Glen Eagle

McGreevy and Comisar are the team Glen Eagle sellers and buyers call first, because we track every recorded sale inside the gate and we read the club’s own documents before we price a single home. Glen Eagle is a gated golf and country club community of 1,234 homes in Naples, Florida. Among private, gated golf communities in Naples, it is one of the more attainable: the county-recorded median sale price was $395,000 across 56 qualified sales in the 12 months to August 28, 2026, against a Collier countywide median of $621,500. That gap is the reason buyers come, and it is the reason sellers need a precise price rather than a guess.

This page is written to be the most complete public reference on Glen Eagle, and it corrects what gets repeated online. The golf course was designed by Mark McCumber and opened in 1991 as a public course, according to the club’s own history and a spring 1990 Florida Green construction report. It was not designed by Gordon Lewis, as is commonly repeated; Lewis led later redesigns in 2005 and 2017. The community did not even start under the Glen Eagle name: it began in 1990 as Embassy Woods Golf and Country Club at Bretonne Park. Every figure below carries its source and date. If you are comparing agents before you hire one, start with the best real estate agents in Naples, compared on the public record.

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Why McGreevy and Comisar Are the Best Realtor for Glen Eagle

If you’re searching for the best realtor for Glen Eagle, whether you’re ready to sell your Glen Eagle 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 Glen Eagle track record (last 12 months, Collier County recorded qualified sales, August 29, 2025 to August 28, 2026): 56 homes sold · $24.0 million in Glen Eagle dollar volume · median $395,000 · highest-priced sale: $1,195,000 (Montclair Park Fairway Estate Homes, Provincetown Drive) · lowest: $210,000 (Chatham Square II). Southwest Florida MLS, 12 months to September 24, 2026: 63 closed sales · median 86 days on market · median sale price 95.8% of the final list price · 19 homes listed for sale on September 24, 2026.

In the last 12 months we tracked 56 Glen Eagle closings, every one hand-checked against the county’s recorded deed. We know which of the 15 neighborhoods sold, at what price, and why a Chatham Square II condo and a Lago Villaggio home sit $400,000 or more apart inside the same gate.

For Glen Eagle sellers: we price from the recorded sales in your own neighborhood, not from a countywide average, and we prepare the paperwork buyers ask about before they ask: the club’s 2026 dues and capital contribution, your neighborhood association’s budget and estoppel, and, for condominium owners, milestone and reserve documents. Your home is presented with professional photography, video and targeted marketing to the second-home and seasonal buyers who make up most of Glen Eagle’s ownership, and every showing is handled around the gatehouse rules the club publishes.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Glen Eagle home? Get a free Glen Eagle home valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome).

Buying a home in Glen Eagle? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.

Key Takeaways

These are the eight Glen Eagle facts that matter most to anyone buying or selling inside the gate, each drawn from a Collier County, club, school district or federal record and cited in full in the sections that follow on this page.

• Size: 1,234 homes in 15 neighborhoods, a count that matches the county’s zoning record (330 single-family plus 904 multifamily) and the club’s 924 golf plus 310 social memberships.
• Mandatory membership: every home carries either a golf or a social membership fixed to the unit; 2026 annual dues are $8,031 (golf) and $5,402 (social), per the club’s 2026 Realtor’s Packet.
• Capital contribution: a buyer pays $9,000 (golf) or $8,000 (social) at closing under Article 11.12(B) of the master declaration, plus a transfer fee of $425 or $350.
• The course: 18 holes, par 70, designed by Mark McCumber and opened in 1991 as a public course; Gordon Lewis redesigned it in 2005 and 2017.
• Prices: median $395,000 on 56 Collier County recorded qualified sales, August 29, 2025 to August 28, 2026, from $210,000 to $1,195,000.
• Flood zone: 29 test points across all 15 neighborhoods fall in FEMA Zone X on the effective map, with one Chatham Square II address the only exception.
• Schools: Calusa Park Elementary (A), East Naples Middle (A) and Lely High (B), per the district’s July 1, 2026 accountability brief.
• No CDD: no community development district covers Glen Eagle, per the county’s district map and 2025 tax bills.

Table of Contents

Why us and the essentials: Why McGreevy and Comisar Are the Best Realtor for Glen Eagle · Key Takeaways

Living and the market: What Is It Like Living in Glen Eagle as a Homebuyer? · What Are Glen Eagle Homes Selling For? Market Snapshot

History, governance, fees and neighborhoods: How Did Glen Eagle Come to Be? · How Big Is Glen Eagle, and What Does the Master Plan Include? · Who Governs Glen Eagle? The Master Association, 15 Neighborhood Associations and No CDD · What Does It Cost to Own in Glen Eagle? The Fee Stack · What Are the 15 Neighborhoods Inside Glen Eagle? · How Does Glen Eagle Club Membership Work? Golf vs Social, Dues and Capital Contribution

Club, golf and amenities: What Is the Glen Eagle Golf Course Like? · Does Glen Eagle Have a Marina or Boat Access? · How Far Is Glen Eagle From the Beach? · What Tennis, Pickleball and Bocce Are at Glen Eagle? · Does Glen Eagle Have a Fitness Center or Spa? · Where Do Glen Eagle Members Dine?

Storm, flood and insurance: How Has Glen Eagle Weathered Hurricanes? · What Flood Zone Is Glen Eagle In? FEMA Zones by Neighborhood · What Does Insurance Cost Look Like in Glen Eagle?

Schools, access and what is around it: What Schools Serve Glen Eagle? Assignments by Address · What Hospitals and Doctors Are Near Glen Eagle? · How Long Are the Drives From Glen Eagle? · What Is Being Built Near Glen Eagle? · What Are the Day-to-Day Rules in Glen Eagle? Gates, Guests, Pets and Rentals · What Clubs and Events Fill the Glen Eagle Calendar?

Compare, decide, sell: How Does Glen Eagle Compare With Nearby Communities? · Should You Buy in Glen Eagle? Honest Pros and Cons · Thinking of Selling Your Glen Eagle Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts

Questions and sources: Frequently Asked Questions: Buyer Edition · Frequently Asked Questions: Seller Edition · Sources and Authoritative References · Downloadable Documents

What Is It Like Living in Glen Eagle as a Homebuyer?

Living in Glen Eagle means buying into a private, member-owned golf club as much as a house. Every one of the 1,234 homes carries a mandatory club membership, most homes are condominiums or villas, and the gate sits on Davis Boulevard about 11 minutes from Fifth Avenue South, which makes Glen Eagle an in-town club at an attainable price.

The product mix. Glen Eagle is mostly attached housing. Of the 1,234 homes, 330 are single-family and 904 are multifamily, per Collier County’s PUD master list. The single-family homes sit in four neighborhoods: Addison Reserve (110 homes, built 2000 to 2003), Montclair Park Fairway Estate Homes (79, the oldest, 1990 to 2004), Oxford Village (36) and Lago Villaggio (105, the newest and largest homes, 2002 to 2006). Brittany Place and Montclair Park Villas are attached villas. The other nine neighborhoods are condominiums, from the 1990 to 1992 Chatham Square buildings to the 2003 to 2004 Sterling Greens buildings. In Collier County’s recorded qualified sales from August 29, 2025 through August 28, 2026, prices ran from $210,000 for a Chatham Square II condo to $1,195,000 for a Montclair Park Fairway Estate home on Provincetown Drive.

Who buys here. Only 534 of the 1,234 homes (43%) carry a homestead exemption on the Collier County property appraiser’s published tax roll for 2026. We read that to mean a majority of Glen Eagle homes are owned as seasonal residences, second homes or long-term rentals. In practice, the buyer pool mixes seasonal and second-home buyers with year-round households who value the in-town location and the A-rated elementary and middle schools. A 2013 Naples Daily News story described Lago Villaggio’s residents as mostly young families, a reminder that the single-family neighborhoods draw a different buyer than the condominiums.

Location. The main gate is on Glen Eagle Boulevard at Davis Boulevard (State Road 84), the north leg of the Davis and County Barn Road signal, with a staffed gatehouse. A second entrance reaches Radio Road on the north side; the club does not publish its staffing. By free-flow routing computed September 23, 2026, the Davis gate is 4.9 miles and about 11 minutes from Fifth Avenue South, 8 minutes from I-75 at exits 101 and 105, 9 minutes from Naples Airport and about 40 minutes from Southwest Florida International Airport. Allow more time from January through April. Publix stores at Radio Road and at Davis Boulevard are 2 to 3 minutes away.

A club-centric life. The clubhouse is the town square. The club lists a heated pool, four lighted Har-Tru tennis courts, two bocce courts, a fitness center open 24 hours, a main dining room, a private dining room, the 19th Hole lounge and the Divot Cafe on its amenities page. Social members may play golf from May through October. There are no pickleball courts, no marina and no beach club; East Naples Community Park, home of the US Open Pickleball Championships and 65 courts, is about 9 minutes away.

The rules. The club states on its real estate page that Airbnb and other short-term rentals are not allowed, and each neighborhood sets its own rental terms. For Sale signs are not permitted. A membership cannot be bought, sold or upgraded separately from the home, so the class you buy (golf or social) is the class you keep.

