Brittany Place is 102 paired villas of 1,556 to 1,889 square feet on seven courts inside Glen Eagle, each on its own platted lot under a homeowners association, with a Golf or Social club membership. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Brittany Place owners call first when they are ready to sell, and the team buyers call when they want the record before they tour: what a Brittany Place villa actually is under the recorded documents, who owns and pays for the shared roof, what the leasing and pet rules say today, and what every villa on the seven courts has sold for over the last five years. Brittany Place is a 102-villa attached-home neighborhood inside the Glen Eagle Golf & Country Club community in Naples, Florida. Its 102 villas sit on their own platted lots, each paired with one neighbor under a single roof, on seven quiet cul-de-sac courts along the community’s eastern edge.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. This page is built from the recorded Declaration of Covenants, Conditions and Restrictions for Brittany Place (Official Records Book 2491, Page 2188, December 15, 1998) and every amendment recorded against it through the January 2023 update, the two Brittany Place plats of 1998, the developer’s notices of commencement for each pair of villas, FEMA’s Letters of Map Amendment for Brittany Place lots, Collier County’s site-address and tax records, the Glen Eagle club’s 2026 Realtor’s Packet, and every Brittany Place 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.
If you own a Brittany Place villa and are weighing a sale, start with the market snapshot and the seller section. If you are buying, the court-by-court, rule-by-rule detail below will tell you whether Brittany Place fits before you drive through the Glen Eagle gate.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Brittany Place 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 a Brittany Place market read built on all 20 closings of the last five years and on every recorded Brittany Place covenant.
If you’re searching for the best realtor for Brittany Place in Glen Eagle, Naples, whether you’re ready to sell your Brittany Place 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 Brittany Place track record (last 12 months): In the last 12 months Brittany Place has seen 6 resales in the Southwest Florida MLS (closings dated September 26, 2025 to September 26, 2026, pulled September 26, 2026), totaling $2,935,000 and ranging from $405,000 to $535,000. The highest-priced Brittany Place sale in that window was $535,000, a two-bedroom plus den villa of 1,670 square feet on Athol Way that closed on May 1, 2026. Because six sales are too few for an honest median, we list all six in the market snapshot below. Measured over the last 36 months, the first window with at least ten closings, Brittany Place recorded 15 sales at a $530,000 median and an average sale-to-list ratio of 96.8%. The MLS pull behind this page recorded prices, dates and days on market, not the listing office on each closing, so we do not state a represented-sale count for Brittany Place here; ask us and we will walk you through every closing one by one.
For Brittany Place 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 Brittany Place we also build the paperwork file before the first showing: the association’s approval timeline (the 2023 declaration asks for written notice at least 30 days before closing), the club and neighborhood estoppel certificates, the age and history of the roof you share with your neighbor, the FEMA letter if your lot has one, and whether your villa carries a Golf or a Social membership. In a market where the last 12 months of Brittany Place sales closed below the 2024 price level, the seller who answers those questions before the buyer’s lender and insurer ask them is the seller who keeps the buyer.
For Brittany Place buyers: the first question here is not the view, it is the roof, because since 2010 each owner pays for the roof over his own villa and garage, and the 2023 declaration requires the two owners under one roof to replace it together. The second is the floor plan, because Brittany Place villas come in four recurring sizes from 1,556 to 1,889 square feet, and the smallest plan has not always sold for the least. The third is the membership, because 65 villas carry Golf memberships and 37 carry Social memberships under the club’s recorded exhibit, and one cannot be converted into the other. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Brittany Place address; we answer them below.
Honors and recognition:
Selling your Brittany Place home? Get a free Brittany Place home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Brittany Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.
Brittany Place at a glance: 102 attached villas on individually platted lots, built 1998 to 2002 on seven courts at the eastern edge of Glen Eagle, governed by a homeowners’ association rather than a condominium, with a mandatory Glen Eagle club membership on every villa. Each figure below is sourced in the section that proves it.
Living in Brittany Place means a paired villa on your own lot at the end of a short cul-de-sac, the association mowing the lawn and painting the walls, a screened lanai and in many cases a private pool out back, and the full Glen Eagle club, from 18 holes of golf to tennis and dining, attached to the home through the recorded membership.
Brittany Place is one of the fifteen neighborhoods the Glen Eagle Golf & Country Club lists in its 2026 Realtor’s Packet, and with 102 homes it is the larger of Glen Eagle’s two attached-villa neighborhoods; the other is Montclair Park Villas at Glen Eagle, compared side by side below. What follows is the day-to-day picture, drawn from the recorded documents and county records.
Brittany Place is a neighborhood of 102 attached villas. The developer’s 1998 declaration describes “a Neighborhood of one-hundred-two (102) residential Villas, grouped in clusters of attached residences,” and section 2 of the same document says the land was subdivided “into Lots intended for ‘zero lot line’ cluster housing.” Each villa sits on its own platted lot, which the owner holds in fee simple, and the lot line runs along the shared wall. That is the legal difference between Brittany Place and the condominiums elsewhere in Glen Eagle: there are no common elements owned in undivided shares, and the recorded declaration says the association “has no Neighborhood Common Areas” as of the 2023 update.
Collier County’s site-address points place all 102 Brittany Place villas on seven streets, each a short dead-end court off the neighborhood’s access road:
Street | Villas | Plat |
|---|---|---|
Grafton Court | 16 | Phase 1 |
Eastham Court | 16 | Phase 1 |
Fairhaven Court | 16 | Phase 2 |
Dorchester Court | 16 | Phase 2 |
Chelmsford Court | 14 | Phase 2 |
Barnstable Court | 12 | Phase 2 |
Athol Way | 12 | Phase 2 |
Total | 102 | 32 + 70 |
Grafton Court is the northernmost court and Athol Way the southernmost; from one end of the neighborhood to the other is roughly 760 meters, or just under half a mile. The counts come from the county’s address layer read on September 26, 2026, and they sum to the 102 lots named in the declaration and to the 102 residential parcels on the county roll.
Brittany Place forms part of Glen Eagle’s eastern edge. On the USDA aerial photograph used at the top of this page, the courts run as a single north-south column: Glenmoor Greens II’s condominium buildings lie to the west across the neighborhood road, and to the east, behind a planted buffer, are the homes of Countryside at Berkshire Lakes, a separate community outside the Glen Eagle gates. The club’s staffed entrance on Glen Eagle Boulevard at Davis Boulevard is at the south end of the community.
Brittany Place leans toward full-time owners more than most of Glen Eagle. On the 2026 preliminary tax roll, 66 of the 102 villas (65%) carry a Florida homestead exemption, which means the owner has declared the villa as a permanent residence, compared with 534 of 1,234 homes (43%) across Glen Eagle as a whole, per the Collier County property appraiser’s published roll as summarized on our Glen Eagle guide. The remaining 36 villas are second homes, seasonal residences or rentals. That mix matters to a seller, because a buyer touring in July is often a full-time buyer, and to a buyer, because the neighborhood is not empty in summer.
A Brittany Place morning looks like a small street more than a condominium complex: your own driveway and garage, a mailbox the association maintains, a lawn and sprinkler system the association mows and repairs as a common expense under section 7.2(A) of the declaration, and a lanai at the back of the villa. The clubhouse is on Glen Eagle Boulevard, and the club’s tennis courts, heated pool, fitness center and dining room are the neighborhood’s amenities; there is no separate Brittany Place pool or clubhouse. Services arrive through the Glen Eagle gate, and the master association’s vehicle rules apply on every court.
Brittany Place villas have sold for $405,000 to $615,000 over the last five years. In the 36 months to September 26, 2026, the first window with at least ten closings, 15 Brittany Place villas sold at a $530,000 median and an average of 96.8% of the final list price, per the Southwest Florida MLS.
Data updated: September 2026
We tracked every one of the 20 Brittany Place closings in the Southwest Florida MLS over the last five years, pulled on September 26, 2026, with Development Name GLEN EAGLE and the Brittany Place subdivision name. Medians are the middle sale; with an even count we average the middle pair and say so. Sale-to-list ratios are the average of each sale’s own ratio of closed price to final list price. One further closing, a $600,000 sale on Chelmsford Court entered after the fact on August 11, 2026 and never marketed through the MLS, is excluded from every figure.
