same plat when it assigns Addison Reserve’s 110 memberships.
We could not confirm the builder of Addison Reserve from a primary record. Listing sites attribute several Glen Eagle neighborhoods to one developer, but those are not sources we rely on, and the recorded first deeds and building permits that would settle it are not online in a form we could read for every lot. If the original builder matters to your purchase (for warranty history or plan names), the first deed out of the developer on your lot, in the Collier Clerk’s official records, will name it.
The county roll dates the homes 2000 to 2003, with a median year of 2002. That straddles an important line: the statewide Florida Building Code took effect on March 1, 2002, so the earliest Addison Reserve homes were permitted under the older local code and the later ones under the Florida Building Code 2001. For insurance, what matters is what the wind-mitigation inspection finds on your specific house, which we cover in the storm section below.
Addison Reserve homes are one-story, single-family houses of roughly 1,560 to 2,120 square feet of living area on the MLS records of the last five years, with two or three bedrooms (several with a den), two full baths, an attached garage and, on many lots, a private screened pool, on lots of about 0.14 acre.
Of the 26 Addison Reserve homes that closed in the MLS over five years, 16 were three-bedroom, two-bath homes (median living area 1,617 square feet, median price $578,750), 7 were two bedrooms plus a den (median 1,793 square feet, $550,000) and 3 were three bedrooms plus a den (median 2,017 square feet, $575,000). Not one had a half bath. They are one-story homes: the county roll’s ground-floor base area (median 1,756 square feet) matches the MLS living area (median 1,731), which a two-story plan would not. The same living areas recur across different addresses (1,578, 1,617, 1,721, 1,992, 2,037 and 2,124 square feet each appear more than once), which is what a neighborhood built from a small set of models looks like; the model names themselves are not in any record we could source.
The Collier County parcel map puts the 110 home lots at 0.10 to 0.29 acre, with a median of 0.14 acre, about 6,100 square feet. On the federal aerial every home has a front-loaded garage and driveway facing Glen Eagle Circle, and many have a screened pool cage behind the house. There is no neighborhood pool or clubhouse in the county record: the plat’s four non-home parcels are the streets, a utility parcel and two small lake parcels, so the shared pool for Addison Reserve owners is the club’s heated pool at the clubhouse.
The row decides the view. South-row homes back onto golf holes and lakes; north-row homes back onto the landscaped buffer along Radio Road; the two middle rows back onto each other’s yards; the corner homes at each rounded end sit on wedge-shaped lots. A few lake-side lots at the ends are where the flood map’s Zone AE edge touches the back of the lot, which we map lot by lot in the flood section.
Across the last 24 months Addison Reserve homes sold for an average $333 per square foot of living area (median $320). Over five years the average is $326, close to Lago Villaggio’s $325 on larger homes. That is the number to test any list price against: a 1,700-square-foot Addison Reserve home listed well above $330 a square foot needs an updated kitchen, a newer roof or a golf-view lot to hold that price in 2026. Selling? Get a free Addison Reserve home valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
An Addison Reserve home comes with a mandatory membership in Glen Eagle Golf & Country Club, under the recorded master declaration: the 18-hole course, heated pool, four lighted tennis courts, bocce, fitness center and dining. Whether that membership is golf or social is fixed to each house by recorded exhibit: 46 Addison Reserve homes are golf, 64 are social.
Exhibit D of the club’s 2015 Amended and Restated Master Declaration and Bylaws, “Designation of Membership,” assigns every one of Glen Eagle’s 1,234 homes as golf or social. For Addison Reserve it lists 46 golf and 64 social, 110 in all, citing the Addison Reserve plat. The club states it plainly on its About page: “You cannot purchase a golf membership separate from a home or change membership to a golf membership if the home you own is deeded as a social membership.” So 58% of Addison Reserve homes are social, a far higher share than Glen Eagle’s condominium neighborhoods, where almost every unit is golf. A buyer who wants to play should confirm the designation of the specific lot in Exhibit D before writing an offer.
A social membership includes every non-golf facility: the pool, tennis, bocce, fitness center, clubhouse and dining. Golf for social members is space-available, without advance tee times, paying greens and cart fees, and the club currently limits it to May through October, per its 2026 Realtor’s Packet and the declaration’s section 6.1(B).
The course is 18 holes, par 70, 3,986 to 5,632 yards across eight tee sets on the club scorecard. Mark McCumber designed it; it opened in 1991, and Gordon Lewis led redesign work in 2005 and the roughly $3 million 2017 renovation with new greens, fairways and irrigation that the Naples Daily News reported. There is a putting green and hitting net, no driving range, and a golf simulator the club announced on December 30, 2024. Addison Reserve’s south row backs onto the course.
The clubhouse at 1403 Glen Eagle Boulevard holds the dining room, a private dining room, the 19th Hole lounge and the Divot Cafe, per the club’s dining page. Outside are a heated pool, four lighted Har-Tru tennis courts, two bocce courts and a 24-hour fitness center, listed on the club’s amenities page. There are no pickleball courts on the property; East Naples Community Park, home of the US Open Pickleball Championships, is about nine minutes away.