The honest tradeoffs. The course is short (3,986 to 5,632 yards) and has no driving range; the club added a golf simulator in December 2024. Golf dues rose about 19% from 2025 to 2026. Neighborhood association fees are not published anywhere, so a buyer must get them from the association’s budget or estoppel. Several older condominium buildings face structural milestone obligations, covered in the market section below. And Davis Boulevard carries heavy seasonal traffic; its widening to six lanes is a listed need in the Collier MPO’s 2050 plan but is unfunded.

Buying or Selling in Glen Eagle? Talk to the Team That Tracks Every Sale

Glen Eagle’s county-recorded median was $395,000 on 56 sales in the last 12 months, and neighborhood medians ranged from $266,500 to $690,000 inside the same gate. We price from those deeds, not averages. Sellers can request a free Glen Eagle home valuation or call Jesse at (239) 898-6072. Buyers can read how we represent buyers in Naples. Top 1% Real Estate Agents Nationally Since 2008.

Planning a sale? Our Glen Eagle seller guide prices by neighborhood and membership class. Buying? Our Glen Eagle buyer guide walks through the capital contribution, dues and condo document checks.

What Are Glen Eagle Homes Selling For? Market Snapshot

Glen Eagle homes sold for a median of $395,000 across 56 Collier County recorded qualified sales from August 29, 2025 through August 28, 2026, ranging from $210,000 to $1,195,000. Single-family homes had a median of $665,000 on 9 sales; condominiums and villas had a median of $360,000 on 47 sales, well below Collier’s countywide median.

Data updated: September 2026

Total recorded volume was $24,019,500 over the 56 sales. The median is the mean of the two middle sales, $385,000 and $405,000. For context, Collier County recorded 9,674 qualified improved sales over the same 12 months with a median of $621,500, so the typical Glen Eagle sale closed at about 64% of the countywide median.

The Southwest Florida MLS adds the timing side. Over the 12 months to September 24, 2026, 63 Glen Eagle homes closed through the MLS at a median of $405,000, a median of 86 days on market and a median of 95.8% of their final list price; 10 of the 63 sold at or above list. On September 24, 2026, 19 homes were listed for sale at a median asking price of $385,000. The MLS count (63) and the county count (56) differ because the windows differ and the county keeps only the deeds it qualifies as arm’s-length sales.

Glen Eagle Sales by Neighborhood

The table uses the club’s 15 buyer-facing neighborhood names, each mapped to its recorded plat. Where a neighborhood had fewer than three sales, we list the individual prices rather than a median, because a median of one or two sales says little.

Source: Collier County’s recorded qualified sales, August 29, 2025 through August 28, 2026, from the Collier County property appraiser’s published tax roll; neighborhood names and unit counts from the club’s 2026 Realtor’s Packet and the county roll.

Single-family versus attached. The four single-family neighborhoods (330 homes) produced 9 sales with a median of $665,000. The eleven villa and condominium neighborhoods (904 homes) produced 47 sales with a median of $360,000.

Ownership mix. A homestead exemption is on 534 of 1,234 homes (43%) on the 2026 roll, so most Glen Eagle homes are owned by seasonal residents, second-home owners or landlords. For a seller, that means the buyer is often shopping from out of state in the months before season, and marketing timing matters.

How to read these numbers. Every figure in this section is a county-recorded qualified sale: a deed recorded with the Collier County Clerk and qualified by the property appraiser as an arm’s-length transaction. That excludes most foreclosures, family transfers and non-market deeds. These are not multiple listing service figures. Days on market and sale-to-list price ratio come from the Southwest Florida MLS: over the 12 months to September 24, 2026, the median Glen Eagle MLS sale took 86 days on market and closed at 95.8% of its final list price. The county’s price per square foot also uses a different denominator from the MLS, explained below.

What Does the County Record Say About Price per Square Foot?

The Collier County roll measures a home by total area under roof. That figure counts garages, carports, covered lanais and entries along with the air-conditioned living space. The multiple listing service reports price per square foot on living area under air. Divide the same sale price by the larger county number and the result is a lower price per square foot, sometimes markedly lower for a single-family home with a three-car garage and a large lanai.

For that reason we do not publish a county price per square foot for Glen Eagle on this page. A county figure set beside an MLS figure would make a home look cheaper or dearer than it is. If you are a seller, ask for comparables on the living-area basis, drawn from the same neighborhood and the same membership class; that is how we build every Glen Eagle valuation. If you are a buyer, make sure any number you are quoted says which denominator it uses.

Why Do Chatham Square II Condos Sell for Less?

Chatham Square II posted the lowest median in Glen Eagle, $266,500 on six sales, with a range of $210,000 to $284,000. We see four factors in the public record, and we flag which are record and which are our reading.

Age. Its five buildings on Dennis Circle received certificates of occupancy in 1991 and 1992, making them among the oldest in the community, and they predate the statewide Florida Building Code that took effect March 1, 2002.

Building type. The club’s packet describes Chatham Square II buildings as three or four stories, and owner descriptions mention elevators. Buildings of three or more habitable stories fall under Florida’s condominium milestone inspection law.

Milestone status. Glen Eagle sits inside Collier County’s 3-mile saltwater zone, so the county applies the 25-year inspection schedule. Collier County’s milestone inspection records, checked September 23, 2026, listed four of Chatham Square II’s five buildings as “Milestone Delinquent.” That is a status in a county record. It is not a finding about the condition of any building, and it may reflect paperwork timing. For comparison, the same records show Glenmoor Greens I’s inspections complete, with the next cycle due in 2033, and Sterling Greens I and II not yet due (2028 to 2029).

Unit type. Owner descriptions on the club’s site show two-bedroom flats in stacked buildings. In our reading of Glen Eagle sales, flats consistently trade below villas and carriage homes with garages.

Our inference is that the milestone status and the prospect of related assessments weigh on buyer demand. Chatham Square I, built in the same years on the same street but absent from the county’s milestone list, had a median of $346,000 on four sales. A buyer considering Chatham Square II should ask the association for its milestone inspection report, its structural integrity reserve study and any adopted or proposed special assessment before signing. One address, 7065 Dennis Circle, also sits about 3 meters inside a small Zone AE area on FEMA’s effective flood map, though the preliminary map issued March 20, 2025 shows it in Zone X. A Chatham Square II seller who gathers these documents before listing gives buyers a reason to stay at the table.

How Did Glen Eagle Come to Be?

Glen Eagle began in 1990 as Embassy Woods Golf and Country Club at Bretonne Park, developed by Eli Baron’s ELBA Development Corporation on land the club says was once a private hunting and fishing retreat. The McCumber course opened in 1991, the community changed hands and took the Glen Eagle name in 1998, and owners took control in 2004.

Embassy Woods at Bretonne Park, 1986 to 1997

The land was entitled before it had a brand. Collier County’s zoning record carries the project as a development of regional impact under the name Bretonne Park, and the county adopted the Bretonne Park planned unit development in Ordinance 87-15, amended in 1988 and 1989, per the county’s list of PUD ordinances. The county still lists the PUD as “Embassy Woods/Glen Eagle.”

On July 30, 1990, ELBA Development Corporation, with Eli Baron as president and sole incorporator, signed the articles of the master association, filed with the state on August 1, 1990, according to the Florida Division of Corporations filing images. Those articles describe the club’s common areas as the golf course, entry medians, the front entrance and perimeter wall, recreational facilities, street lighting and the surface water management system. On October 31, 1990 the association took the name Embassy Woods Golf and Country Club at Bretonne Park Master Association. The same corporation is today’s Glen Eagle Golf & Country Club, Inc.

The course was already in the ground. Florida Green’s spring 1990 report of courses under construction lists “Embassy Woods at Bretonne Park, 18 holes, McCumber, Mark.” The club’s history says the course opened in 1991 as a public course. The first condominiums followed: the state’s condominium records show Chatham Square I recorded January 7, 1991, Chatham Square II on February 13, 1991, Saratoga Colony on November 25, 1992 and Glenmoor Greens I on May 21, 1994, all sponsored by companies at ELBA’s Tamiami Trail North office. Through the mid-1990s the master association board was held by Baron and his associates. In 1996, a Florida limited partnership formed at the same office took $3,000,000 from an Ontario limited partnership and $3,000,000 from Baron Family Holdings, per its 1996 certificate of limited partnership.

The 1998 Change of Hands and the Glen Eagle Name

In the club’s words, “In 1998, the community changed hands and was renamed Glen Eagle Golf & Country Club.” The paperwork agrees. Amended and restated articles filed January 20, 1998 changed the association’s name to Glen Eagle Golf & Country Club, Inc., with a new slate of officers. On March 30, 1998, MS TEP Embassy, L.P. registered in Florida at 1403 Glen Eagle Boulevard, the clubhouse address. That partnership became the sponsor of record for the four Sterling condominiums, per the state’s condominium developer records: Sterling Lakes II (recorded August 16, 2001), Sterling Lakes I (November 20, 2002), Sterling Greens II (June 20, 2003) and Sterling Greens I (March 24, 2004). The PUD was amended again in 1998, 2000 and on June 12, 2001 (Ordinance 01-32), the county’s current ordinance for the community.