Six Brittany Place villas closed between September 26, 2025 and September 26, 2026. Six is under our ten-sale floor for a median, so here is every sale:
Closed | Street | Beds and baths | Living area | Final list | Sold | Days on market | Sold to list |
|---|---|---|---|---|---|---|---|
September 26, 2025 | Fairhaven Court | 2 + den, 2 baths | 1,556 sq ft | $545,000 | $520,000 | 76 | 95.4% |
October 6, 2025 | Dorchester Court | 3 beds, 2 baths | 1,857 sq ft | $524,900 | $495,000 | 161 | 94.3% |
April 23, 2026 | Grafton Court | 3 beds, 2 baths | 1,857 sq ft | $439,500 | $405,000 | 196 | 92.2% |
May 1, 2026 | Athol Way | 2 + den, 2 baths | 1,670 sq ft | $549,900 | $535,000 | 11 | 97.3% |
June 12, 2026 | Athol Way | 2 + den, 2 baths | 1,556 sq ft | $499,900 | $475,000 | 388 | 95.0% |
June 30, 2026 | Barnstable Court | 2 + den, 2 baths | 1,857 sq ft | $535,000 | $505,000 | 54 | 94.4% |
Together the six sales total $2,935,000. The average sale-to-list ratio was 94.8%, none closed at or above the final list price, and the median time on market was 118.5 days (the average of the middle pair, 76 and 161 days). The one quick sale, 11 days on Athol Way, was also the highest price of the year.
The 12-month and 24-month windows hold 6 and 9 closings, both under ten, so the headline figures come from the 36 months from September 27, 2023 to September 26, 2026:
Measure (36 months, Southwest Florida MLS) | Brittany Place |
|---|---|
Closed sales | 15 |
Median sold price | $530,000 (an observed sale; 15 is odd) |
Price range | $405,000 to $615,000 |
Total volume | $7,930,000 |
Median days on market | 49 |
Average sale-to-list ratio | 96.8% |
Sales at or above final list price | 4 of 15 |
Average price per square foot of living area | $316 |
Calendar year | Closings | Median or listed prices |
|---|---|---|
2021 (from September 27) | 0 | none |
2022 | 3 | $510,000, $540,000, $575,000 |
2023 | 2 | $498,000 and $551,000 |
2024 | 7 | median $565,000 ($480,000 to $615,000) |
2025 | 4 | $495,000, $520,000, $520,000, $610,000 |
2026 to September 26 | 4 | $405,000, $475,000, $505,000, $535,000 |
2024 and early 2025 were the high-water mark: seven closings in 2024, and the two top prices of the period, $615,000 on Eastham Court in December 2024 and $610,000 on Chelmsford Court in April 2025. The 2026 closings have come in lower and taken longer. Over all five years the 20 closings total $10,604,000, the median is $532,500 (the average of the middle pair, $530,000 and $535,000), the median time on market was 21.5 days, the average sale-to-list ratio was 96.9%, and 6 of 20 closed at or above list.
Living area (MLS) | Five-year closings | Price range | Median |
|---|---|---|---|
1,556 sq ft (2 + den) | 7 | $475,000 to $615,000 | $565,000 |
1,670 sq ft (2 + den) | 4 | $535,000 to $575,000 | $537,500 (average of the middle pair) |
1,832 to 1,857 sq ft (2 + den or 3 beds) | 8 | $405,000 to $610,000 | $512,500 (average of the middle pair) |
1,889 sq ft (2 + den) | 1 | $510,000 | one sale, no median |
The pattern is counterintuitive and worth a seller’s attention: the smallest plan has the highest five-year median. The groups are small and the sales are spread over five years, so we read this as evidence that condition, updates, the lanai and pool, and the position on the court move Brittany Place prices more than a few hundred square feet do, not as a rule that smaller villas are worth more.
One Brittany Place villa was listed for sale on the pull date: a two-bedroom plus den villa of 1,832 square feet on Chelmsford Court at $449,900, five days on the market. No villa was pending. With one listing against 102 villas, a Brittany Place seller in the fall of 2026 faces very little direct competition inside the neighborhood, and the closest substitutes are the attached villas of Montclair Park Villas and the Glen Eagle condominiums.
Collier County’s recorded qualified sales tell the same story with one addition. For the 12 months from August 29, 2025 through August 28, 2026, the county roll shows seven qualified Brittany Place sales at a $495,000 median, ranging from $405,000 to $535,000, per the Collier County property appraiser’s published sales file as summarized on our Glen Eagle guide. Six match MLS closings above. The seventh, a $470,000 sale on Dorchester Court recorded in January 2026, does not appear in the MLS, which tells a seller that a small share of Brittany Place villas still change hands privately. There is no builder-direct sale in the window; every Brittany Place sale is a resale.
Three things. First, price matters more than ever: the villas that sold fast in the last year were priced close to recent comparables, and the villas that sat 161 to 388 days started well above them. Second, the market is thin, with six sales in a year, so each closing moves the comparables and a seller should price from the individual sales, not from a Glen Eagle average. Third, the buyer pool is real: 65% of owners are full-time residents, and the buyers who chose Brittany Place in 2026 chose it for the lot, the garage and the villa layout, not only for price. We price every Brittany Place listing from the sale-by-sale table, adjusted for plan, pool, roof age and membership.
Selling in Brittany Place? Get a free Brittany Place 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.
Brittany Place is the Glen Eagle neighborhood of 102 paired villas on platted lots, and in the last 36 months its median sale was $530,000. If you are thinking about selling, get a free Brittany Place home valuation or call Jesse direct at (239) 898-6072; if you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Naples. We will walk you through every Brittany Place sale on your court before you set a price or make an offer.
Brittany Place is a homeowners’ association, not a condominium. Its governing instrument is a Declaration of Covenants, Conditions and Restrictions recorded in 1998, its villas sit on individually platted lots owned in fee simple, and it is absent from Florida’s condominium registry, even though the county tax roll codes each villa as condominium use.
This is the question every Brittany Place buyer, lender and insurer eventually asks, and until this page the public answer was “read the declaration.” We read it, and every amendment after it.
The original instrument, recorded December 15, 1998 at Official Records Book 2491, Page 2188 (46 pages), is titled “Declaration of Covenants, Conditions and Restrictions for Brittany Place.” It was made by MS TEP Embassy, L.P., a Delaware limited partnership, and it defines a “Lot” as one of “the up to one hundred-two (102) platted lots” and a “Villa” as one of the 102 residences built on them (sections 1.13 and 1.23). The association it creates, Brittany Place Homeowners Association, Inc., is a Florida corporation not for profit whose powers are stated by reference to Chapter 617 of the Florida Statutes, and whose declaration never submits the land to the Condominium Act. Every later instrument, including the January 2023 update at Official Records Book 6206, Page 1781, describes “Brittany Place, a homeowners’ association” and “Lots” and “Villas,” never “units” in a condominium.
The land itself is platted. The Brittany Place Phase 1 plat (Plat Book 30, Pages 26 to 28) and the Phase 2 plat (Plat Book 30, Pages 29 to 31) were both recorded on July 13, 1998, and the legal description on a Brittany Place deed reads like a house lot, for example “Lot 91 and the West 1.5 feet of Lot 92, Brittany Place Phase 2,” as it appears on the association’s August 2026 certificate of approval of sale. Florida’s condominium registry extract, read September 26, 2026, lists no Brittany Place condominium in Collier County; the only “Brittany” there is a Gulf Shore Boulevard tower in Park Shore, a different place entirely.
Our reading, from those documents: Brittany Place is governed by Chapter 720 of the Florida Statutes, the Homeowners’ Association Act, as a neighborhood association inside the Glen Eagle master association.
The Collier County property appraiser’s published roll assigns the Florida Department of Revenue land-use code for condominia to all 102 Brittany Place villas, and the tax bill for a Brittany Place villa, for example the 2025 bill for 1412 Athol Way, carries that use code. A use code is an assessment category, not a legal form of ownership. Attached villas on narrow platted lots are commonly grouped with condominia for valuation, and the same coding appears on Glen Eagle’s Montclair Park villas. It changes nothing about who owns the land or which statute governs the association. The county’s own address layer, by contrast, classifies every Brittany Place address point as “Single Family.”
Florida’s milestone-inspection law, section 553.899, and the structural integrity reserve study requirement in section 718.112(2)(g) apply to condominium and cooperative buildings of three or more stories. Because Brittany Place is not a condominium, neither law reaches it, and Collier County’s milestone-inspection program lists no Brittany Place building. The reserve question does not disappear, it changes hands: since the 2010 amendment the owners, not the association, pay to replace their roofs, so a buyer should ask the seller for the roof’s age and permit, and ask the association what reserves, if any, it keeps for painting, paving and irrigation.