Addison Reserve has no clubhouse, pool or courts of its own in the county record, and Glen Eagle has no marina, no beach club and no spa; the declaration prohibits boating and swimming in the lakes. If you want a neighborhood pool steps from the door, that is a private pool on your own lot, which many Addison Reserve homes have. Selling? Get a free Addison Reserve home valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Addison Reserve owners pay two association bills: Glen Eagle club dues of $8,031 a year for a golf home or $5,402 for a social home in 2026, and an Addison Reserve Homeowners Association assessment whose amount is not published. Buyers also owe one-time club charges at closing, starting at $8,000.
Charge | Golf home | Social home | How often | Source |
|---|---|---|---|---|
Glen Eagle club dues, 2026 | $8,031 | $5,402 | yearly (payable in two halves, January 1 and July 1) | club 2026 Realtor’s Packet |
Food and beverage minimum | $600 | $600 | yearly, calendar year | club 2026 Realtor’s Packet |
Addison Reserve HOA assessment | not published | not published | per the association’s budget | association budget or estoppel |
Solid waste (county) | $261.91 | $261.91 | on the property tax bill, 2025 | Collier County Tax Collector |
Property tax | 10.6058 mills in 2025 | same | yearly | Collier County Tax Collector |
The club figures are from the club’s 2026 Realtor’s Packet. The tax and solid-waste figures are from 2025 bills on the Collier County Tax Collector site; Addison Reserve is in Section 5, so its bills carry the 0.1-mill Radio Road Beautification MSTU and the Greater Naples Fire Rescue District levy. There is no community development district: the county’s CDD boundary layer shows none over Glen Eagle, and none appears on the state’s Official List of Special Districts for it.
Addison Reserve Homeowners Association does not publish its budget, and neither does the club for any of its fifteen neighborhoods. The number is on the association’s current budget and on the estoppel certificate a seller orders for closing; Resort Management, the association’s manager per the club’s packet, at (239) 649-5526, issues it. We ask for it at the start of every Addison Reserve listing so the buyer sees the full bill before the offer, not after it.
One-time charge | Golf home | Social home | Paid by | Source |
|---|---|---|---|---|
Capital contribution | $9,000 | $8,000 | buyer, at closing | master declaration Art. 11.12(B); 2026 packet |
Capital contribution if the buyer already owns in Glen Eagle | $4,500 | $4,000 | buyer | 2026 packet (“Current Owner” line) |
Club transfer fee | $425 | $350 | at sale | 2026 packet |
Club estoppel certificate | $299 ($399 if needed in under five business days) | same | at sale | 2026 packet |
Addison Reserve HOA estoppel and application | not published | not published | at sale | association |
The capital contribution is secured by a continuing lien under the declaration, and exemptions apply to transfers between co-owners and spouses, into trusts or estates, and on death. The club’s web version of its packet prints $7,500 and $6,500 for these two lines, the 2025 amounts; the 2026 packet document and the declaration give $9,000 and $8,000, so we quote those and tell buyers to confirm on the club’s estoppel.
Golf dues were $4,078 and social dues $2,480 in the club’s 2016 Sale Information Packet. In the 2025 Realtor’s Packet they were $6,726 and $4,756; in 2026, $8,031 and $5,402. That is a 19% one-year rise for golf homes and about 14% for social homes. The dues fund a course, clubhouse and staff owned by the owners themselves, with no recreation lease, so a dues increase is the owners’ own budget, not a landlord’s rent.
Addison Reserve is governed by two homeowners’ associations under Chapter 720 of the Florida Statutes: Addison Reserve Homeowners Association, Inc. for the neighborhood, and Glen Eagle Golf & Country Club, Inc., the master association that owns and runs the club. Every Addison Reserve owner is a member of both.
The neighborhood association is a Florida not-for-profit corporation, document number N00000000464 at the Florida Division of Corporations, filed January 18, 2000. Its principal address is in care of Resort Management, 2685 Horseshoe Drive South, Suite 215, Naples; it filed its 2026 annual report and changed its address on January 3, 2024. Resort Management also manages Brittany Place, Sterling Greens II and Saratoga Colony in Glen Eagle. Because the homes are platted lots and not condominium units, Addison Reserve is a homeowners’ association under Chapter 720, not a condominium; Florida’s condominium milestone and reserve-study laws for buildings of three stories or more do not apply to it.
Glen Eagle Golf & Country Club, Inc. (Florida document N39323) is both the master homeowners’ association and the owner of the course and clubhouse. Owners elected an entirely new board on August 2, 2004, and have controlled it since. There is no equity certificate to buy or sell and no refund on leaving: the declaration’s disclosure summary says “No Owner has the right to withdraw or receive distribution of his share of the common surplus,” and there is no rent or land-use fee for the recreational facilities.
Selling an Addison Reserve home means two estoppel certificates, one from the neighborhood association and one from the club, and two sets of paperwork. The club’s real estate page says each community “has paperwork and background check requirements for all new owners,” and after neighborhood approval the file goes to the master association. Florida’s section 720.30851 governs what an estoppel certificate must contain and what it may cost.
Addison Reserve lots are bound by the Addison Reserve homeowners’ declaration and by Glen Eagle’s master declaration. The master declaration requires architectural approval before any exterior change, garages for pickup trucks, no overnight parking on community roads, no business use of a home, and no signs, including for-sale signs.