The second building era filled in the map. Oxford Village and Brittany Place associations were formed on November 30, 1998, Addison Reserve’s in January 2000. Lago Villaggio, on the west side, began as the Regent Lake Homeowners Association, incorporated April 27, 2001 by Glen Eagle’s then president from the clubhouse address and renamed Lago Villaggio later that year, per its articles of incorporation. Its 105 homes were built from 2002 to 2006.

Owner Control in 2004 and the 2017 Course Renovation

Control passed to owners on August 2, 2004. Articles of amendment filed that September state that “the entire Board of Directors was replaced by election of the Members on August 2, 2004.” The club says homeowners then gained full ownership and control and chose the first general manager. In 2015 the members restated the association’s purpose as a residential homeowners’ association under Chapter 720 of the Florida Statutes.

The owners have since reinvested in the course. Gordon Lewis remodeled it in 2005, according to the club scorecard. Golf members voted in 2016 for a larger renovation, which began in April 2017. The Naples Daily News reported a cost of about $3 million, covering a Lewis redesign, new irrigation and drainage, TifEagle greens and Celebration bermudagrass fairways. In December 2024 the club added a golf simulator.

Glen Eagle Chronology

How Big Is Glen Eagle, and What Does the Master Plan Include?

Glen Eagle covers the 333.5-acre Bretonne Park planned unit development plus the separately zoned Lago Villaggio, stretching from Davis Boulevard north to Radio Road. The county approved 330 single-family and 904 multifamily homes, 1,234 in all, around an 18-hole course, and the community is fully built out.

What Does the Bretonne Park PUD Allow?

Glen Eagle’s zoning is the Bretonne Park PUD, listed by Collier County as “Embassy Woods/Glen Eagle.” It was created by Ordinance 87-15 and amended by Ordinances 88-67, 89-10, 98-112, 00-9 and 01-32, the last approved June 12, 2001, per the county’s list of PUD ordinances and PUD master list. The PUD covers 333.5 acres in Section 5, Township 50 South, Range 26 East. The county’s Hearing Examiner approved minor changes in 2014 and 2016; the county has not published their subjects online.

The PUD master list records 330 single-family and 904 multifamily homes developed, 1,234 in total. Three independent counts agree on that number: the county’s zoning record, the county tax roll, and the club’s 924 golf and 310 social memberships. The golf course and clubhouse sit inside the residential PUD rather than on separately zoned golf land.

Lago Villaggio is the one piece zoned elsewhere. Its 105 homes lie in Section 6, inside the Whittenberg Estates PUD (Ordinance 2000-07), per the county’s PUD map layer. It is still part of Glen Eagle: it appears on the club’s list of 15 neighborhoods, it was created by the Glen Eagle declarant in 2001, and its homes carry club memberships under the master declaration, recorded at Official Records Book 1550, Page 602. So the club’s footprint is larger than the 333.5-acre PUD.

Recorded plats include Montclair Park (Plat Book 18, Pages 21 to 22), Brittany Place (Plat Book 30, Pages 26 to 31), Addison Reserve (Plat Book 33, Pages 51 to 53) and Lago Villaggio (Plat Book 38, Pages 11 to 14).

How Is Glen Eagle Laid Out, From Davis Boulevard to Radio Road?

Glen Eagle Boulevard is the spine. It enters from the south at the Davis Boulevard and County Barn Road signal, where the staffed gatehouse sits, and runs north to a second gate at Radio Road, per Collier County’s road centerline data. The clubhouse is at 1403 Glen Eagle Boulevard, just inside the Davis gate. The 15 neighborhoods open off the boulevard and its loops, with the course threaded between them; the club’s local rules send golf carts along Glen Eagle Boulevard between holes, a sign of how closely the holes and homes interlock.

Water shapes the plan. Lakes serve the community’s stormwater system, which drains to the county’s Lely Canal basin, and the dining lanai overlooks a lake and the 9th fairway. FEMA’s mapped high-risk flood areas inside Glen Eagle are mostly those lakes and low ground on the course, while homes sit on ground about 10.6 to 12.3 feet above sea level. The master declaration prohibits boating and swimming in the lakes.

Glen Eagle is bordered by the Berkshire Lakes PUD, which includes Countryside Golf & Country Club, to the north and east, by Whittenberg Estates and Saxon Manor Isles to the west and northwest, and, across Davis Boulevard, by the Avalon of Naples residential PUD and Seacrest Country Day School.

Is There Any Land Left to Build On?

No. The county lists the Bretonne Park PUD’s estimated build-out as 2006, and the Whittenberg Estates PUD as built out. The last homes, in Lago Villaggio and Sterling Greens, were completed by 2006. We found no vacant development tract inside the gate.

The largest open land is the golf course, and we found no proposal to redevelop it in county zoning records, the county’s planning calendar or local news from 2023 through 2026. Converting it would take two separate public processes: an amendment to the Bretonne Park PUD, with Planning Commission and County Commission hearings, and the county’s golf course conversion process under its Land Development Code section 5.05.15. That process requires notice to every owner within 1,000 feet of the course, stakeholder meetings and a greenway of at least 35% of the converted area. Because the course is owned by Glen Eagle Golf & Country Club, Inc., the homeowners’ own association, any sale would also run through the members; we infer from the club’s governing structure that owners, not an outside operator, hold that decision.

What will change is the neighborhood around the gate. About half a mile east, the Vitano project at Davis and Santa Barbara Boulevards plans 622 homes and a Whole Foods Market, with the developer targeting a 2027 groundbreaking, and the I-75 interchange at Collier Boulevard is being rebuilt with completion estimated at the end of 2026.

Who Governs Glen Eagle? The Master Association, 15 Neighborhood Associations and No CDD

Glen Eagle is governed in two layers. The club itself, Glen Eagle Golf & Country Club, Inc., is the master homeowners’ association under Chapter 720 of Florida law and has been controlled by owners since 2004. Every owner also belongs to one of 15 neighborhood associations. There is no community development district.

Is the Club the Same Thing as the Homeowners’ Association?

Yes. The golf club and the master association are one legal entity. Florida’s Division of Corporations lists Glen Eagle Golf & Country Club, Inc. as Sunbiz document N39323, a Florida not-for-profit corporation filed August 1, 1990 and active today. It was incorporated as Embassy Woods at Bretonne Park Master Association, Inc., and its restated articles filed January 20, 1998 changed the name to Glen Eagle. The 2015 amendment to the articles states its purpose plainly: to act “as a residential homeowners association pursuant to Chapter 720, Florida Statutes.”

The association, meaning the owners collectively, holds title to the golf course, clubhouse, recreation facilities, private roads, preserves, the stormwater system and the entrances, per Section 5 of the 2015 Amended and Restated Master Declaration and Bylaws. The original master declaration was recorded August 8, 1990 at O.R. Book 1550, Page 602 in the Collier County public records, and the 2015 document restates it. There is no recreation lease.

How Did Owners Take Control, and How Is the Board Elected?

The developer controlled the board until August 2, 2004, when, according to the Articles of Amendment filed with the state, “the entire Board of Directors was replaced by election of the Members.” The club’s own history page describes the same year as the point when “homeowners gained full ownership and control of the Club.”

Under the 2015 bylaws, seven directors serve two-year staggered terms, each must be a member or a member’s spouse, and each lot or unit carries one vote. The fiscal year is the calendar year. Members, not the board alone, must approve material alterations over $200,000 in a fiscal year (two-thirds of voting interests), mortgage borrowing over $200,000 (two-thirds), and special assessments over $200 per unit per year (a majority).

Which Neighborhood Association Will You Belong To?

The club’s 2026 Realtor’s Packet states: “Every Glen Eagle owner is a member of both the Master Association and their specific neighborhood community association.” Neighborhood rules can be stricter than the master’s, never looser. Two shared “commons” associations sit between the layers for the Chatham Square and Sterling enclaves. Filing dates below are from Sunbiz; management companies are from the 2026 packet.

The Montclair Park Villas row is our reading: it is the only remaining Montclair entity, and Anchor manages both. Note that “Glen Eagle Community Association, Inc.” on Sunbiz is a Kissimmee entity, unrelated to this community.

Is There a CDD in Glen Eagle?

No, and we checked three independent ways on September 23, 2026. No Glen Eagle point falls inside any of the 33 districts on Collier County’s community development district boundary layer. No district named Glen Eagle, Embassy Woods or Bretonne appears on the state’s Official List of Special Districts. And sampled 2025 tax bills from the Collier County Tax Collector for a Chatham Square II condo, a Lago Villaggio home and several Section 5 villas and homes carry no CDD line. Drainage is the master association’s job under its articles.

What Taxing Districts and Millage Apply?

Glen Eagle is in unincorporated Collier County, not the City of Naples. The 2025 tax bills show a total of 10.6058 mills for Section 5 parcels, which is almost all of Glen Eagle, and 10.5058 mills for Lago Villaggio in Section 6. The only difference is the Radio Road Beautification MSTU, 0.1 mill, which funds median landscaping along Radio Road and Devonshire Boulevard per the county’s Radio Road Beautification Advisory Committee page; Lago Villaggio sits outside its boundary. Fire and rescue is the Greater Naples Fire Rescue District at 2.0 mills per its FY 2025-26 approved budget. Sampled single-family and villa bills also carried a $261.91 solid waste assessment; the sampled condo bill did not.