A Brittany Place owner insures the whole villa, not only the interior. Section 8.1 of the 2023 declaration requires each owner to “maintain full replacement value property insurance, including hurricane coverage, on his villa and all other insurable improvements on his Lot,” and the 2010 amendment adds the roof expressly. That is a homeowner’s policy on the structure, not the interior-only policy a condominium owner buys, and it is priced on the roof, the openings and the wind-mitigation features. On the lending side, the recorded documents describe an attached home on its own lot in a planned community, not a condominium unit, and a buyer should hand those documents to the lender at the start so the loan is underwritten on the right property type; the lender decides, so we raise it at the start of every Brittany Place contract.
Selling a Brittany Place villa? We put the declaration, the roof history and the insurance facts in the listing file. Get a free Brittany Place 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.
Brittany Place came out of Glen Eagle’s second building era. The land was platted in July 1998, the same year the community changed its name from Embassy Woods to Glen Eagle, and MS TEP Embassy, L.P. built the villas in pairs with Transeastern Properties, Inc. as contractor, selling the first ones in 1999 and the last in early 2002.
Glen Eagle began as Embassy Woods Golf and Country Club at Bretonne Park, with a master association incorporated August 1, 1990 and a course by Mark McCumber that opened in 1991. The community’s restated articles, filed January 20, 1998, renamed it Glen Eagle Golf & Country Club, and the Brittany Place plats of July 1998 still describe the land as “a subdivision of Embassy Woods Golf and Country Club at Bretonne,” as the clerk’s scan of the Phase 1 plat cover shows. Our Glen Eagle guide covers the community’s full history.
The recorded declaration names MS TEP Embassy, L.P. as developer, acting through its general partner TEP Landco, L.L.P., with an office at 1403 Glen Eagle Boulevard, the clubhouse address. The association’s articles, reproduced in the 2023 update, were signed by Ronald Yuter as sole incorporator from the same address, and Brittany Place Homeowners Association, Inc. was filed with the state on November 30, 1998, the same day as its neighbor Oxford Village Homeowners Association, Inc. The builder appears in the construction record: from August 1998 through November 2000 the developer recorded 58 notices of commencement for Brittany Place lots, and 54 of them name Transeastern Properties, Inc. as the contractor, for example the November 30, 2000 notice for lots 101 and 102. We tracked all 1,247 instruments recorded under the developer’s name to find them.
The notices of commencement tell you how Brittany Place was built: most cover two adjacent lots at once, “lots 99 and 100,” “lots 101 and 102,” “lots 93 and 94,” one notice per two-villa building. The developer’s deeds to the first owners run from March 1999 to February 2002, and the county roll dates Phase 1 villas to 1998 to 2000 and Phase 2 villas to 2000 and 2001. The developer guaranteed the association budget during the sell-out, at no more than $360 a quarter per villa through 1998 and $411 a quarter in 1999, under section 4.3 of the original declaration.
Once the owners took control, they rewrote the maintenance and leasing rules several times: in November 2005 (leasing, recorded January 2006), in November 2006 (maintenance, recorded December 2006), in February 2010 (roofs and leasing, recorded March 2010) and in January 2023, when the members adopted an updated declaration, articles and bylaws in one 38-page instrument. The rules section below walks through what each change means for an owner today.
Brittany Place villas are attached, paired homes on their own lots, with living areas of 1,556 to 1,889 square feet in the Southwest Florida MLS, two bedrooms plus a den or three bedrooms, two baths, an attached garage, a driveway, privacy walls and a screened lanai, built from 1998 to 2002 before the statewide Florida Building Code took effect.
Every Brittany Place closing of the last five years falls into one of four living-area sizes in the Southwest Florida MLS: 1,556 square feet (seven closings), 1,670 square feet (four), about 1,832 to 1,857 square feet (eight), and 1,889 square feet (one). Each is recorded with two full baths and no half bath. The two smaller sizes are listed as two bedrooms plus a den; the larger ones appear both as two bedrooms plus a den and as three bedrooms, which suggests the den can be closed in as a third bedroom. The county roll’s base-area median for both phases is 1,670 square feet. Model names are not in any public record we could find, so we describe the plans by size rather than by a marketing name.
The defining feature of Brittany Place is the shared roof. The declaration, as amended in 2010 and restated in 2023, says each villa and in certain cases each garage is “attached to and adjacent to another Villa or garage constructed upon an adjacent Lot and each Villa and garage share a single common roof and roofing system.” The party wall between the two villas is governed by section 9 of the declaration: the two owners share the cost of repairing it, and disputes go to binding arbitration. On a Brittany Place deed you will often see a lot plus or minus 1.5 feet of the neighbor’s lot, the surveyors’ adjustment that puts the lot line in the middle of the wall.
Each villa has its own garage and driveway. Driveways must be concrete, pavers or another approved hard surface, and under the 2023 declaration the owner maintains his own driveway; the association sprays weeds and repairs driveway damage caused by the sprinklers (section 11.11). The privacy walls that enclose the patios are part of the exterior the association paints. The master declaration’s vehicle rule, that pickup trucks must be kept in a garage, applies on every Brittany Place court.
The declaration lists “Pools, pool cages and related structures and improvements” among the owner’s responsibilities, and the USDA aerial photograph shows screened enclosures behind many of the villas, some with pools. In a neighborhood this uniform, a pool and cage are among the first features we adjust for when we price a villa against its neighbors. Adding a pool or a cage requires the approval of the Brittany Place board and of the Glen Eagle Architectural Review Committee.
Brittany Place was built from 1998 to 2002, before the Florida Building Code replaced local codes statewide on March 1, 2002, per the Florida House staff analysis of the 2022 condominium safety law. The villas stand in the wind-borne debris region, where the design wind speed is about 164 miles per hour. For a buyer that means the roof covering, the roof-to-wall connections, and whether the openings are protected are the questions a wind-mitigation inspection answers, and they drive the insurance premium on a policy that covers the whole structure.
A Brittany Place villa comes with a mandatory Glen Eagle club membership, Golf on 65 villas and Social on 37 under Exhibit D of the club’s recorded declaration, which opens the 18-hole course, four lighted tennis courts, the heated club pool, fitness center and dining room. Brittany Place itself has no pool, clubhouse or common area; its only shared property is the landscaping and irrigation the association maintains.
Item | Who owns or provides it | Source |
|---|---|---|
The villa, its lot and half the party wall | The owner, in fee simple | Declaration sections 1.13, 1.23 and 9 |
Roof over the villa and garage | The owner, jointly with the neighbor under the same roof | 2010 amendment; 2023 section 7.2(B)(5) |
Exterior paint, caulking and waterproofing | The association | 2023 section 7.2(B) |
Lawns, landscaping and irrigation | The association, as a common expense | 2023 sections 7.2(A) and 11.13 |
Mailboxes and street lighting | The association | 2023 section 7.2(B) |
Private pool, cage, driveway, windows and doors | The owner | 2023 section 7.2(B)(1) to (4) |
Streets | The Glen Eagle master association | 2023 section 11.20 |
Golf, tennis, pool, fitness and dining | The club, which the owners own through the master association | Club 2026 Realtor’s Packet |
Unlike Saratoga Colony or Chatham Square, Brittany Place has no neighborhood pool; the 2023 declaration states that the association “has no Neighborhood Common Areas.” That keeps the association’s budget smaller, and it means a Brittany Place owner who wants a pool steps out the back door to a private one or walks to the club.
Every Brittany Place owner belongs to the Glen Eagle Golf & Country Club, an owner-controlled Chapter 720 homeowners’ association that owns the club. The 18-hole, par-70 course was designed by Mark McCumber and opened in 1991, with redesign work by Gordon Lewis in 2005 and a roughly $3 million renovation in 2017 reported by the Naples Daily News. The club’s amenities page lists four lighted Har-Tru tennis courts, a heated pool, bocce, a 24-hour fitness center, the dining room, the 19th Hole lounge and the Divot Cafe. There is no pickleball on the property; East Naples Community Park, home of the US Open Pickleball Championships, is about nine minutes away.
Each Brittany Place villa is fixed as Golf or Social by Exhibit D of the club’s 2015 amended and restated declaration: 65 Golf and 37 Social. The club’s About page is explicit that a golf membership cannot be bought separately from a home or added to a home deeded Social. Golf members pay $8,031 in 2026 dues; Social members pay $5,402 and may play golf only on a space-available basis in the off-season. A buyer who wants to play should confirm the villa’s designation in the club’s estoppel before signing.