The rules below are from the master declaration as summarized in the club’s 2026 packet. Section 7.22B: pickup trucks, boats, trailers, campers and motor homes must be kept fully inside a garage (SUVs are exempt). Section 7.22C: no vehicle parks on common property, including the roads, between 10 p.m. and 6 a.m. Section 7.23: no business, commercial activity or profession may be conducted from a home. Section 8.1: exterior changes need prior approval from the architectural review committee. The community speed limit is 25 mph.
The neighborhood’s own declaration of covenants is recorded in the Collier Clerk’s official records, but it is not posted online by the association or the club, and we did not find it in a form we could read. It is where lot-level rules live: fences, pool enclosures, exterior colors, landscaping, and whether the association maintains lawns. Buyers receive it in the closing package under Florida’s section 720.401 disclosure rules; we ask for it before an offer.
Any exterior change, from a new roof color to a pool cage or hurricane shutters, goes to architectural review first. Florida’s section 720.3035 limits how far an association can regulate certain hurricane protection and requires it to follow its own published standards. Plan for approval time when you budget a renovation.
Glen Eagle’s governing documents do not permit signs on homes for sale. The board’s open-house policy allows Saturday and Sunday open houses between noon and 4 p.m., registered with the administration office by 3 p.m. the Thursday before, using only the standard 12-by-18-inch beige and green “Open House” sign; on a single-family lot like Addison Reserve’s, a company sign may stand only during open-house hours.
Addison Reserve is not a 55+ community. We found no age restriction in Glen Eagle’s master declaration or in the club’s 2026 packet, the declaration’s membership rules extend golf privileges to qualifying children, and the school district assigns every Addison Reserve address to Calusa Park Elementary, East Naples Middle and Lely High.
Under section 3.7 of the master declaration, a golf “family” includes qualifying children 21 and under. Many Addison Reserve buyers are retirees and second-home owners, but a family with school-age children can buy here on the same terms as anyone else, subject to the association’s standard application.
Addison Reserve homes can be rented under the neighborhood association’s lease rules, but short-term rentals are banned community-wide: the club states that “Air BnB or other short term rental arrangements are not allowed in the community.” Minimum lease terms are set by each neighborhood and are not published.
The club’s real estate page says “Each local community has unique rental requirements which are documented in their by-laws and deed restrictions.” For every lease, the neighborhood’s paperwork and payment are due at least 60 days before the lease starts, the owner must be current on neighborhood dues, and the property manager must approve the tenant before the club will transfer amenity privileges. The club charges a tenant transfer fee of $450 for a golf home or $375 for a social home, per its tenant registration form. No for-rent signs are allowed.
A furnished single-family home with a private pool inside a golf club is a strong seasonal rental product, and Addison Reserve homes appear on seasonal rental sites. The limits are the minimum term in the Addison Reserve documents and the 60-day lead time. An investor buying here should read the Addison Reserve declaration’s leasing article before closing, because the minimum term decides whether the house works as a winter rental or only as an annual one.
Addison Reserve’s pet rules are not published. The club tells owners that pet questions are answered “within the association documents,” meaning both Glen Eagle’s master declaration and Addison Reserve’s own declaration, and we found no published limit on number, weight or breed for either.
The club’s packet puts it this way: “The most common questions that owners have about rules concern pets, changes to landscaping and vehicles. The answer lies within the association documents. Check both the Master Association documents and your neighborhood community association documents.” In a single-family neighborhood with fenced or screened yards, pets are common; the rules that matter to a buyer with a large dog are the leash rules on common property and any fence standard in the Addison Reserve declaration. Ask for both before an offer.
Every Addison Reserve home lot has its center in FEMA flood Zone X on the effective flood map, the ground at the homes sits about 11.5 to 12 feet above sea level, and FEMA has issued letters removing five Addison Reserve homes from the high-risk area. Fifteen lake-side lots still have part of the lot in Zone AE.
We intersected FEMA’s National Flood Hazard Layer with the Collier County parcel outline of all 110 Addison Reserve home lots on September 26, 2026. The result: 101 lots sit at their center in Zone X, area of minimal flood hazard, and 9 in the shaded Zone X, the 0.2% annual chance area. None has its center in a special flood hazard area. Fifteen lots, all backing onto water or golf low ground, have part of the lot inside a Zone AE edge, from under 1% to 29% of the lot’s area. That is a GIS measurement, not a FEMA determination: whether a lender requires flood insurance depends on where the house itself sits, which an elevation certificate or a FEMA letter settles.
FEMA’s letters of map amendment layer lists five Addison Reserve determinations, each ruling “structure removed from the special flood hazard area, property partially inundated”: Lot 31 (August 23, 2012), Lot 62 (October 4, 2012), Lot 15 (December 3, 2012), Lot 23 (August 20, 2013) and Lot 27 (October 15, 2013). Most followed the county’s May 2012 flood map. FEMA’s revalidation key treats letters with no revalidation status as still valid, while advising owners to confirm on FEMA’s Map Service Center. If you own one of those lots, give the letter to your buyer’s lender at contract.
The effective map panel is 12021C0413J, effective February 8, 2024. FEMA issued preliminary panel 12021C0413K on March 20, 2025, and the county opened the appeal period on August 19, 2026, targeting effectiveness in summer 2027, per Collier County’s August 2026 release. Our two test points on Glen Eagle Circle are Zone X on both maps.