What Do Florida’s Condo Safety Laws Mean for Glen Eagle?

Florida’s milestone inspection law, section 553.899, covers condominium and cooperative buildings of three or more habitable stories. Collier County’s milestone program applies a 25-year first inspection to buildings within 3 miles of saltwater, and the Glen Eagle condominium buildings tested against the county’s saltwater buffer layer all fall inside that 3-mile zone. Collier County’s milestone records, checked September 23, 2026, show:

• Chatham Square II: four of its five buildings (E, F, H and I) listed as “Milestone Delinquent”; Building G listed as completed, next due 2035.
• Glenmoor Greens I: all three buildings completed, next due 2033.
• Sterling Greens I and II: four buildings open and not yet due, with next dates of 2028 to 2029.

No other Glen Eagle association appears on the county’s milestone layer. Separately, Florida requires a structural integrity reserve study (SIRS) for condominium buildings three stories or higher; the state tracks filings through its SIRS reporting page. We have not verified individual filings; ask the association for its study.

Three neighborhoods need a careful read of their documents. For Brittany Place, Montclair Park and Montclair Park Villas, the county tax roll classifies the units as condominium-use parcels, while the associations are organized as homeowners’ associations and do not appear on the state’s list of registered condominiums in the DBPR condominium public records. Before assuming Chapter 718 (condominium) or Chapter 720 (homeowners’ association) rules apply, read the recorded declaration.

What Does It Cost to Own in Glen Eagle? The Fee Stack

Owning in Glen Eagle means paying mandatory club dues to the master association ($8,031 a year for a Golf home, $5,402 for a Social home in 2026), a $600 food minimum, one-time closing charges, a neighborhood association fee that is not published, and county property taxes. There is no CDD assessment on top.

Every figure below comes from the club’s 2026 Realtor’s Packet unless the row says otherwise.

The club dues include BlueStream Fiber internet and basic cable, which the club’s About page says residents receive “as members of the Master Association.” Golf members also pay per-round cart fees ($26.50 for 18 holes in 2026).

How Fast Have Glen Eagle Dues Risen?

In 2016 the club’s Sale Information Packet listed Golf dues at $4,078 and Social dues at $2,480. By 2026 those were $8,031 and $5,402, an increase of 96.9% and 117.8% over ten years. The single biggest jump was the latest one: the club’s 2025 Realtor’s Packet listed Golf dues at $6,726 and Social at $4,756, so Golf dues rose about 19% and Social about 14% from 2025 to 2026. The buyer capital contribution rose too, from $7,500 and $6,500 in 2025 to $9,000 and $8,000 in 2026, and from $2,500 and $2,000 in 2016.

What Might a First Year Cost on a Golf Membership Home?

Here is the arithmetic for the club layers only, using the 2026 packet:

• Golf dues: $8,031
• Food and beverage minimum: $600
• Capital contribution at closing: $9,000
• Transfer fee: $425
• Estoppel certificate: $299
• Total known club layers: $18,355

The same calculation for a Social home is $5,402 + $600 + $8,000 + $350 + $299 = $14,651. The neighborhood association fee and property taxes are added on top of both totals. We show a full year of dues; how much falls due in the year you close depends on the closing date and what the seller has already paid, which the estoppel certificate states. Whether the buyer or seller pays the estoppel fee is a contract term.

For taxes, 10.6058 mills means $10.6058 per $1,000 of taxable value. As arithmetic only, a taxable value of $400,000 would produce about $4,242 in ad valorem tax before any non-ad valorem charges. Taxable value is set by the county, is not the sale price, and depends on whether the home is homesteaded.

What Should a Buyer Ask About Special Assessments and Reserves?

The neighborhood fee is the one layer we cannot publish, because no association posts it. To get it, request the association’s current adopted budget and an estoppel certificate, which states the regular assessment, any special assessment and whether the account is current. Then ask for:

• The reserve schedule, and for condominium buildings of three or more stories, the SIRS and any milestone inspection reports.
• Board minutes from the past 12 months, which show repairs and assessments under discussion.
• The master association’s current budget. Its bylaws require a member majority for any special assessment over $200 per unit per year.
• Any loan the master association carries. The 2019 club budget included a $175 per unit “loan repayment” line, and the 2016 budget included $200 for common reserves plus $346 toward a maintenance building and Divot renovation.

What Are the 15 Neighborhoods Inside Glen Eagle?

Glen Eagle holds 1,234 homes in 15 neighborhoods named by the club: four single-family neighborhoods (Addison Reserve, Montclair Park Fairway Estate Homes, Oxford Village, Lago Villaggio), two attached-villa neighborhoods, and nine condominium associations. Each home is fixed as Golf or Social, and the split varies sharply by neighborhood.

Units and years built are from the county tax roll; golf and social counts are from Exhibit D, “Designation of Membership,” in the 2015 Master Declaration, which totals 924 Golf and 310 Social. Sales are Collier County’s recorded qualified sales, August 29, 2025 through August 28, 2026, not MLS figures.

Our reading of Exhibit D: Chatham Square, Glenmoor Greens, Saratoga Colony and the Montclair neighborhoods are almost entirely Golf, while the Sterling condos, Addison Reserve and Lago Villaggio hold most Social homes.

Addison Reserve

Addison Reserve is 110 single-family homes on Glen Eagle Circle, built 2000 to 2003 under a recorded plat of the same name (Plat Book 33, Pages 51 to 53). Its association, Addison Reserve Homeowners Association, Inc., was filed January 18, 2000 and is managed by Resort Management. Exhibit D designates 46 homes Golf and 64 Social, so a buyer who wants year-round golf needs to check the individual lot. County-recorded qualified sales from August 29, 2025 through August 28, 2026: three, with a median of $550,000 and a range of $447,500 to $590,000. Searches for this neighborhood collide with the much larger Addison Reserve Country Club in Delray Beach, a separate community with separate Sunbiz entities; the Naples neighborhood is best described as Addison Reserve at Glen Eagle. We found no public record of story counts or garage sizes for the neighborhood as a whole.

For sales, fees, flood and schools in this neighborhood alone, read our Addison Reserve at Glen Eagle guide.

A dedicated Addison Reserve sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Montclair Park Fairway Estate Homes

Montclair Park Fairway Estate Homes is the oldest single-family neighborhood in Glen Eagle: 79 homes built 1990 to 2004 on Provincetown Drive, Harwich Court, Chartwell Lane and Kenridge Place. It combines two recorded plats with different names, Embassy Woods Golf and Country Club at Bretonne Park, Phase One (Harwich, Chartwell and Kenridge), and Montclair Park North (Provincetown), both mapped to this neighborhood in the master declaration’s Exhibit D. All 79 homes are designated Golf. Its association, filed December 5, 1990, is the only one of the 15 that is self-managed, with its principal address at a member’s home. County-recorded qualified sales in the 12 months to August 28, 2026: two, at $757,000 and $1,195,000, the second being the highest recorded sale in Glen Eagle for the period.

For sales, fees, flood and schools in this neighborhood alone, read our Montclair Park Fairway Estate Homes guide.

Oxford Village

Oxford Village is 36 single-family homes on Harvard Lane and Harvard Court, built 1998 to 2001. The recorded plat is named Glen Eagle Golf & Country Club Phase Three, which is why the neighborhood name rarely appears in public records. The club’s own rental board posts a Harvard Court home under the Oxford Village name, and an owner there describes a two-bedroom plus den pool home on a cul-de-sac backing onto the 12th hole (owner-reported). Oxford Village Homeowners Association, Inc. was filed November 30, 1998, the same day as Brittany Place’s association, and is managed by Anchor Associates. Exhibit D designates 27 homes Golf and 9 Social. There were no county-recorded qualified sales from August 29, 2025 through August 28, 2026, which makes it the tightest-held neighborhood in the community by that measure.

For sales, fees, flood and schools in this neighborhood alone, read our Oxford Village at Glen Eagle guide.

Lago Villaggio

Lago Villaggio holds the largest homes in Glen Eagle: 105 single-family homes on Lago Villaggio Way, built 2002 to 2006. It sits in Section 6 under a separate zoning ordinance, the Whittenberg Estates PUD (Ordinance 2000-07), but it is inside Glen Eagle: the master declaration’s Exhibit A-1 adds about 37.93 acres as the “Lago Villaggio Addition,” and the club lists it among its 15 neighborhoods. Its association began as Regent Lake Homeowners Association, Inc. in April 2001 and took the Lago Villaggio name that December; Anchor Associates manages it. Exhibit D designates 47 homes Golf and 58 Social. Lago Villaggio pays 10.5058 mills rather than 10.6058 because it is outside the Radio Road MSTU. A 2013 Naples Daily News report described the section as not gated. County-recorded qualified sales in the 12 months to August 28, 2026: four, median $690,000, range $560,000 to $992,000.

For sales, fees, flood and schools in this neighborhood alone, read our Lago Villaggio at Glen Eagle guide.