Selling a Golf villa in Brittany Place? Say so in the first line of the listing; we do. Get a free Brittany Place 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.
Owning in Brittany Place means three layers of cost: the Glen Eagle club dues ($8,031 a year for a Golf villa, $5,402 for a Social villa in 2026), the Brittany Place association assessment, which is not published, and county property taxes at 10.6058 mills plus a solid-waste charge. A buyer also pays a one-time club capital contribution at closing.
The club’s figures come from its 2026 Realtor’s Packet; the tax figures come from the Collier County Tax Collector’s 2025 bills; the association figures come from recorded instruments. Nothing in this table is bundled into another line unless the source says so.
Cost | Golf villa | Social villa | Paid | Source |
|---|---|---|---|---|
Glen Eagle club dues, 2026 | $8,031 a year | $5,402 a year | Twice a year | Club 2026 Realtor’s Packet |
Food and beverage minimum | $600 a year | $600 a year | Annually | Club 2026 Realtor’s Packet |
Brittany Place association assessment | Not published | Not published | Quarterly | Association budget or estoppel |
County property tax, 2025 | 10.6058 mills of taxable value | same | Annually | 2025 tax bill, 1412 Athol Way |
Solid waste, 2025 | $261.91 | $261.91 | On the tax bill | 2025 tax bills, Glen Eagle villa lots |
Community development district | None | None | n/a | County CDD layer; 2025 tax bills |
Capital contribution (buyer, at closing) | $9,000 | $8,000 | Once | Club declaration Art. 11.12(B), 2026 packet |
Club transfer fee | $425 | $350 | Once | Club 2026 Realtor’s Packet |
Club estoppel certificate | $299 | $299 | Once | Club 2026 Realtor’s Packet |
The Brittany Place association does not publish its budget, and we do not republish member-only documents. The public record gives the history. The developer guaranteed assessments of no more than $360 a quarter through 1998 and $411 a quarter in 1999 (original declaration, section 4.3). A May 2012 claim of lien itemized quarterly assessments of $1,880 for the four quarters of 2010, $1,820 for 2011 and $900 for the first two quarters of 2012, which works out to about $470, $455 and $450 a quarter. That is the most recent assessment figure we found in any public instrument, and it is fourteen years old. Two things have changed since: the 2010 amendment moved roof replacement to the owners, which lowered what the association must reserve, and the costs of landscaping, irrigation and exterior painting have risen. The current figure comes from the association’s adopted budget or an estoppel certificate from the manager, Resort Management, and a buyer should have it before signing. Florida’s section 720.30851 caps what an association may charge for that estoppel certificate and requires it within ten business days.
On top of the price, a Brittany Place buyer pays the Glen Eagle capital contribution, $9,000 for a Golf villa or $8,000 for a Social villa under Article 11.12(B) of the club’s declaration as quoted in the 2026 packet, and in practice the club transfer fee of $425 or $350 and the estoppel fees, depending on what the contract assigns to each side. The Brittany Place association may also charge an application fee for its approval of the sale, not to exceed the amount Florida law allows. Florida documentary stamp tax on the deed, $0.70 per $100 of price, is customarily a seller cost in Collier County.
An illustration, not a quote. A buyer of a $505,000 Golf villa (the price of the June 2026 Barnstable Court sale) would pay at closing the $9,000 capital contribution and about $724 in club transfer and estoppel fees, then in the first year $8,031 in club dues, the $600 dining minimum, property tax of roughly $5,356 at 10.6058 mills if the taxable value equaled the price (it will usually be lower, and lower still with a homestead exemption), $261.91 for solid waste, the Brittany Place assessment, and a homeowner’s policy on the whole structure, including the roof. The club and county numbers are published; the assessment and the insurance are the two lines a buyer must price for the specific villa.
Selling? A buyer who sees the whole fee stack up front is a buyer who stays in contract. Get a free Brittany Place 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.
Brittany Place villas pay Collier County property tax at a total of 10.6058 mills for tax year 2025, including 2.0 mills for the Greater Naples Fire Rescue District and 0.1 mill for the Radio Road Beautification taxing unit, plus a $261.91 solid-waste charge; there is no community development district.
The 10.6058-mill total appears on the 2025 bill for a Brittany Place villa at 1412 Athol Way, the millage code shared by every Glen Eagle neighborhood in Section 5 of Township 50 South, Range 26 East. The largest pieces are the county general fund, the two school levies and the fire district, whose rate is set in the Greater Naples Fire Rescue District’s approved budget. The 0.1 mill funds median landscaping along Radio Road and Devonshire Boulevard through the Radio Road Beautification Advisory Committee. Collier County’s community development district layer shows no district over Glen Eagle, and the state’s official list of special districts has none for it. Water and sewer come from the Collier County Water-Sewer District.
A buyer who makes the villa a permanent home can apply for the Florida homestead exemption, which removes up to $50,000 of assessed value from most levies and caps future assessment increases at 3% a year; 65% of Brittany Place villas already carry it. A seller should remember that the buyer’s tax bill resets to market value in the year after the sale, so the seller’s own bill is not the buyer’s future bill.
The Brittany Place rules live in the 1998 Declaration of Covenants, Conditions and Restrictions as amended in 1999, 2006, 2010 and 2023, with articles and bylaws restated in the 2023 instrument, and they sit under the Glen Eagle master declaration. The rules that shape a purchase are board approval of sales and leases, the roof and maintenance split, and exterior-change approval by two committees.
Instrument | Recorded | Official Records | What it does |
|---|---|---|---|
July 13, 1998 | Plat Book 30, Pages 26 to 28 | Creates the 32 Phase 1 lots | |
July 13, 1998 | Plat Book 30, Pages 29 to 31 | Creates the 70 Phase 2 lots | |
December 15, 1998 | Book 2491, Page 2188 (46 pages) | Creates the association and every rule below | |
February 19, 1999 | Book 2514, Page 2610 | Rewrites section 11.12 on water lines and wells | |
January 17, 2006 | Book 3965, Page 3784 | Raises the minimum lease to 90 days; adds grounds to refuse a lease | |
December 6, 2006 | Book 4149, Page 999 | Rewrites the villa maintenance split in section 7.2 | |
March 2, 2010 | Book 4542, Page 881 | Moves roofs to owners; refunds the roof reserve; caps leases at four a year | |
January 13, 2023 | Book 6206, Page 1781 (38 pages) | Current text; adopted January 10, 2023 by two-thirds of the voting interests present |
We tracked all 209 instruments the Collier County Clerk indexes under the Brittany Place name from 1985 to September 26, 2026, with no document-type filter, and read every declaration-type instrument in full. No declaration amendment has been recorded since January 2023.
Each villa may be occupied by one family and its temporary guests as a residence and for no other purpose, and no time-share, business or commercial activity that changes the residential feel of the street is allowed; a home office is expressly permitted (2023 section 11.1). When the owner is away, family and friends may use the villa temporarily, with no more than six overnight occupants at a time (section 11.2). Where a villa is owned by two unrelated people or by a company or trust, the owner must designate one family as the primary occupant and club member (section 14.2).
Every sale needs the board’s approval. Under 2023 section 14.1 the seller gives the association written notice at least 30 days before closing, with the buyer’s name and the information the association asks for, which may include a criminal background and credit report. Once the file is complete the board has ten days to decide; silence counts as approval, and a disapproval requires a majority of the whole board on grounds listed in section 14.2. The association records a certificate of approval after each approved sale; the August 2026 certificate is a typical example.
Brittany Place is architecturally uniform on purpose. No owner may change an exterior color, the roofing material or style, or build or alter anything on the lot without the written approval of the Brittany Place board and the Architectural Review Committee, and the board keeps written criteria for colors, materials and locations (section 5). Hurricane shutters must be the model, style and color the board has adopted with the committee’s approval (section 7.8). Awnings, solar film, fences, artificial turf and new landscaping all need committee approval (sections 11.9, 11.10 and 11.13), and no owner may drill a private well (section 11.12).
The 2023 update relaxed the Brittany Place sign rule: section 11.6 now names “open house,” “for sale” and “for rent” signs as exceptions to the neighborhood’s ban on commercial signs. The Glen Eagle master association’s rules are stricter, and the club’s 2026 packet says signs are not permitted, with open houses held Saturday and Sunday from noon to 4:00 p.m. under standard club signage, registered with the gate by Thursday at 3:00 p.m. In practice a Brittany Place seller follows the club’s rule, and we market through the MLS, buyer agents and the club’s own for-sale board rather than a yard sign.