USGS lidar from the 3D Elevation Program puts the ground at 11.5 and 12.0 feet (NAVD88) at two points on Glen Eagle Circle, against community base flood elevations of 9.5 to 10.0 feet on the effective map. Addison Reserve is in Collier County evacuation Zone C and the Category 3 storm-surge zone on the state’s Know Your Zone map, a zone Collier County typically orders out only after the coastal Zones A and B.
In Hurricane Ian (2022) the National Hurricane Center’s Ian report puts peak water in Naples Bay at about 7.1 feet, several feet below Addison Reserve’s ground. We found no Glen Eagle-specific damage report for Irma, Ian, Helene or Milton in the NHC’s Irma report, the National Weather Service Miami Ian summary, the Helene report or the Milton report; our reading of the elevations is that storm surge did not reach the community.
Addison Reserve sits in the wind-borne debris region with a design wind speed of about 164 mph on the Florida Geographic Data Library’s wind-speed data. Homes permitted after March 1, 2002 were built to the statewide Florida Building Code; earlier homes to the local code. Because the neighborhood straddles that date, the wind-mitigation inspection (roof deck attachment, roof-to-wall connection, secondary water resistance, opening protection) is the single most useful document for pricing insurance on a specific Addison Reserve house.
FEMA’s OpenFEMA policy data for the census tract that holds Addison Reserve show a median flood policy cost of $1,082 for 2024 to mid-2026, and 17 flood claims totaling about $13,100 paid from 1992 to 2022 across the whole tract. Collier County reports a Community Rating System class 5, a 25% discount on flood premiums, in its 2026 flood protection newsletter, while FEMA’s policy data show class 6 (20%); the discount on your own quote is the one that counts. Single-family homeowners insured by Citizens must carry flood coverage by January 1, 2027 regardless of zone, per Citizens’ flood coverage rules. Under Risk Rating 2.0, a Zone X home’s flood premium is priced on the home’s own features, not the zone alone. Selling? Have your FEMA letter or elevation certificate ready and get a free Addison Reserve home valuation, or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples; we pull the lot’s flood position before you offer.
Collier County Public Schools assigns every Addison Reserve address on Glen Eagle Circle to Calusa Park Elementary, East Naples Middle and Lely High. On the district’s 2026 grades, Calusa Park and East Naples Middle earned an A and Lely High a B.
School | Grades | 2026 grade | Enrollment (NCES 2024-25) |
|---|---|---|---|
K to 5 | A (A every year 2022 to 2026) | 670 | |
6 to 8 | A | 875 | |
9 to 12 | B (A in 2025) | 1,475 |
Assignments are from the district’s school zone lookup run for Glen Eagle Circle; grades are from the district’s 2026 Accountability Brief, dated July 1, 2026; enrollments from NCES for Calusa Park, East Naples Middle and Lely High. Private options nearby include Seacrest Country Day School at Glen Eagle’s Davis Boulevard entrance, St. John Neumann Catholic High School and Community School of Naples. Lorenzo Walker Technical College and the Florida SouthWestern State College Collier campus are within about five miles of Glen Eagle.
Addison Reserve is zoned residential inside the Bretonne Park planned unit development, which fixes Glen Eagle’s homes and golf course. The nearest change is the proposed Vitano development about half a mile from Glen Eagle at Davis and Santa Barbara Boulevards, with 622 homes and a Whole Foods Market.
Glen Eagle is the Bretonne Park PUD, created by Ordinance 87-15 and last amended in 2001, per the county’s list of PUD ordinances and the zoning layer. Converting the golf course to anything else would take a PUD amendment plus the county’s golf-course conversion process under Land Development Code section 5.05.15, which requires notice to owners within 1,000 feet and a 35% greenway minimum. We found no proposal to do so from 2023 to 2026. North of Addison Reserve, across Radio Road, is the established Berkshire Lakes neighborhood; the homes directly east, on Saint James Way, are outside Glen Eagle.
Collier County’s meeting notice for Vitano and reporting by Gulfshore Business in September 2026 describe 622 homes and about 32,000 square feet for Whole Foods on 82 acres at the southeast corner of Davis and Santa Barbara Boulevards, with a developer target of 2027. The FDOT rebuild of the I-75 and Collier Boulevard interchange (Exit 101), about $97 million, is due for completion at the end of 2026 on the FDOT project page. Six-laning Davis Boulevard is a top need in the Collier MPO 2050 Long Range Transportation Plan but is not funded.
Permits for an Addison Reserve home (roof, pool, pool cage, windows, additions) are on the county’s permit system by address. We pull the roof permit and date on every Addison Reserve listing, because a roof installed in 2000 to 2003 and never replaced is well past the age at which many Florida insurers ask for replacement, and a replaced roof with a permit is worth money at the negotiating table. Florida’s section 627.7011(5) bars an insurer from refusing or cancelling a residential policy solely because a roof is under 15 years old.
Daily life in Addison Reserve runs through Glen Eagle’s gate on Glen Eagle Boulevard: Publix on Radio Road and on Davis Boulevard within a few minutes, downtown Naples about 11 minutes, I-75 about 8 minutes, and the county’s curbside trash service billed on the property tax bill.