A dedicated Lago Villaggio sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Brittany Place

Brittany Place is 102 attached villas built 1998 to 2001 on Chelmsford, Fairhaven, Dorchester, Barnstable and Grafton Courts, Eastham Court and Athol Way. It was recorded in two plats, Brittany Place Phase 1 (32 homes, Plat Book 30, Pages 26 to 28) and Phase 2 (70 homes, Plat Book 30, Pages 29 to 31). Brittany Place Homeowners Association, Inc., filed November 30, 1998, is managed by Resort Management. Exhibit D designates 65 homes Golf and 37 Social. The ownership form needs a careful read: the county roll classifies these units as condominium-use parcels, but the association is a homeowners’ association and does not appear on the state’s list of registered condominiums, so read the recorded declaration before assuming which statute applies. County-recorded qualified sales from August 29, 2025 through August 28, 2026: seven, median $495,000, range $405,000 to $535,000.

For sales, fees, flood and schools in this neighborhood alone, read our Brittany Place at Glen Eagle guide.

A dedicated Brittany Place sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Chatham Square I

Chatham Square I is a 96-unit condominium on Dennis Circle, built 1990 to 1992, among the first homes in what was then Embassy Woods. Its declaration was recorded January 7, 1991 according to the state’s condominium records, and the developer of record was Chatham Square Development Corporation. Chatham Square I, Inc. was filed August 22, 1990 and is managed by Anchor Associates, and a shared Chatham Square Commons Association, Inc. serves both Chatham phases. Every one of the 96 units is designated Golf in Exhibit D, which makes the Chatham Square buildings among the lower-priced routes to a full golf membership in Glen Eagle. Chatham Square I does not appear on Collier County’s milestone inspection layer, and we have not confirmed its story count from a public record. County-recorded qualified sales in the 12 months to August 28, 2026: four, median $346,000, range $310,000 to $360,000.

For sales, fees, flood and schools in this neighborhood alone, read our Chatham Square I at Glen Eagle guide.

Chatham Square II

Chatham Square II is a 120-unit condominium in five buildings on Dennis Circle, built 1991 to 1992. The club’s 2026 packet refers to “3 or 4-story buildings within Sterling Greens or Chatham 2,” and owner listings on the club site describe elevator access. Its declaration was recorded February 13, 1991 per the state’s condominium records. Chatham Square II, Inc., filed August 22, 1990, is managed by Anchor Associates and shares the Chatham Square Commons association. Exhibit D designates 119 units Golf and 1 Social. Collier County’s milestone records, checked September 23, 2026, listed four of Chatham Square II’s five buildings as delinquent (E, F, H and I), with Building G completed and next due 2035. Ask for the inspection reports and any repair plan. County-recorded qualified sales from August 29, 2025 through August 28, 2026: six, median $266,500, range $210,000 to $284,000, the lowest median of any Glen Eagle neighborhood with three or more sales.

For sales, fees, flood and schools in this neighborhood alone, read our Chatham Square II at Glen Eagle guide.

A dedicated Chatham Square II sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Glenmoor Greens I

Glenmoor Greens I is a 72-unit condominium in three buildings on Eastham Way, built in stages from 1994 to 2002. The state’s records show its declaration recorded May 21, 1994, with Glenmoor I Condo Building Corporation as developer of record. All three buildings appear on Collier County’s milestone layer, which covers buildings of three or more habitable stories, and all three are listed as inspections completed with the next cycle due in 2033. Glenmoor Greens I, Inc. was filed March 25, 1991 and is managed by Guardian Property. Exhibit D designates 71 units Golf and 1 Social. An owner rental posted on the club site describes a ground-floor two-bedroom, two-bath unit of about 1,110 square feet with covered, assigned parking (owner-reported). County-recorded qualified sales in the 12 months to August 28, 2026: two, at $254,000 and $299,000.

For sales, fees, flood and schools in this neighborhood alone, read our Glenmoor Greens I at Glen Eagle guide.

A dedicated Glenmoor Greens I sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Glenmoor Greens II

Glenmoor Greens II is an 84-unit condominium on Eastham Way and Hingham Way, built 1997 to 2001, with its declaration recorded March 4, 1997 per the state’s condominium records. Glenmoor Greens II, Inc. was filed March 25, 1991, alongside Glenmoor Greens I, and is managed by Southwest Property. Exhibit D designates 72 units Golf and 12 Social. The buildings do not appear on Collier County’s milestone layer, and we have not confirmed story counts from a public record. Owner rentals posted on the club site describe first-floor two-bedroom plus den units with no stairs and golf course views (owner-reported). County-recorded qualified sales from August 29, 2025 through August 28, 2026: seven, median $415,000, range $345,000 to $490,000, the second-highest condominium median in Glen Eagle for the period. Its seven sales tie Brittany Place and Saratoga Colony for the most in the community.

For sales, fees, flood and schools in this neighborhood alone, read our Glenmoor Greens II at Glen Eagle guide.

A dedicated Glenmoor Greens II sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Montclair Park Villas

Montclair Park Villas is 83 attached villas on Marblehead Drive and Glen Eagle Boulevard, built 1991 to 2000. The club lists one Montclair villa neighborhood, and we group two recorded plats under it, Montclair Park (55 homes, Plat Book 18, Pages 21 to 22) and Montclair Park Villas (28 homes); that grouping is our reading of the unit counts, which only close to 1,234 this way. The governing association, in our reading, is Montclair Park Homeowner’s Association, Inc., filed November 19, 1990 and managed by Anchor Associates. All 83 homes are designated Golf. As with Brittany Place, the county roll classifies the units as condominium-use parcels while the association is organized as a homeowners’ association and is not on the state’s list of registered condominiums, so read the recorded declaration first. The club scorecard’s local rules bar golf carts from Marblehead Drive. County-recorded qualified sales in the 12 months to August 28, 2026: four, median $454,500, range $405,000 to $500,000.

For sales, fees, flood and schools in this neighborhood alone, read our Montclair Park Villas at Glen Eagle guide.

Saratoga Colony

Saratoga Colony is a 120-unit condominium on Saratoga Circle, built 1992 to 1996, tied with Chatham Square II as the largest condominium in Glen Eagle. The state’s records show its declaration recorded November 25, 1992, with Saratoga Colony Building Corporation as developer of record. Saratoga Colony, Inc., filed April 17, 1991, is managed by Resort Management. Exhibit D designates 118 units Golf and 2 Social. Its distinctive feature is parking: an owner listing on the club’s for-sale board describes a first-floor two-bedroom plus den unit of about 1,320 square feet with a lake view and a detached one-car garage (owner-reported). The buildings do not appear on the county’s milestone layer. County-recorded qualified sales from August 29, 2025 through August 28, 2026: seven, median $320,000, range $272,500 to $335,000.

For sales, fees, flood and schools in this neighborhood alone, read our Saratoga Colony at Glen Eagle guide.

A dedicated Saratoga Colony sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Sterling Greens I

Sterling Greens I is a condominium on Sterling Greens Place, built in 2004, among the newest buildings in Glen Eagle and built after the statewide Florida Building Code took effect on March 1, 2002. The county roll counts 47 units; the state’s condominium record lists 48. Its declaration was recorded March 24, 2004, and the developer of record was MS TEP Embassy, L.P., the entity registered in 1998 at the clubhouse address. The club packet describes the Sterling Greens buildings as 3 or 4 stories. Sterling Greens I Condominium Association, Inc., filed October 16, 2003, is managed by Anchor Associates. Exhibit D designates 18 units Golf and 29 Social. Collier County’s milestone records show its two buildings open and not yet due, with next dates in 2029. County-recorded qualified sales in the 12 months to August 28, 2026: three, median $310,000, range $290,000 to $385,000.

Sterling Greens I and II are covered together in our Sterling Greens at Glen Eagle guide, with sales, fees, flood and schools for both condominiums.

Sterling Greens II

Sterling Greens II is a 48-unit condominium on Sterling Greens Place, built 2003 to 2004 in 3 or 4-story buildings per the club packet, with its declaration recorded June 20, 2003 and MS TEP Embassy, L.P. as developer of record. Sterling Greens II Condominium Association, Inc., filed July 25, 2002, is managed by Resort Management. Exhibit D splits it almost evenly, 23 Golf and 25 Social. Collier County’s milestone records list Building 3 as next due in 2029 and Building 4 in 2028, both open and not yet due as of September 23, 2026. An owner rental on the club site describes a three-bedroom, two-bath unit with a Social membership overlooking the 18th fairway (owner-reported). County-recorded qualified sales from August 29, 2025 through August 28, 2026: two, at $296,000 and $375,000.

Sterling Lakes I

Sterling Lakes I is a 64-unit condominium on Sterling Greens Drive and Sterling Greens Court, built 2002 to 2003, with its declaration recorded November 20, 2002 and MS TEP Embassy, L.P. as developer of record. Note the naming trap: Sterling Greens Court belongs to Sterling Lakes on the county roll, not to Sterling Greens. An owner listing on the club site for a Sterling Greens Court unit, labeled “Sterling Greens,” describes a two-story carriage home of nearly 1,800 square feet with two bedrooms plus den, an attached garage and golf and lake views (owner-reported; phase not stated). Sterling Lakes I Condominium Association, Inc., filed October 24, 2000, is managed by Moor Property Services, and the Sterling Isles Commons Association serves both Sterling Lakes phases. Exhibit D designates 26 units Golf and 38 Social. County-recorded qualified sales in the 12 months to August 28, 2026: two, at $350,000 and $420,000.