Thinking of selling? We handle the approval notice, the estoppels and the open-house registration for you. Get a free Brittany Place 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.
In Brittany Place the owner pays for the roof over his own villa and garage. A 2010 amendment moved roof repair and replacement from the association to the owners and refunded the roof reserve in 1/102 shares, and the 2023 update requires the two owners under a shared roof to replace it together, never one side alone.
Under the original 1998 declaration the association cleaned, maintained, repaired and replaced the roofs “the need for which is caused by normal wear and tear and weathering,” and funded them through the assessment. That is the arrangement many buyers still assume, and it is out of date.
At a members’ meeting on February 9, 2010, the owners adopted the amendment recorded at Book 4542, Page 881. It made the owner “responsible for the maintenance, repair and replacement of the roofs of his or her Villa Unit and garage,” at the owner’s individual expense, required the owner to insure the roof, and cancelled the association’s roof reserve, refunding it to the owners of record with each villa receiving “a credit/refund share of 1/102 of the total roof reserve,” applied first to any delinquency and then to the April, July and October 2010 quarterly assessments. The association kept the right to repair a neglected roof and charge the owner.
The 2023 declaration keeps the owner responsibility and adds rules for the roof two villas share (section 7.2(B)(5)): routine maintenance is done “uniformly and at the same time for the entire common roof” on the owners’ agreement; after damage from any cause other than one owner’s negligence, the two owners repair or replace the common roof at joint expense; the work must be done by a qualified, licensed and insured contractor; and “partial roof replacements of only one side of a common roof are not permitted.” A dispute over scope, contractor, engineering or materials goes to a three-arbitrator panel within 60 days. The association’s only roof role today is regular cleaning, on a method and schedule the board sets.
A buyer should ask for the roof’s permit date, the contractor, whether both halves were replaced together, and whether the neighbor under the same roof has any open dispute. A seller whose roof has been replaced should put the permit and invoice in the listing file, because in a neighborhood where every villa has the same builder and era, a newer roof is one of the few features that separates one listing from the next, and it is the first thing a buyer’s insurer will ask about.
No. Brittany Place has no age restriction: neither the 1998 declaration nor the 2023 update contains an age-qualified occupancy rule, and Glen Eagle as a whole is an all-ages community. A buyer of any age may purchase, and families with children may live in a villa, subject to the same approval process as every other buyer.
Florida’s 55-and-older communities operate under the federal Housing for Older Persons Act and must say so in their recorded documents and verify ages; Brittany Place’s documents do neither. The schools that serve the neighborhood are listed below for the buyers who need them.
Yes, with limits. Under the 2023 declaration a Brittany Place villa may be leased for no less than 30 consecutive days, no more than four times a calendar year, only as a whole villa and only after the board approves the lessee, and the Glen Eagle master association separately bans short-term rentals and charges a tenant transfer fee.
Section 11.3 of the 2023 declaration sets the rules:
The rules have moved. The original 1998 minimum was 30 days; the owners raised it to 90 days in November 2005 and kept 90 days with a four-lease cap in 2010; the 2023 update restored the 30-day minimum and kept the cap. Florida’s section 720.306(1)(h) limits how a new rental restriction applies to an owner who owned before it was adopted, so a buyer who plans to rent should read the current text and ask the association how it applies.
The club posts owner rentals on its rental board. The club charges a tenant transfer fee, $450 for a Golf home and $375 for a Social home per its real estate page, and does not allow nightly or weekly short-term rentals. An owner who rents should also register with the state and Collier County for tourist development and sales tax on stays of six months or less.
A Brittany Place owner may keep up to two common household pets, such as dogs or cats, plus reasonable numbers of tropical fish or caged birds, subject to regulation by the association and the Glen Eagle master association. Pets must be leashed outside, may not be left unattended on a lanai, patio or in a garage, and no reptiles, amphibians, poultry or livestock are allowed.
Section 11.14 of the 2023 declaration, unchanged in substance since 1998, calls keeping a pet “a privilege, not a right” and lets the board order the removal of a pet that becomes “a source of unreasonable annoyance.” The owner cleans up after the pet. The declaration sets no weight or breed limit, and unlike some Glen Eagle condominiums it does not bar tenants’ pets by its own terms; a landlord should check the association’s current rules. Assistance animals are governed by federal fair-housing law, not by the pet limit, as HUD’s guidance on assistance animals explains.
Brittany Place sits outside FEMA’s high-risk flood zone: all 102 villa address points fall in Zone X on the effective flood map and on the preliminary map now under appeal, seven lots hold their own Letters of Map Amendment, the neighborhood is in Collier County’s evacuation Zone C, and we found no Brittany Place damage report from Irma, Ian, Helene or Milton.
We intersected all 102 Brittany Place address points from the county’s site-address layer with FEMA’s National Flood Hazard Layer on September 26, 2026. On the effective map, panel 12021C0413J (effective February 8, 2024), 80 points fall in Zone X, area of minimal flood hazard, and 22 in shaded Zone X, the 0.2% annual-chance area. None falls in a special flood hazard area; the closest mapped Zone AE edge, around the lakes and golf low ground, is about 7 meters from the nearest address points on Fairhaven, Chelmsford and Grafton Courts. On FEMA’s preliminary map data for panel 12021C0413K, issued March 20, 2025, the split is the same, 80 and 22, with the nearest Zone AE edge at about 13 meters. Collier County opened the appeal period on the new maps in August 2026, per the county’s announcement. An address point is not a building footprint, and these are our map measurements, not a FEMA determination.
Seven Brittany Place lots have their own FEMA Letter of Map Amendment, each with the outcome “structure removed, property partially inundated,” meaning the villa is out of the flood zone while part of the lot may be in it:
FEMA case | Issued | Lots | Letter |
|---|---|---|---|
13-04-2984A | March 12, 2013 | Phase 2, lots 91 and 92, Athol Way | |
13-04-6796A | August 1, 2013 | Phase 2, lot 22, Fairhaven Court | |
14-04-8684A | September 9, 2014 | Phase 2, lot 84 and part of 83, Barnstable Court | |
15-04-8592A | August 25, 2015 | Phase 2, lot 18, Fairhaven Court | |
16-04-1219A | November 16, 2015 | Phase 1, lot 33, Eastham Court | |
16-04-7703A | September 21, 2016 | Phase 2, lot 56, Dorchester Court | |
21-04-0107A | November 30, 2020 | Phase 2, lot 60, Dorchester Court |
FEMA’s layer marks each as “not incorporated” into the 2024 map, which means the letter stands on its own; a new map can supersede a letter, and FEMA’s revalidation status key explains how to check. A seller whose lot has a letter should hand it to the buyer’s insurer.
Brittany Place is in Collier County evacuation Zone C and the Category 3 storm-surge zone on the state’s Know Your Zone lookup. Ground at Brittany Place address points measures 11.5 to 12.3 feet above sea level on USGS lidar, and in Hurricane Ian the peak water level in Naples Bay was about 7.1 feet, per the National Hurricane Center’s Ian report, well below the villas. We found no Brittany Place damage report for Irma in 2017, Ian in 2022, or Helene and Milton in 2024; our inference is that storm surge did not reach the neighborhood. Wind is the storm risk that matters here.
The villas were built from 1998 to 2002 under the local code that preceded the statewide Florida Building Code of March 1, 2002, in the wind-borne debris region at a design wind speed of about 164 miles per hour. Because each owner now owns and insures the roof, a wind-mitigation inspection that documents the roof covering, roof deck attachment, roof-to-wall connection and opening protection is worth ordering before listing; its credits apply to the owner’s own policy. Shutters must match the standard the board has adopted.
A Brittany Place owner carries a homeowner’s policy on the whole villa, including the roof, at full replacement value with hurricane coverage, as section 8.1 of the declaration requires; the association insures only its own liability and any common property. Flood insurance is not federally required for a mortgage on a villa outside the special flood hazard area, but it is available and inexpensive in Zone X; across the census tract that includes Glen Eagle, FEMA’s policy data show a median National Flood Insurance Program policy cost of about $1,082 from 2024 to mid-2026 and 17 claims totaling about $13,100 from 1992 to 2022. Citizens Property Insurance’s flood requirement is phasing in for its policyholders regardless of zone, with single-family policies covered by January 1, 2027, so a Brittany Place owner insured through Citizens should expect to carry flood coverage.
Selling? A villa with a documented roof, a wind-mitigation report and, where it exists, a FEMA letter sells to an insured buyer faster. Get a free Brittany Place 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.