Need | Answer | Source |
|---|---|---|
Gate | staffed gatehouse at the Davis Boulevard entrance; second entrance reaches Radio Road, hours not published | club packet |
Trash and recycling | Collier County curbside service, $261.91 on 2025 single-family tax bills | Collier County Tax Collector |
Water and sewer | Collier County Water-Sewer District | county |
Groceries | Publix at Berkshire Commons, 7101 Radio Rd and Publix at Kings Lake Square, 4860 Davis Blvd | Publix |
Hospital | NCH Baker Hospital, about 5.8 miles | NCH |
Urgent care | NCH Immediate Care, Southeast, about 8 miles | NCH |
Airports | Naples Airport about 3.7 miles; Southwest Florida International about 30 miles | airports |
Parks | Collier Parks | |
Beaches | county residents can get a free beach parking permit | Collier Parks |
Distances are road miles from Glen Eagle Boulevard that we measured for our Glen Eagle guide; Addison Reserve is at the Radio Road end of the boulevard, which shortens trips north on Radio Road and to Airport-Pulling Road.
The club’s rules keep the roads clear at night (no parking on community roads from 10 p.m. to 6 a.m.), so overnight guests park in the driveway or garage. The clubhouse is a short drive south down Glen Eagle Boulevard from Glen Eagle Circle.
Addison Reserve is the entry point to single-family living in Glen Eagle: over five years its median MLS sale of $575,000 sits below Oxford Village ($650,500), Montclair Park North ($655,000) and Lago Villaggio ($725,750), while its price per square foot runs level with Lago Villaggio’s.
Neighborhood | Homes | Built (county roll) | Golf / social memberships | MLS closings, 5 years | Median sale, 5 years | Average price per sq ft, 5 years | Average sale to list, 5 years |
|---|---|---|---|---|---|---|---|
Addison Reserve | 110 | 2000 to 2003 | 46 / 64 | 26 | $575,000 | $326 | 98.3% |
105 | 2002 to 2006 | 47 / 58 | 28 | $725,750 | $325 | 96.6% | |
36 | 1998 to 2001 | 27 / 9 | 9 | $650,500 | $352 | 98.5% | |
Montclair Park North (Provincetown Dr) | part of 79 Fairway Estate Homes | 1992 to 2003 | all golf | 12 | $655,000 | $314 | 97.8% |
Yardstick: Southwest Florida MLS closings, five years to September 26, 2026, excluding records entered after unlisted sales; price per square foot and sale to list are the average of each sale’s own ratio. Membership splits are from Exhibit D of the master declaration; homes and years from the Collier County roll. Montclair Park North is the Provincetown Drive part of the Montclair Park Fairway Estate Homes association.
Oxford Village, just across Glen Eagle Boulevard on Harvard Lane and Harvard Court, is the closest match: 36 single-family homes of similar living area (a 1,738-square-foot median on its closings), built slightly earlier, with three golf homes for every social one. It trades higher per square foot ($352 average) and has far fewer sales, nine in five years, so a buyer who wants that street waits for a listing. Addison Reserve offers three times the homes and a steadier supply.
Addison Reserve and Lago Villaggio are Glen Eagle’s two large single-family neighborhoods. Addison Reserve is one-story homes of about 1,730 square feet at a $582,500 median over 24 months; Lago Villaggio is larger homes of about 2,310 square feet at $665,000, and newer, built through 2006.
Question | Addison Reserve | Lago Villaggio |
|---|---|---|
Homes | 110, one loop street (Glen Eagle Circle) | 105, Lago Villaggio Way |
Built (county roll) | 2000 to 2003 | 2002 to 2006 |
Typical size (median MLS living area, 24 months) | 1,723 sq ft | 2,309 sq ft |
Median sale, 24 months (MLS) | $582,500 (11 sales) | $665,000 (11 sales) |
Median days on market, 24 months | 65 | 125 |
Average sale to list, 24 months | 96.5% | 95.8% |
Average price per sq ft, 24 months | $333 | $311 |
Golf / social memberships | 46 / 64 | 47 / 58 |
Zoning | Bretonne Park PUD (Section 5) | separate Whittenberg Estates PUD, Ordinance 2000-07 (Section 6) |
Property tax, 2025 | 10.6058 mills (includes the Radio Road MSTU) | 10.5058 mills |
Neighborhood manager | Resort Management | Anchor Associates |
FEMA letters removing homes from the high-risk area | 5 | 11 |
Sources: Southwest Florida MLS, pulled September 26, 2026; Collier County roll; Exhibit D of the master declaration; Collier County Tax Collector 2025 bills; the club’s 2026 packet; FEMA’s letters of map amendment layer.
You want a one-story house at the lowest entry price for a detached Glen Eagle home, a quicker sale history (a 65-day median against 125 over 24 months), a private pool on a compact lot, and you are content with a social membership or willing to wait for one of the 46 golf homes.
You need more room (Lago Villaggio’s homes run about 600 square feet larger on the median sale, and an owner posting on the club’s rental board describes a two-story, five-bedroom home there), a slightly newer build under the Florida Building Code, and you will pay about $80,000 more on the median for it. Its lower price per square foot means more house per dollar, and its longer selling times mean more room to negotiate. Read our Lago Villaggio guide for its street-level detail.