Sterling Lakes I and II are covered together in our Sterling Lakes at Glen Eagle guide, with sales, fees, flood and schools for both condominiums.

Sterling Lakes II

Sterling Lakes II is a 68-unit condominium on Sterling Greens Drive and Sterling Greens Court, built 2001 to 2002, with its declaration recorded August 16, 2001 per the state’s condominium records and MS TEP Embassy, L.P. as developer of record. Sterling Lakes II Condominium Association, Inc., filed August 9, 2001, is managed by Anchor Associates and shares the Sterling Isles Commons Association with Sterling Lakes I. Exhibit D splits it exactly, 34 Golf and 34 Social, so two neighboring units here can carry different memberships and different dues. The buildings do not appear on Collier County’s milestone layer, and we have not confirmed story counts from a public record. County-recorded qualified sales from August 29, 2025 through August 28, 2026: three, median $442,000, range $420,000 to $450,000, the highest median of any Glen Eagle condominium with three or more sales in the period.

A dedicated Sterling Lakes II sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

How Does Glen Eagle Club Membership Work? Golf vs Social, Dues and Capital Contribution

Glen Eagle membership is mandatory and comes with the home. Each of the 1,234 residences is fixed by the recorded declaration as either Golf (924 homes) or Social (310 homes). You cannot buy, sell or upgrade a membership separately, and there is no refundable equity; the owners’ master association owns the club outright.

Why Can’t You Buy or Upgrade a Membership Separately?

The master declaration makes membership “appurtenant to, and may not be separated from, ownership of a Lot or Living Unit.” The class is fixed per unit in Exhibit D, and the declaration caps Golf memberships at 925. The club’s About page is direct: “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.” The 2026 packet adds that “a member cannot sell or purchase a Golf Membership.”

So the membership decision is really a home decision. If year-round golf matters, filter by Exhibit D before touring. In Chatham Square I and the Montclair neighborhoods every home is Golf; in Sterling Lakes II exactly half are.

What Do Golf and Social Members Get?

A Golf membership gives “full use of all facilities and the golf course year-round,” and its dues cover both golf and social amenities. A Social membership gives full use of the non-golf facilities all year and, per the club, the course from May through October; the declaration describes Social golf as space-available with no advance tee times, paying greens and cart fees ($45 for 18 holes in the 2026 schedule). Social members “do not pay dues for any golf related operations.” The cost split in the declaration follows the same line: the roads, clubhouse, pool, tennis, preserves and stormwater system are shared equally by every home, while the course, pro shop and cart facilities are assessed against Golf members only.

A Golf membership covers one “family” as the declaration defines it: one person, a household related by blood, marriage or adoption, or no more than two unrelated persons and their children. Each unit gets two member ID cards. Entity owners and unrelated co-owners must designate one family, and the designated golfer can change once per calendar year absent a sale.

How Do Guests and Tenants Use the Club?

Guests of Golf members paid $100 for 18 holes January through March in 2026, $85 in April, November and December, and $45 May through October. Up to six named direct-family guests per year pay lower rates and may play unaccompanied, except January through April. Tenants receive club privileges only after the owner registers them: the club’s real estate page sets a tenant transfer fee of $450 for a Golf unit and $375 for a Social unit, requires master association paperwork 30 days before arrival and neighborhood paperwork 60 days before, and states that “Air BnB or other short term rental arrangements are not allowed in the community.” Minimum lease terms are set by each neighborhood’s documents and are not published.

How Does the Capital Contribution Work at Closing?

Under Declaration Article 11.12(B), the buyer pays a one-time capital contribution at closing: $9,000 for a Golf home and $8,000 for a Social home in 2026. It is secured by a continuing lien, and the declaration exempts certain transfers, including to a co-owner, a spouse or trust, and on death; a foreclosure buyer owes it on the next reconveyance. Social buyers’ contributions may not be spent on golf. The packet also lists a lower “current owner” rate of $4,500 and $4,000, which we read as applying when the buyer already owns in Glen Eagle; confirm with the club. The contribution is not a refundable deposit: the declaration says “No Owner has the right to withdraw or receive distribution of his share of the common surplus (including reserves).” The $600 food and beverage minimum runs on the calendar year, is not prepaid and covers food and soft beverages.

How Is This Different From an Equity Club?

Some Naples clubs sell an equity membership separately from the home, sometimes with a waitlist or a partial refund when a member resigns. Glen Eagle works differently. Membership comes with the deed, there is nothing to resell or refund, and the owners’ association holds the course and clubhouse directly. The trade is simplicity: no separate membership purchase, and a club governed by the same neighbors who pay for it.

We are McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, and we read the Exhibit D designation, the estoppel and the neighborhood budget before any Glen Eagle home is priced or offered on. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873, or start with a free Glen Eagle home valuation.

What Is the Glen Eagle Golf Course Like?

Glen Eagle Golf & Country Club plays a private, member-only 18-hole, par-70 course of 3,986 to 5,632 yards across eight tee sets. Mark McCumber designed the original layout, which opened in 1991 as a public course. Gordon Lewis led later redesign work in 2005 and 2017, including a roughly $3 million rebuild.

The short version for a golfer: this is a position course, not a long one. At 5,632 yards from the back tee with a 67.9 rating and 126 slope for men, per the Florida State Golf Association’s Glen Eagle club listing, it asks for accuracy off the tee and a good short game rather than length. Our reading is that it plays well below the 6,500 to 7,000 yard championship courses found in many newer Naples clubs, which is exactly why it suits a wide range of members.

Who Designed Glen Eagle? Correcting the Gordon Lewis Myth

You will often read that Glen Eagle was “designed by Gordon Lewis.” That is not accurate as an original-design credit, and our own earlier page repeated it. We are correcting it here.

The record points to Mark McCumber. Florida’s turf industry journal listed the course as under construction in the spring of 1990 under its original name: “Naples, Embassy Woods at Bretonne Park, 18, McCumber, Mark,” in Florida Green’s Spring 1990 courses-under-construction report. The club’s own history of Glen Eagle Golf & Country Club says the course was “designed by Mark McCumber, opened in 1991 as a public course.”

Gordon Lewis’s role came later. The official Glen Eagle scorecard credits “Gordon Lewis, Golf Course Architect, Course Redesign in 2005/2017.” So the accurate sentence is: a Mark McCumber original from 1991, redesigned by Gordon Lewis in 2005 and again in 2017. The confusion likely traces to the club’s amenities page, which still describes the course as “designed by renowned architect Gordon Lewis.”

The 2017 Renovation: About $3 Million, New Greens and New Drainage

The 2017 project is the reason the course plays the way it does today. The sequence, from the club’s own records and local reporting:

• 2016 member vote. Golf members voted to approve the renovation proposal by early July 2016, and the club signed contracts with Clarke Construction for the course and Leibold Irrigation, according to the club’s August to October 2016 newsletter. That year the club also built a new irrigation pump house and rebuilt the golf course bridges.
• April 2017 start. Course work began in April 2017, and the golf season ended early that spring to make room for it (same newsletter).
• Scope and cost. The Naples Daily News reported on May 23, 2017 that the project cost about $3 million and covered a Gordon Lewis redesign of fairways and bunkers, a new irrigation and drainage system, TifEagle bermudagrass greens, and Celebration bermudagrass fairways and roughs. Greens were sprigged in late May 2017, fairways in June, with reopening scheduled for early November 2017.

The club has not published a newer turf statement, so treat those grasses as the 2017 specification.

Glen Eagle Tees, Yardages, Ratings and Slopes

Glen Eagle uses numbered tees, with Tee 1 as the back set. Before the 2017 rebuild the men’s association played from black, white or gold tees, so the numbered system dates from the renovation or later. Yardages are from the official Glen Eagle scorecard; ratings and slopes are the handicap-system figures on the Florida State Golf Association listing for Glen Eagle, which match the card exactly.

Par is 35 on each nine, with three par 5s (holes 3, 9 and 17) and five par 3s. The hardest hole on both the men’s and women’s handicap is the 15th, a par 4 of 329 yards from the back tee. The club rounds its own description to “between 4,300 and 5,600 yards” on its amenities page.

Practice Facilities: Putting Green, Hitting Net and a Simulator (No Range)

Glen Eagle has no driving range. The club’s practice areas are a putting green and a hitting net, as named in the club’s March 2016 newsletter, and no range appears on the current amenity list. To make up for it, the club opened a Foresight Sports golf simulator room in the clubhouse in December 2024, with a GC launch monitor and room for 10 people for parties. That comes from a December 30, 2024 club announcement published by its public relations agency, which quotes the golf professional and states that the layout “does not include a driving range.” Daily range practicers should weigh that.