Brittany Place is zoned for Calusa Park Elementary, East Naples Middle and Lely High, per Collier County Public Schools’ address lookup for the 2026 to 2027 school year; the district’s July 2026 accountability brief graded them A, A and B. Seacrest Country Day School, a private school, sits at the Glen Eagle entrance.
School | Grades | 2026 state grade | Enrollment (2024 to 2025) |
|---|---|---|---|
K to 5 | A | 670 | |
6 to 8 | A | 875 | |
9 to 12 | B | 1,475 |
We checked 1405 Athol Way in the district’s address lookup on September 26, 2026, and every Brittany Place street is in the same zone. Grades come from the district’s 2026 accountability brief; enrollment comes from the National Center for Education Statistics records for Calusa Park, East Naples Middle and Lely High. Zoning can change; confirm with the district before you buy.
Brittany Place is bordered along much of its length by Glen Eagle’s Glenmoor Greens II condominiums to the west and by Countryside at Berkshire Lakes, a separate community outside the Glen Eagle gates, to the east, behind a planted buffer. The larger changes nearby are the proposed Vitano development and a Whole Foods at Davis and Santa Barbara Boulevards.
To the west, across the Brittany Place access road, are the condominium buildings of Glenmoor Greens II at Glen Eagle on Hingham Way, and beyond them the golf course. The whole community sits in the Bretonne Park planned unit development, 333.5 acres zoned under Ordinance 87-15 as amended through 2001, per Collier County’s PUD master list, so the golf course and the neighborhood layout are fixed by zoning; converting any golf land would take a PUD amendment and the county’s golf-course conversion process.
To the east, the homes on Countryside Drive and the condominiums on Veranda Way belong to Countryside at Berkshire Lakes, a separate community with its own association, per Collier County’s address records. About half a mile from Glen Eagle, at the southeast corner of Davis and Santa Barbara Boulevards, the proposed Vitano development would add about 622 homes and a Whole Foods, reported by Gulfshore Business in 2026 and noticed by the county for a neighborhood information meeting. Six-laning Davis Boulevard is a listed need in the Collier MPO 2050 plan but is not funded, and the I-75 and Collier Boulevard interchange rebuild about three miles east is due to finish at the end of 2026.
Daily life in Brittany Place runs through the Glen Eagle gate on Glen Eagle Boulevard at Davis Boulevard. The association handles lawns and irrigation, the county collects trash, the master association’s vehicle rules apply on every court, and Publix, Naples Airport and I-75 are all within about ten minutes.
Glen Eagle’s staffed gatehouse is on Glen Eagle Boulevard at Davis Boulevard, and a second entrance reaches Radio Road; the club does not publish that entrance’s staffing. Guests and contractors are announced at the gate. On the courts, parking is on driveways and in garages. The master declaration bars overnight parking on community roads from 10:00 p.m. to 6:00 a.m. and requires pickups to be garaged, and the Brittany Place declaration bars commercial vehicles, boats, trailers and campers except inside a garage (section 11.15).
Solid waste is collected by Collier County’s contractor and billed on the tax bill, $261.91 in 2025 on sampled Glen Eagle villa lots. Water and sewer come from the county utility, and every owner must connect the villa’s water and irrigation lines to the utility providers serving Glen Eagle (section 11.12). The association maintains mailboxes and street lighting. The Brittany Place ZIP code is 34104.
Seasonal owners leave a Brittany Place villa with a lawn the association keeps mowed and an exterior the association keeps painted, but with a roof, a pool and an air-conditioning system that are the owner’s own. A home-watch service, a hurricane-shutter plan that matches the board’s approved standard, and a key on file with the manager are the usual arrangements.
Drive times from the Glen Eagle clubhouse, computed on free-flow routing for our Glen Eagle guide and slower in season: Fifth Avenue South in downtown Naples, 4.9 miles and about 11 minutes; Naples Airport, 3.7 miles and 9 minutes; I-75, 3.6 miles and 8 minutes; Coastland Center, 6.8 miles and 15 minutes; Southwest Florida International Airport, 30.1 miles and about 40 minutes. Groceries are two to three minutes away at Publix Kings Lake Square and Publix Berkshire Commons.
Brittany Place and Montclair Park Villas are Glen Eagle’s two attached-villa neighborhoods. Brittany Place is newer (1998 to 2002), larger in floor area and higher priced, with a $532,500 five-year median; the Montclair villas on Marblehead Drive are older (1991 to 2000), smaller and less expensive, with a $440,500 five-year median, and they sell faster.
The Montclair figures below are our cut of the Southwest Florida MLS rows labeled Montclair Park Villas or Montclair Park on Marblehead Drive, pulled September 26, 2026, the same pull and conventions as the Brittany Place figures. Montclair Park Villas at Glen Eagle has its own page with the full detail.
Yardstick | Brittany Place | Montclair Park Villas (Marblehead Drive) |
|---|---|---|
Homes | 102 attached villas | 83 attached villas (two recorded plats) |
Built | 1998 to 2002 | 1991 to 2000 |
Ownership form | Platted lots, homeowners’ association | Platted lots, homeowners’ association (county roll codes both as condominium use) |
Typical living area (MLS, five-year median) | 1,670 sq ft | 1,427 sq ft |
Five-year closings | 20 | 14 |
Five-year median price | $532,500 | $440,500 |
Average price per sq ft of living area (five years) | $312 | $303 |
Median days on market (five years) | 21.5 | 7.5 |
Average sale-to-list ratio (five years) | 96.9% | 99.1% |
Last 12 months | 6 closings, $405,000 to $535,000 | 4 closings, $405,000 to $530,000 |
Listed or pending on September 26, 2026 | 1 | 2 |
Association manager | Resort Management | Anchor Associates |
Choose Brittany Place if you want the larger villa, a newer building era, a quiet cul-de-sac court at the community’s edge and, on many lots, a private pool, and you are comfortable owning your share of a roof. Choose Montclair Park Villas if price per villa matters most and a smaller plan suits you. For a seller, the comparison cuts both ways: the Brittany Place premium is real, about $90,000 at the median, but Montclair villas have sold closer to list and faster, so a Brittany Place seller has less room to overprice. We price every Brittany Place listing against both neighborhoods.
Brittany Place sits in the middle of Glen Eagle’s price ladder: above the condominiums of Saratoga Colony and Chatham Square, below the single-family homes of Addison Reserve and Oxford Village. The table compares five-year Southwest Florida MLS figures by neighborhood name, all pulled September 26, 2026 with one method.
Glen Eagle neighborhood | Home type | Homes | Five-year closings | Five-year median or range | Five-year sale-to-list |
|---|---|---|---|---|---|
Brittany Place | Attached villas | 102 | 20 | $532,500 | 96.9% |
Attached villas | 83 | 14 (Marblehead Dr) | $440,500 | 99.1% | |
Single-family | 36 | 9 | $470,000 to $715,800 (nine sales, listed on its page) | 98.5% | |
Single-family | 110 | 26 | $575,000 | 98.3% | |
Two-story condominium | 120 | 31 | $364,000 | 99.4% | |
Glenmoor Greens II and Glenmoor Greens I | Condominium | 84 and 72 | 29 (both) | $350,000 | 98.0% |
The ranking by price per villa follows home type. Brittany Place’s distinction inside Glen Eagle is that it is the larger of the two attached-villa neighborhoods by home count and floor area, and that 65% of its villas are homesteaded, the highest share of any neighborhood in this table and second in Glen Eagle only to Lago Villaggio’s 70%, per the county’s 2026 preliminary roll.
Brittany Place’s strengths are a lot of your own, a larger villa than most Glen Eagle attached homes, low-traffic cul-de-sac courts, full-time neighbors, lawn and exterior-paint service from the association, and flood-zone X on every address. Its drawbacks are a roof you share and pay for, pre-2002 construction, a thin resale market and 2026 prices below the 2024 peak.
Weighing it? Get a free Brittany Place home valuation or call Jesse direct at (239) 898-6072 if you own; call Marc at (239) 287-5873 or read how we represent buyers in Naples if you are buying.
If you’re searching for a Brittany Place listing agent, or thinking, ‘I need someone to sell my Brittany Place home…’, McGreevy and Comisar are the Glen Eagle specialists who price from every Brittany Place closing, prepare the association approval and roof file before the first showing, and market your plan, pool and membership to the right buyer.