Over the last 24 months, Addison Reserve homes sold for an average $333 per square foot of living area against Lago Villaggio’s $311, and in a median 65 days against 125. Per square foot, Addison Reserve is the pricier of the two; per house, it is about $80,000 less. Selling? Get a free Addison Reserve home valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Addison Reserve’s strengths are a detached one-story home with a private pool on many lots, inside a gated, owner-owned golf club, at the lowest single-family price in Glen Eagle. Its weaknesses are the social-heavy membership mix, compact lots, a neighborhood fee that is not published, and homes now more than twenty years old.
On Addison Reserve showings, the same four questions come up before a buyer asks about the kitchen: is this a golf home or a social one, what does the neighborhood association charge on top of the club, how old is the roof, and does the lot touch the flood zone. Those four decide the offer.
As Top 1% Real Estate Agents Nationally Since 2008, we prepare for them the same way on every Addison Reserve listing. We confirm the lot’s membership designation in the recorded exhibit, request the association’s budget and estoppel through the owner, pull the roof and pool-cage permits, and check the lot against FEMA’s map and letters. We tracked all 26 Addison Reserve closings of the last five years for this guide, and the pattern is plain: the homes that sold fastest in 2025 and 2026 were priced to the last sale of the same size and row, and the ones that sat were priced to 2022.
If you’re searching for an Addison Reserve listing agent, or thinking, ‘I need someone to sell my Addison Reserve home…’, McGreevy and Comisar are the team to call. We price an Addison Reserve home by size, row and membership, document it before the first showing, and market it to the seasonal and year-round buyers who own Glen Eagle Circle today.
Why sellers list with McGreevy and Comisar:
Recent Addison Reserve sold-listing statistics: In the last 12 months Addison Reserve has seen 6 resales in the Southwest Florida MLS; over 24 months, 11 resales for $6,573,925 in total volume, at a median 65 days on market and an average 96.5% of list price; the median sale was $582,500 and the top sale $775,000. The MLS pull did not record the listing office on each sale, so we do not state how many we represented on the seller side; in the last 12 months we tracked every Addison Reserve closing and listing by size, row and membership for this guide.
Selling an Addison Reserve home is selling a membership as much as a house. Five things decide the result:
Your Addison Reserve home’s value starts with size and row: over 24 months, 1,700-square-foot homes closed around $550,000 to $590,000 and 2,037-square-foot homes at $700,000 and $775,000. Then it adjusts for membership, pool, roof and updates. Get a free Addison Reserve home valuation and we will price it against the actual Addison Reserve sales of the last two years.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
The median Addison Reserve sale in the last 24 months took 65 days on market in the Southwest Florida MLS, and three of the 11 took more than 120 days. The quickest three, at 19, 25 and 28 days, still closed at 93.3% to 96.8% of list: fast sales here are priced to negotiate, not to a bidding war. A home listed today competes with two active listings at $515,000 and $559,000.
The MLS does not record the membership class, so there is no clean public comparison, and we do not publish one. What the fee schedule does show is that a golf home costs its owner $2,629 more a year in 2026 dues and its buyer $1,000 more in capital contribution; a golfer pays for that, a non-golfer does not. We confirm the designation of every comparable we use.
Your buyer needs approval. The club says each neighborhood has its own paperwork and background-check requirements for new owners, and after the Addison Reserve association approves, the file goes to the master association. Build that time into the closing date.
Not always, but know its age and permit. An original 2000 to 2003 roof will be the first thing a buyer’s insurer asks about. Sometimes a price credit is cheaper than a replacement; sometimes a new roof with a permit is what gets the loan approved. We run both numbers with you before listing.
Most Glen Eagle buyers are seasonal, so a listing from late fall through winter meets the most buyers. Over five years, not one Addison Reserve MLS closing fell in August or September; a summer listing reaches fewer buyers but also competes with fewer homes.
Addison Reserve owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not with a call center. Between them they bring more than twenty years of Southwest Florida transactions, and they read the Glen Eagle declaration, the club’s fee schedule, the county’s lot map and every recent Addison Reserve sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004 and the team launched in October 2008. Read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. The credentials:
McGreevy and Comisar is a top-reviewed Addison Reserve realtor on Google, and the quotes below are genuine five-star client reviews in the reviewers’ own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “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
★★★★★ “After working with Jesse and his team at Domain, my wife and I would never use another realtor for any buying or selling here in Florida! We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn’t recommend more.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
Selling an Addison Reserve home? Get a free Addison Reserve home valuation, or call Jesse direct at (239) 898-6072.
Buying in Addison Reserve? Call Marc at (239) 287-5873, or read how we represent buyers in Naples.
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).
Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the community around Addison Reserve, see our Glen Eagle guide and our Naples guide.
Addison Reserve buyers ask the same questions in the same order: where it is, what the homes are, what they cost to buy and to own, which membership they carry, and what the flood map, schools and rules say. Each answer below is short and sourced in the sections above.
Addison Reserve is the single-family neighborhood on Glen Eagle Circle inside Glen Eagle Golf & Country Club in East Naples, ZIP 34104, Collier County. It sits on Glen Eagle’s north edge, entered from Glen Eagle Boulevard near Radio Road.