Leagues, Tee Times and Guest Policy

Glen Eagle is private. The course is open to golf members, registered tenants of members, and their guests, and membership is attached to the home: each of the 1,234 homes carries either a golf or a social membership fixed by the recorded declaration, per the club’s 2026 realtor packet. You cannot buy a golf membership separately from a golf-designated home.

• Leagues. The club describes “active men’s and women’s leagues, seasonal tournaments,” clinics and lessons through the pro shop on its amenities page. Club newsletters from 2016 document a Men’s Golf Association with Wednesday events from November through March, a Ladies 18-Hole League, a 9-Hole Ladies League, club championships, a couples championship and a member-guest.
• Tee times. The most recent published description, the March 2016 newsletter, set tee-time requests 4 to 7 days ahead, a tee sheet posted 3 days ahead, 8-minute intervals and a 4 hour 24 minute pace target, with GPS screens on carts. The club has not published its current booking window.
• Social members. Social-designated homes may play on a space-available basis, which the club currently limits to May through October, per the club’s history and membership page.
• Carts and walking. No private carts are allowed in any neighborhood. The 2026 member cart fee is $26.50 for 18 holes and $16.50 for nine; walking is $7.50 (2026 realtor packet).
• Guests. A member’s guest pays $100 for 18 holes from January through March, $85 in April, November and December, and $45 from May through October (2026 packet). Up to six named direct-family guests per year may play unaccompanied, except January through April, when a golf member must accompany them.
• Pro shop. The shop is staffed 7:00 a.m. to 5:00 p.m. and closed Mondays from May through October, per the club’s contact page.

Does Glen Eagle Have a Marina or Boat Access?

Glen Eagle Golf & Country Club has no marina, no boat docks and no boat launch. The community’s lakes are part of its stormwater system, and the master declaration prohibits boating, swimming and wading in them. Boaters in Glen Eagle trailer or store a boat elsewhere and use public launches on Naples Bay or the Gulf.

The absence is written into the documents, not just the amenity list. The amended and restated master declaration (revised August 10, 2015) bars boating, swimming and wading in the community lakes, and bars docks in preserve and drainage areas without board and South Florida Water Management District approval. It also requires boats and trailers to be kept inside a garage, not in a driveway, a rule the club repeats in its 2026 realtor packet. If you own a boat, plan on a storage facility or a garage deep enough for the trailer.

For getting on the water, Naples Bay is roughly 3.7 miles west of the community center in a straight line, and the public launches that serve it are run by local government parks departments. We did not map individual ramp locations for this edition, so confirm the launch nearest your route with the county parks department before you buy on that basis. For freshwater sailing, Sugden Regional Park, about 3.4 road miles and 9 minutes from the main gate, sits on 60-acre Lake Avalon with a county sailing and ski center.

If a deeded dock or a Gulf-access canal is a must, Glen Eagle is the wrong fit, and we will tell you so up front.

How Far Is Glen Eagle From the Beach?

Glen Eagle Golf & Country Club is about 6.1 miles and 14 minutes of free-flowing traffic from the Naples Pier, straight west along Davis Boulevard and Fifth Avenue South. Glen Eagle has no beach club or beach shuttle; residents use public beaches with Collier County’s free resident beach parking permit. Allow more time in season.

Our distances are free-flow road routes computed September 23, 2026 on OpenStreetMap data, measured from the Davis Boulevard gate unless noted. January through April traffic will run longer.

The Naples Pier itself is closed. The City of Naples says the Naples Pier Rebuild Project began construction January 6, 2026, costs $23.5 million, and targets completion on July 29, 2027, replacing the pier Hurricane Ian destroyed in September 2022. The beach remains reachable, but the city’s Naples Pier page notes pier-lot parking is limited during construction. Lowdermilk Park, open 5 a.m. to 11 p.m., is the easier daily beach from Glen Eagle while the work continues.

Parking is the practical question. Collier County residents qualify for a free county beach parking permit on proof of residency, available at county parks and libraries. City of Naples lots, including the pier and Lowdermilk, accept the city or county permit or pay-by-space, enforced year-round. The club’s own resident FAQ points owners to that permit rather than to any private beach arrangement. A seasonal owner who homesteads elsewhere should confirm eligibility before counting on it.

What Tennis, Pickleball and Bocce Are at Glen Eagle?

Glen Eagle Golf & Country Club has four lighted Har-Tru clay tennis courts just east of the clubhouse and two bocce courts beside the Divot Cafe. Glen Eagle has no pickleball courts on property, but East Naples Community Park, home of the US Open Pickleball Championships and its 65 courts, is about nine minutes from the main gate.

Tennis at Glen Eagle

The club’s amenities page lists four Har-Tru courts “just east of the Clubhouse” with “lighting for evening play,” plus clinics, round robins, monthly tennis socials, private lessons and a ball machine. Har-Tru is a soft green clay surface. The club does not publish the name of a tennis professional, so ask the club office who runs lessons this season. The master association’s maintenance scope in the 2026 realtor packet names “tennis courts at the clubhouse” among the club facilities it maintains.

Bocce

Two bocce courts sit on Weston Way near the Divot Cafe and the fitness center, and the club runs seasonal bocce leagues (amenities page). In our experience with club communities, bocce is one of the easiest ways for a new owner to meet neighbors in the first season.

Pickleball: None on Site, the Sport’s Flagship Venue Next Door

Glen Eagle has no pickleball. Neither the club’s amenity list nor its activities list mentions it, and we did not confirm any court inside a neighborhood association. The offset is significant: East Naples Community Park, at 3500 Thomasson Drive, is about 3.6 road miles and 9 free-flow minutes from the Davis Boulevard gate. Collier County lists 59 pickleball courts plus 6 championship courts there (65 in all), a pickleball pro shop and welcome center, and hours of 7 a.m. to 10 p.m.

The park hosts the US Open Pickleball Championships every year. The event’s official site says the 2026 edition drew more than 55,000 fans and 3,750 players from all 50 states and 53 countries, and it lists the 2027 dates as April 17 to 24, 2027. For a Glen Eagle owner that means world-class open play and lessons nine minutes away, and heavy traffic around Thomasson Drive during tournament week.

Does Glen Eagle Have a Fitness Center or Spa?

Glen Eagle Golf & Country Club has a fitness center open 24 hours a day and a heated club pool behind the clubhouse, both free to residents and registered tenants. Glen Eagle has no spa. Group classes include aerobics, yoga and muscle conditioning, and water aerobics runs in the pool from November through April.

The club’s amenities page describes the fitness center as “located off Weston Way” and “open 24 hours a day, every day,” with weight machines, stationary bikes and treadmills. Access is complimentary for residents and registered tenants, and classes include aerobics, muscle conditioning, yoga and “yoga-lates.” The club also employs an events and wellness director, per its contact page.

The club pool is “located just behind the Clubhouse” and is heated during the fall and winter months. The club’s amenity list names a single swimming pool; seasonal water aerobics runs there from November through April.

No spa. Nothing on the club site, in the declaration or in the 2026 realtor packet describes a spa, massage room or salon. Buyers who want spa services on site should look elsewhere or plan on outside providers.

Neighborhood pools. Any pool inside an individual neighborhood belongs to that neighborhood’s association, not the club, and the club does not publish a list. FEMA’s map records do show one: a 2012 letter of map amendment for the “Sterling Isles Commons (Pool House)” at 6874 Sterling Greens Court, a shared-facility association the club lists among its managed entities. For any specific home, we confirm the neighborhood pool from that association’s declaration and budget before you write an offer.

Where Do Glen Eagle Members Dine?

Glen Eagle Golf & Country Club members dine in four club venues: the main dining room, a private dining room, the 19th Hole bar and lounge with a covered lanai over the lake and ninth fairway, and the casual Divot Cafe. Every home carries a $600 annual food minimum. Publix is two to three minutes from either gate.

The club’s dining page describes a “large newly decorated dining room, a smaller private dining room, and a full-service bar and lounge area (19th Hole),” with a lanai “overlooking our beautiful lake and 9th fairway.” The amenities page adds the Divot Cafe near the fitness center and bocce courts, with open-air and air-conditioned seating, plus themed dinners, couples’ dining and holiday events. Clubhouse venues and catering can host up to 180 guests.

The food minimum. The 2026 realtor packet sets it at $600 per year, not prepaid, running January 1 to December 31, and it “covers food & soft beverages only.” Unspent balance is a cost, so part-year owners should budget to use it. The club’s own 2019 approved budget, the most recent line-item budget published, showed food and beverage revenue of $1,227,920 against a net loss of $527,541, funded by all members through dues. We read that as typical of a member-owned club kitchen rather than a warning sign, but it is a line worth asking about in the current budget.

Groceries and everyday dining nearby. Free-flow drive times from the gates, computed September 23, 2026:

• Publix at Kings Lake Square, 4860 Davis Blvd: 1.3 miles, about 3 minutes from the Davis Boulevard gate.
• Publix at Berkshire Commons, 7101 Radio Rd: 0.8 miles, about 2 minutes from the Radio Road gate.
• Whole Foods Market at Mercato: 11.4 miles, about 21 minutes.
• Fifth Avenue South restaurants in Olde Naples: 4.9 miles, about 11 minutes, straight down Davis Boulevard.