Listing-agent credentials:
In the last 12 months Brittany Place has seen 6 resales in the Southwest Florida MLS, totaling $2,935,000, with an average of 148 days on market (median 118.5) and an average sale-to-list ratio of 94.8%. Because six is under our ten-sale floor for a median, the market snapshot above lists every one of them. Over 36 months, the first window with ten closings, the figures are 15 sales, a $530,000 median, 49 median days on market and 96.8% of list. The MLS pull behind this page did not record listing offices, so we do not state how many of those sales we represented; ask and we will show you the closings one by one.
Your Brittany Place villa is priced against a small, clean set of comparables: the same builder, the same era, four floor areas, one club and one set of rules. Get a free Brittany Place home valuation, and we will follow up with the sale-by-sale comparison for your plan, your court and your roof.
Talk to Jesse direct: (239) 898-6072, text or call. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Naples.
In the last 36 months the median Brittany Place sale took 49 days from listing to contract in the MLS, but the last 12 months were slower, with a median of 118.5 days and a range of 11 to 388. The quick sales were priced close to recent comparables; the slow ones started well above them. After the contract, allow for the association’s 30-day notice and ten-day decision before closing.
Yes. Section 14 of the 2023 declaration requires the board’s approval of every sale, with written notice at least 30 days before closing and the buyer information the association requests. If the board does not act within ten days of a complete file, the sale is deemed approved, and the association records a certificate of approval.
The roof is yours, so its condition is part of your sale, not the association’s. If it needs work, you can replace it before listing (with your neighbor, under the 2023 rule that both halves of a shared roof are replaced together), credit the buyer, or price the villa to reflect it. We help you decide which nets more.
Not under the club’s documents. The Glen Eagle capital contribution, $9,000 for a Golf villa and $8,000 for a Social villa in 2026, is paid by the buyer at closing under Article 11.12(B) of the club declaration as quoted in the 2026 Realtor’s Packet. Sellers typically pay the club transfer fee and their share of the estoppel costs by contract.
Yes. Under the 2023 rules any Brittany Place lease runs at least 30 days and must be approved by the board, so the lease term and end date are on file with the association. We time the listing around the lease end date and make access for showings part of the lease approval.
Four of the last six Brittany Place closings came between April and June, after contracts written in the winter and spring, when seasonal buyers tour most. For a spring closing, list in late fall or early winter so the villa is on the market when those buyers arrive.
Brittany Place owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not with a call center. They read the Brittany Place declaration and every amendment through 2023, the plats, the roof and leasing rewrites, the FEMA letters for seven lots and every recent Brittany Place 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 Brittany Place 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.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
Selling a Brittany Place home? Get a free Brittany Place home valuation, or call Jesse direct at (239) 898-6072.
Buying in Brittany Place? 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 Brittany Place, see our Glen Eagle guide and our Naples guide.
These are the questions buyers ask us most about Brittany Place at Glen Eagle, answered from the recorded declaration and plats, county and federal records, the Glen Eagle club’s published documents and the Southwest Florida MLS. Each answer stands on its own; the sections above carry the detail and the sources.
Brittany Place is inside the Glen Eagle Golf & Country Club community in East Naples, ZIP 34104, in unincorporated Collier County. Its seven courts line part of Glen Eagle’s eastern edge, north of the club entrance on Glen Eagle Boulevard at Davis Boulevard, about 11 minutes from Fifth Avenue South.
102 villas on 102 platted lots: 32 in Phase 1 on Grafton and Eastham Courts, and 70 in Phase 2 on Fairhaven, Dorchester, Chelmsford and Barnstable Courts and Athol Way, per the recorded plats, the declaration and the county’s address layer.
No. It is a homeowners’ association governed by a recorded Declaration of Covenants, Conditions and Restrictions, and each villa sits on its own platted lot. It is not on Florida’s condominium registry. The county tax roll uses the condominium land-use code for the villas, which is an assessment category, not the legal form.
No. The Brittany is a 127-unit condominium tower on Gulf Shore Boulevard North in Park Shore, listed on Florida’s condominium registry, and other Southwest Florida properties share the Brittany name. Brittany Place is the villa neighborhood inside Glen Eagle in East Naples, and when you search for it, add “Glen Eagle” to the name.
Living areas in the Southwest Florida MLS fall into four sizes: 1,556, 1,670, about 1,832 to 1,857, and 1,889 square feet, each with two baths, listed as two bedrooms plus a den or three bedrooms.
Yes. Villas are paired, each attached to the neighbor on the adjacent lot by a party wall and sharing a single roof, as the recorded declaration describes. The developer built them in pairs, one notice of commencement per two lots.
Yes. Each villa has its own garage and paved driveway; the declaration refers throughout to each villa “and garage,” and garages must be kept orderly and may store only ordinary household materials.
Some do. The declaration makes pools and pool cages the owner’s responsibility, and the aerial photograph shows screened enclosures behind many villas. Adding one needs board and Architectural Review Committee approval.
In the 36 months to September 26, 2026, 15 villas sold at a $530,000 median, from $405,000 to $615,000, at 96.8% of list on average. The six sales of the last 12 months ranged from $405,000 to $535,000, per the Southwest Florida MLS.
The current Brittany Place assessment is not published. The latest public figure is about $450 a quarter, from a 2012 claim of lien; ask the manager, Resort Management, for the current budget or an estoppel. The Glen Eagle club dues are separate: $8,031 a year for a Golf villa and $5,402 for a Social villa in 2026.
A club membership comes with every villa, and it is mandatory. 65 villas carry a Golf membership and 37 a Social membership under Exhibit D of the club’s 2015 amended and restated declaration, and a Social villa cannot be upgraded to Golf. Check the designation in the club estoppel.
The Glen Eagle capital contribution, $9,000 for a Golf villa or $8,000 for a Social villa, plus the club transfer fee ($425 or $350) and estoppel fees depending on the contract, any Brittany Place application fee, title insurance and lender costs.
The owner. Since a 2010 amendment each owner pays to maintain, repair and replace the roof over his villa and garage, and since 2023 the two owners under one roof must replace it together. The association only cleans roofs.
The association mows the lawns, maintains landscaping and irrigation, and paints the exterior walls, privacy walls and garages, with caulking and waterproofing at the time of painting. The owner maintains windows, doors, the roof, the driveway, the pool and all systems serving the villa.
No. Those Florida requirements apply to condominium and cooperative buildings of three or more stories. Brittany Place is a homeowners’ association of villas on lots, and no Brittany Place building appears on Collier County’s milestone roster.
No. There is no age restriction in the declaration or its amendments, and Glen Eagle is an all-ages community.
Yes, for at least 30 consecutive days at a time, no more than four times a calendar year, after board approval, as a whole villa, and with no more than six overnight occupants. The Glen Eagle club bans short-term rentals and charges a tenant transfer fee.
Yes. An owner may keep up to two common household pets such as dogs or cats, leashed outside, never left unattended on a lanai, patio or in a garage. The declaration sets no weight limit.
Zone X. All 102 villa address points fall in Zone X on FEMA’s effective map (80 minimal hazard, 22 in the 0.2% annual-chance area) and on the preliminary map now under appeal, and seven lots have their own Letters of Map Amendment.
A lender does not require it outside the high-risk zone, but it is available and usually inexpensive in Zone X, and Citizens Property Insurance is phasing in a flood requirement for its policyholders. Many owners carry it.
Yes, Collier County evacuation Zone C, in the Category 3 storm-surge zone. Ground at the villas is about 11.5 to 12.3 feet above sea level, and we found no Brittany Place damage report from recent hurricanes.
Calusa Park Elementary, East Naples Middle and Lely High, graded A, A and B by the state in 2026, per Collier County Public Schools’ address lookup and accountability brief.
Yes, through Glen Eagle’s staffed gatehouse on Glen Eagle Boulevard at Davis Boulevard. Brittany Place itself has no separate gate.
Resort Management, 2685 Horseshoe Drive South, Naples, is the association’s manager and registered agent, per the state corporate records and the 2023 articles.
Yes. The seller gives 30 days’ notice with your information, which may include a background and credit check, and the board has ten days from a complete file to decide; silence counts as approval.
Only with approval. Exterior colors and roofing need the Brittany Place board and the Architectural Review Committee, and shutters must be the model, style and color the board has adopted.
Brittany Place villas are newer (1998 to 2002) and larger, with a five-year median of $532,500; the Montclair villas on Marblehead Drive are older (1991 to 2000) and smaller, with a five-year median of $440,500 and faster sales.