No. Addison Reserve Country Club is an unrelated community in Delray Beach on Florida’s east coast. Addison Reserve in Naples is 110 homes inside Glen Eagle Golf & Country Club.
There are 110 single-family homes, per the Collier County roll and the club’s recorded membership exhibit.
From 2000 to 2003, with a median year of 2002, per the county roll.
The homes that closed in the MLS over five years ranged from about 1,560 to 2,120 square feet of living area, a median of about 1,730.
Two or three bedrooms, several with a den, and two full baths. Of 26 closings in five years, 16 were three-bedroom homes.
Yes. The county roll’s ground-floor base area (median 1,756 square feet) matches the MLS living area (median 1,731), which is what one-story homes look like; every one of the 26 closings in five years was a two-bath plan.
Many do: the federal aerial shows private screened pools behind many homes. There is no neighborhood pool; the club’s heated pool is the shared one.
The county parcel map puts the home lots at 0.10 to 0.29 acre, with a median of 0.14 acre, about 6,100 square feet.
The south row backs onto golf holes and lakes. The north row backs onto the landscaped buffer along Radio Road, and the two middle rows back onto each other.
Over the last 24 months, 11 homes closed at a $582,500 median, from $447,425 to $775,000. Two were active on September 26, 2026 at $515,000 and $559,000.
An average $333 per square foot of living area over 24 months (median $320), and $326 over five years.
Prices eased in 2026: the five 2026 closings had a $550,000 median against $582,500 in 2025, and sales now take longer and close below list. One year and five sales is a thin sample, so we price each home against its own size and row.
A median 65 days on market over the last 24 months, against 32.5 days over five years.
Every Addison Reserve home carries a mandatory club membership, but only 46 of the 110 are golf memberships. The other 64 are social memberships with limited, fee-based golf.
No. The club states you cannot change to a golf membership if the home is deeded as a social membership, and golf memberships cannot be bought separately.
In 2026, $8,031 a year for a golf home and $5,402 for a social home, plus a $600 food and beverage minimum.
The Addison Reserve Homeowners Association does not publish its assessment. It is on the association’s budget and the estoppel certificate, issued through Resort Management.
A capital contribution of $9,000 (golf) or $8,000 (social), plus a transfer fee of $425 or $350, per the club’s 2026 packet and the master declaration.
No. The county’s district map and the state’s special district list show no community development district over Glen Eagle.
Resort Management, (239) 649-5526, per the club’s 2026 packet.
Yes, through Glen Eagle’s gate. The main staffed gatehouse is on Glen Eagle Boulevard at Davis Boulevard. Addison Reserve has no separate neighborhood gate.
No. There is no age restriction in the master declaration or the club’s packet, and the homes are assigned to public schools.
Yes, under the Addison Reserve association’s lease rules, but short-term rentals such as Airbnb are banned in Glen Eagle, and lease paperwork is due 60 days before a lease starts.
It is set in the Addison Reserve declaration and bylaws and is not published; ask for the leasing article before you buy.
Pet rules are in the master and neighborhood documents; neither publishes a limit on number, weight or breed. Ask for both before an offer.
Every home lot is centered in Zone X on FEMA’s effective map. Fifteen lake-side lots have part of the lot in Zone AE.
A lender usually does not require it in Zone X, but a lake-side lot touching Zone AE may need a FEMA letter or an elevation certificate, and Citizens requires flood coverage on its single-family policies by January 1, 2027.
Zone C, and the Category 3 storm-surge zone, on the state’s Know Your Zone map.
We found no Glen Eagle-specific damage report. Ian’s peak water in Naples Bay was about 7.1 feet, several feet below Addison Reserve’s ground of 11.5 to 12 feet.
Calusa Park Elementary (A), East Naples Middle (A) and Lely High (B), per the district’s address lookup and 2026 grades.
Only with architectural review approval under section 8.1 of the master declaration, and within any standard in the Addison Reserve declaration.
No. The master declaration requires pickups, boats, trailers and campers to be kept inside a garage; SUVs are exempt.
Addison Reserve costs less per house ($582,500 median over 24 months) and has sold faster; Lago Villaggio has larger, newer homes ($665,000) and costs less per square foot. The comparison table above sets them side by side.
It has held value: a $575,000 five-year median and a steady 4 to 6 sales in most years. Returns depend on buying at the right price for size and row, and on the membership class.
Call Marc at (239) 287-5873 or read how we represent buyers in Naples. We will confirm the membership, the association fee and the flood position of any home before you write an offer.
Addison Reserve sellers ask about price, timing, the club’s charges, the two associations, the roof and the flood map. Each answer below comes from the last five years of Addison Reserve sales, the club’s 2026 fee schedule and the recorded documents, and each is specific to Glen Eagle Circle.
Start with size and row: over 24 months, homes of about 1,700 square feet closed around $550,000 to $590,000 and 2,037-square-foot homes at $700,000 and $775,000. Get a free Addison Reserve home valuation for your address.
Six closed in the MLS in the 12 months to September 26, 2026, from $447,425 to $700,000; eleven over 24 months.
$582,500 over the last 24 months (11 sales) and $575,000 over five years (26 sales), in the Southwest Florida MLS.
Over 24 months the average sale closed at 96.5% of list, against 98.3% over five years, because buyers have more time and more choice than in 2021 and 2022. Pricing to the last sale of the same size and row closes the gap.
A median 65 days over 24 months. Three of the 11 took more than 120 days; the quickest took 19 days.
Prices are close to their 2022 to 2025 level, with a $550,000 median in 2026, and only two competing listings were active on September 26, 2026. Low competing inventory favors a well-priced seller.
For a golfer, yes; for a non-golfer it is $2,629 a year of extra dues. The MLS does not record the class, so we check the recorded exhibit for every comparable and price your home against its own class.
Exhibit D of the master declaration, “Designation of Membership,” assigns each home. The club’s estoppel certificate also states it. We confirm it before listing.
The buyer pays it at closing under Article 11.12(B) of the master declaration: $9,000 for a golf home and $8,000 for a social home in 2026.
The club’s 2026 packet lists a $425 (golf) or $350 (social) transfer fee “at sale.” Who pays is set by your contract; we negotiate it with the rest of the closing costs.
Two: one from Addison Reserve Homeowners Association and one from the club, which charges $299, or $399 if needed within five business days.
Florida’s section 720.30851 sets the rules and fee limits for homeowners’ association estoppels; the contract decides which party pays. In Florida sales contracts the seller commonly orders them.
Your buyer needs neighborhood and master association approval: the club says each community has paperwork and background-check requirements for new owners, and the file goes to the master association after the neighborhood approves.
The associations do not publish a timeline. We start the application as soon as the contract is signed so approval never holds up closing.
No. Glen Eagle’s governing documents do not permit for-sale signs. A company sign may stand on a single-family lot only during a registered open house.
Yes, on Saturday or Sunday between noon and 4 p.m., registered with the club’s administration office by 3 p.m. on the Thursday before, using only the club’s standard 12-by-18-inch sign.
Know its age and permit first. An original 2000 to 2003 roof is the first thing a buyer’s insurer asks about; we price both a replacement and a credit with you.
The items that move Addison Reserve prices are roof, air conditioning, windows or shutters, the pool and cage, and the kitchen. The March 2025 sale at $455 a square foot, the highest of the last two years, shows how far above the $320 median the right home can reach.
Many Glen Eagle buyers are seasonal and value a furnished home. Price furniture separately in the contract so the appraisal reflects the real estate price.
Every Addison Reserve lot is centered in Zone X. If your lot is one of the 15 lake-side lots touching Zone AE, have the FEMA letter or an elevation certificate ready so the buyer’s lender does not stall.
Florida’s section 689.302 requires sellers of residential property to disclose known flood damage, flood insurance claims and federal flood assistance on a form at or before contract. We give you the form at listing.
It is not required, but a current wind-mitigation inspection lowers the buyer’s insurance quote and shortens their decision. On homes built 2000 to 2003 it is worth ordering before listing.
Yes, subject to the lease. Showings need the tenant’s cooperation, and a buyer who wants the home for the coming season will price in the lease end date.
Yes, but Airbnb-style short-term rentals are banned in Glen Eagle, and the Addison Reserve documents set the minimum lease term. Investors should read them before offering.
FEMA’s preliminary map keeps both of our Glen Eagle Circle test points in Zone X; the county targets summer 2027 for it to take effect. Nothing in it should hurt an Addison Reserve sale.
Late fall through winter, when seasonal buyers are in Naples. Over five years no Addison Reserve MLS closing fell in August or September.
Golf dues rose 19% from 2025 to 2026. Buyers compare total monthly cost, so we show them the full bill, club plus association, next to the price.
Yes. The estoppel certificates list any assessment adopted or pending, and Florida’s section 720.401 disclosure summary governs what a buyer must receive. Disclose early rather than lose the buyer at closing.
Commission, Florida documentary stamp tax on the deed at $0.70 per $100 under Chapter 201, title and closing charges, the estoppel fees, and any repairs or credits you agree to. On a $582,500 sale the stamp tax is $4,077.50.
If it has been your main home for two of the last five years, the IRS home sale exclusion shields up to $250,000 of gain ($500,000 for a married couple filing jointly). Ask your tax adviser about your case.
Professional photography, video and drone, the qualified-buyer database, targeted seasonal-buyer marketing, and the file of membership, fees, roof and flood facts that lets an out-of-town buyer decide without a second trip.
We are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and we price Addison Reserve homes from the street’s own sales by size, row and membership. Call Jesse direct at (239) 898-6072.
Every fact on this Addison Reserve page traces to a primary or authoritative source: Collier County government records and the county property appraiser’s published tax roll and parcel map, the Glen Eagle Golf & Country Club’s own published documents, Florida state agencies and statutes, FEMA, NOAA, USGS, the school district and news reporting. Market figures are Southwest Florida MLS closings, cited as plain text and never linked. No realtor or listing-portal site is cited.
These are the primary documents behind this Addison Reserve page, each linked to the official source that publishes it. The Addison Reserve association’s budget, declaration and member records are private to owners and are not linked here.
Market data from Southwest Florida MLS, pulled September 2026.McGreevy and Comisar, Best Realtor for Addison Reserve. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