McGreevy and Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012; Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008. We tracked all 20 Brittany Place closings of the last five years and read every recorded Brittany Place covenant for this guide. Call Marc at (239) 287-5873 to buy or Jesse at (239) 898-6072 to sell.
These are the questions Brittany Place owners ask us before they list, answered from the recorded declaration, the Glen Eagle club’s documents, county and federal records and the Southwest Florida MLS. Every answer stands on its own, and every one is a conversation we are glad to have about your specific villa.
Over the last 36 months Brittany Place villas sold for $405,000 to $615,000, at a $530,000 median, and the six sales of the last 12 months ranged from $405,000 to $535,000. Your villa’s value depends on its plan, pool, roof age, updates and membership; get a free valuation and we will price it sale by sale.
Six in the Southwest Florida MLS between September 26, 2025 and September 26, 2026, totaling $2,935,000, and the county deed record shows one more private sale in the same period. That is about 6% of the 102 villas.
The 36-month median is 49 days on market, but the last 12 months ran slower, with a median of 118.5 days and a range of 11 to 388. Villas priced near the recent comparables sold in weeks; villas priced above them sat for months.
The 36-month average is 96.8% of the final list price, and the 12-month average is 94.8%, with no sale at or above list in the last year. A realistic list price closes nearer to it.
Not automatically. Over five years the 1,556-square-foot plan had the highest median of the four sizes, $565,000 on seven sales, because condition, pool and updates moved prices more than floor area. We price from the villas most like yours.
Yes, it is one of the main features that separates two otherwise similar villas, along with the lanai, the kitchen and baths, and the roof. We show buyers the pool as a permitted improvement the owner maintains.
Yes. Under section 14 of the 2023 declaration, give the association written notice at least 30 days before closing with the buyer’s information; the board decides within ten days of a complete file, and silence counts as approval.
The deed and legal description, the roof permit and invoice, any FEMA Letter of Map Amendment for your lot, a wind-mitigation report, pool and cage permits, the club membership designation (Golf or Social), recent association and club statements, and any lease in place.
The buyer, at closing: $9,000 for a Golf villa or $8,000 for a Social villa under Article 11.12(B) of the club declaration, per the club’s 2026 Realtor’s Packet.
Typically Florida documentary stamp tax on the deed ($0.70 per $100 of price), the owner’s title policy as customary in Collier County, the brokerage fee, the club transfer fee and estoppel costs as the contract assigns them, and prorated taxes, dues and assessments.
Yes. The Golf or Social designation belongs to the villa under the club’s recorded Exhibit D and passes to the buyer; it cannot be sold separately or changed.
The 2023 Brittany Place declaration allows For Sale and open-house signs as exceptions, but the Glen Eagle master association’s rules do not permit them, and the club runs weekend open houses under its own signage. Plan on marketing without a yard sign.
They should not, and we tell them why. Brittany Place is not a condominium, so the milestone-inspection and structural reserve study laws that slowed condominium sales do not apply, and no Brittany Place building is on the county’s milestone roster.
Ask the manager for the estoppel certificate, which lists any assessment that is due or approved, and disclose what it shows. Florida’s section 720.401 disclosure summary and your seller’s disclosure should both be accurate on assessments.
Buyers learn it from the declaration, and we put it in the listing because it is a feature of every Brittany Place villa. What you must disclose is anything you know that materially affects value, such as a leak, open damage or a dispute with the owner under the same roof.
The 2023 declaration sends disputes over scope, contractor, engineering or materials to a three-arbitrator panel within 60 days of a written request, and the panel’s decision binds both owners. We can plan the sale around that process or price the roof into the deal.
They widen the buyer pool. Leases of 30 days or more, up to four a year with board approval, suit both seasonal owners and investors who rent in winter, so we market to both.
Yes. The buyer takes the villa subject to the approved lease unless the contract says otherwise, and leases here run at least 30 days with board approval, so we time the listing to the lease end and schedule showings with the tenant.
For a seasonal buyer, a well-furnished villa can shorten the sale; for a full-time buyer, most prefer to bring their own. With 65% of Brittany Place villas homesteaded, we usually list unfurnished and offer furnishings separately.
Buyers pay for a newer roof, impact windows or approved shutters, an updated kitchen and baths, and a pool in good order. Paint and landscaping are the association’s, so spend on what the owner controls.
Late fall or early winter, so the villa is on the market when seasonal buyers tour from January through April. Four of the last six Brittany Place closings came between April and June.
One, on September 26, 2026: a two-bedroom plus den villa of 1,832 square feet on Chelmsford Court at $449,900, and none pending. Competition inside the neighborhood is thin.
No. Brittany Place’s five-year median, $532,500, is well above Glen Eagle’s condominium neighborhoods and above Montclair Park Villas’ $440,500, and below the single-family neighborhoods. Like the rest of Glen Eagle, 2026 prices are below the 2024 peak.
Brittany Place villas are larger and sell for more, about $90,000 more at the five-year median, but Montclair villas on Marblehead Drive have sold faster and closer to list. Brittany Place sellers have less room to overprice.
It should not. The villa is on its own platted lot in a homeowners’ association, not a condominium unit, so the condominium project review that has complicated some Florida condo loans should not come into play; the lender decides, so we give it the declaration early.
Insurers price the roof and the openings. A newer roof, a wind-mitigation report showing its credits, and protected openings make a Brittany Place villa easy to insure, and we get those documents in hand before listing.
A pre-listing inspection and wind-mitigation report are worth it here, because the owner now owns the roof and the buyer’s insurer will ask about it. Surprises found by the buyer’s inspector cost more than repairs made before listing.
A statement from the association of what is owed on your villa, required at closing under Florida’s section 720.30851, which sets how quickly the association must issue it and caps the fee. The club issues its own estoppel, $299 in 2026.
Yes. When a villa is owned by an entity or by unrelated co-owners, the declaration requires the owner to designate one family as the primary occupant and club member.
It ends for you and passes with the villa to the buyer, who pays the capital contribution. Settle your club account and food and beverage minimum through closing; the club estoppel shows the balance.
It depends on your basis and use. If the villa was your main home for two of the last five years, the federal exclusion can shelter up to $250,000 of gain, or $500,000 for a married couple, per IRS Topic 701. Florida has no state income tax. Ask your tax adviser.
It depends on your plans more than on timing the market. Brittany Place prices in 2026 are below the 2024 peak, but inventory is one villa, which favors a well-priced seller. We will show you both paths with numbers.
Yes. We can market off-market to our buyer database and to agents with Glen Eagle buyers, with private showings, when a sale needs to stay quiet, and still handle the association approval and estoppels.
Yes. Many Glen Eagle sellers do. We handle showings, the approval file and the estoppels, and closings can be done by mail or remote notarization.
We will tell you which repairs pay back and which to price in. Roof, pool equipment and air conditioning are the items buyers’ inspectors focus on; cosmetic updates are a judgment call we make with you.
Get a free valuation at the link below or call Jesse direct at (239) 898-6072. We will look at your plan, pool, roof and membership, show you every comparable Brittany Place sale, and give you a pricing plan in writing.
Ready to talk? Get a free Brittany Place home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Every fact on this Brittany Place page traces to a primary or authoritative source: instruments recorded with the Collier County Clerk, Collier County and state government data, FEMA and other federal agencies, Florida Statutes, the school district, the Glen Eagle Golf & Country Club’s own published documents, and news reporting. Market figures come from the Southwest Florida MLS, cited as plain text because it is a member-only system.
These are the primary Brittany Place documents, each a free PDF from the official custodian. The association’s budget, rules and insurance schedule are provided to owners by the association and are requested from the manager; we do not republish member-only documents.
Document | Recorded or issued | Download |
|---|---|---|
Declaration of Covenants, Conditions and Restrictions for Brittany Place | December 15, 1998, Book 2491, Page 2188 | |
Updated declaration, articles and bylaws | January 13, 2023, Book 6206, Page 1781 | |
Amendment moving roofs to owners | March 2, 2010, Book 4542, Page 881 | |
Brittany Place Phase 1 plat cover | July 13, 1998, Plat Book 30, Page 26 | |
Brittany Place Phase 2 plat cover | July 13, 1998, Plat Book 30, Page 29 | |
FEMA Letter of Map Amendment, lots 91 and 92 | Case 13-04-2984A, March 12, 2013 | |
Glen Eagle club 2026 Realtor’s Packet | 2026 |
Market data from Southwest Florida MLS, pulled September 2026.McGreevy and Comisar, Best Realtor for Brittany Place. 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.