A retail plaza at Radio Road and Santa Barbara Boulevard, just outside the north gate, adds casual restaurants and coffee within a few minutes.

How Has Glen Eagle Weathered Hurricanes?

Glen Eagle Golf & Country Club sits on ground 10.6 to 12.3 feet above sea level (NAVD88), inland in Collier County evacuation Zone C. When Hurricane Ian pushed Naples Bay to about 7.1 feet in 2022, that peak stayed 3.5 to 5 feet below Glen Eagle’s ground. We found no Glen Eagle-specific damage report for Irma, Ian, Helene or Milton.

That last sentence is a search result, not a guarantee. We searched National Hurricane Center reports, National Weather Service summaries, USGS high-water marks and local news and found nothing specific to Glen Eagle homes. Wind still reaches every address in Naples, and association records are where roof and tree damage would show.

Four Storms, Measured Against Glen Eagle’s Ground

Hurricane Irma, September 10, 2017. Irma made final landfall near Marco Island, about 17 miles south. The National Hurricane Center’s Irma report records a 123-knot gust (about 142 mph) at Naples, a Naples tide gauge peak of 4.25 feet above mean higher high water, and 11.46 inches of rain at a gauge about 3.5 miles east-northeast of Glen Eagle. Countywide, at least 88 buildings were destroyed and 1,500 badly damaged. The nearest USGS high-water marks, 3 to 4.5 miles southwest and west, read 3.4 to 4.7 feet NAVD88, well below Glen Eagle’s ground.

Hurricane Ian, September 28, 2022. The National Hurricane Center’s Ian report states the USGS sensor on the Gordon River Bridge in Naples Bay “measured 7.1 ft NAVD88,” with 6 to 9 feet of inundation in parts of Naples. The National Weather Service Miami Ian summary placed the inland surge “south and west of Naples Municipal Airport.” Glen Eagle is about 2.8 miles east of the airport, and its ground, measured by USGS 3D Elevation Program lidar, runs 10.6 to 12.3 feet at 29 test points. Our inference: Ian’s surge did not reach Glen Eagle homes. The same summary recorded East Naples winds of 58 mph sustained and 89 mph gusts and described wind damage as “mainly confined to trees/fences/screens.”

Hurricane Helene, September 26, 2024. The National Hurricane Center’s Helene report put surge at 2 to 4 feet above ground in Naples, Marco Island and Everglades City, with the Naples Bay gauge at 4.02 feet above mean higher high water.

Hurricane Milton, October 9, 2024. The National Hurricane Center’s Milton report measured 3 to 5 feet of surge from Bonita Beach through Marco Island and 5.57 inches of rain at a gauge about a mile north of Glen Eagle’s center.

Evacuation Zone C, Surge Zone 3, and the Davis Boulevard Caveat

Every one of the 29 points we tested falls in evacuation Zone C and storm-surge Category 3 on the Florida Division of Emergency Management’s Know Your Zone layer. A Category 3 surge zone is the area modeled to flood only from a Category 3 or stronger storm.

The caveat is the drive out. Davis Boulevard right at the Glen Eagle entrance is a Category 2 surge area, and farther west toward US-41 it drops to Category 1 and Zone A. In a lower-category surge event, the westbound route floods before the community does. Our reading for owners: when an order reaches Zone C, leave early, and consider Radio Road or I-75 east rather than the Davis Boulevard run toward Naples Bay.

Building Code Eras and Wind Protection

The Florida Building Code replaced local codes statewide on March 1, 2002, per the Florida House staff analysis of HB 3-D (2022). Most of Glen Eagle predates it: Chatham Square (1990 to 1992), Saratoga Colony (1992 to 1996), Montclair Park Villas, Glenmoor Greens I and II, Brittany Place and Oxford Village were built under the earlier local code. Sterling Greens (2003 to 2004) and most of Lago Villaggio (2002 to 2006) were built under the statewide code, while Addison Reserve and Sterling Lakes straddle the date. Year built is our proxy; the permit application date is what controls.

Design wind speed at Glen Eagle interpolates to about 164 mph (Risk Category II), between the 160 mph contour about 9.6 km east and the 170 mph contour about 15 km west on the Florida Geographic Data Library’s FBC 2023 wind-speed map data. Because that is above 140 mph, all of Glen Eagle lies in the Wind-Borne Debris Region under the definitions in the Florida Building Commission’s wind-borne debris report, so new or replacement windows and doors must be impact-rated or protected by approved shutters. For a pre-2002 home, the useful question is what has been replaced since: roof, windows, doors and shutters, each with a permit date.

We found no published association-wide roof, window or shutter program for any Glen Eagle neighborhood. Condo budgets, reserve studies and board minutes are where those answers live, and we pull them for every buyer.

McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and storm history is a question we answer with documents, not adjectives. If you are weighing a specific Glen Eagle building, call Jesse McGreevy at (239) 898-6072 and we will pull its permits, its flood determination and its association records before you commit. Sellers can start with a free Glen Eagle home valuation.

What Flood Zone Is Glen Eagle In? FEMA Zones by Neighborhood

Glen Eagle Golf & Country Club is almost entirely in FEMA flood Zone X, outside the high-risk Special Flood Hazard Area, on panel 12021C0413J (effective February 8, 2024). Of 29 points tested across all 15 Glen Eagle neighborhoods, 28 are Zone X. One point at 7065 Dennis Circle sits about 3 meters inside a Zone AE patch.

We tested each point against FEMA’s National Flood Hazard Layer on September 23, 2026, with ground elevation from 2018 USGS lidar. Collier County’s 2026 flood protection newsletter confirms the county map “became effective on 02/08/2024.” Glen Eagle is in unincorporated Collier County, not the City of Naples.

Glen Eagle Flood Zones by Neighborhood

“X (0.2%)” is the shaded moderate-risk Zone X; “X (minimal)” is unshaded. The base flood elevation (BFE) is the modeled 1%-annual-chance flood level, shown only where a point is in Zone AE. Elevations are feet above the NAVD88 vertical datum. Street names without numbers are street midpoints.

The high-risk polygons inside Glen Eagle are mostly lakes, lake banks and golf-course low ground; one interior lake surface read 3.2 feet on the lidar. Base flood elevations across the community run 9.5 to 10.0 feet, against home-site ground of 10.6 to 12.3 feet. Our reading is that typical pads sit about 0.6 to 2.8 feet above the BFE on bare ground, with finished floors usually higher.

The 7065 Dennis Circle Sliver and the LOMA Letters

The one AE point, 7065 Dennis Circle in Chatham Square II, is a GIS reading about 3 meters inside a mapped patch, and it is one of four addresses named in FEMA letter of map amendment 12-04-7055A (October 16, 2012), which removed those Chatham Square II structures from the high-risk area. Other buildings sit within 3 to 10 meters of an AE edge, so a building-level answer needs a LOMA, an elevation certificate or a lender’s flood determination, not our table.

FEMA’s map records list at least 30 letters of map amendment or revision for Glen Eagle structures and 11 more for Lago Villaggio lots, most issued in 2012 and 2013 after the prior county map took effect on May 16, 2012. Counting Lago Villaggio, they span 14 of the 15 neighborhoods, every one except Montclair Park Villas, including 10 Saratoga Colony buildings. Each removed a structure from the high-risk area. FEMA’s LOMA revalidation status key treats these as valid, but also advises confirming any specific letter on the FEMA Map Service Center.

The Preliminary Map: Panel 0413K Puts Every Point in Zone X

FEMA issued preliminary panel 12021C0413K on March 20, 2025. Collier County’s August 2026 release on the proposed flood map says the 90-day appeal period opened August 19, 2026, and the county targets an effective date in Summer 2027. On the preliminary panel every tested point, including 7065 Dennis Circle, is Zone X. Across the community, the high-risk share falls from about 39% to about 30%, mostly Zone AH (shallow ponding). Until the new map takes effect, lenders and insurers use the February 2024 map.

The 50 Percent Rule in Collier County

Collier County’s 2026 flood protection newsletter says the 50% substantial improvement and substantial damage rule applies in the high-risk zones (VE, AE, AH and A): when improvements or storm repairs reach half of a building’s value, the building must meet current floodplain standards, and new mechanical equipment must sit at BFE plus one foot. With almost every Glen Eagle building in Zone X, the rule rarely bites here.

What Does Insurance Cost Look Like in Glen Eagle?

Glen Eagle Golf & Country Club insurance depends on the home type: condo owners carry an HO-6 policy on top of their association’s master policy, while single-family owners carry an HO-3. Because Glen Eagle sits almost entirely in Zone X, flood coverage is usually optional for lenders, and tract flood-policy costs have run near $1,082.

We never promise a premium. Rates change by carrier, roof, windows, deductible and year, and only a quote on a specific address counts. What we can give you is the public data and the documents that drive the quote.

Condo Master Policy, HO-6 and HO-3

In the nine condominium neighborhoods, the association insures the building structure under a master policy, and each owner buys an HO-6 for the interior, contents, loss assessment and liability. The master policy’s wind deductible and flood coverage are association decisions, published in the association’s budget and insurance schedule, and they flow through to your monthly fee. We read those schedules for every condo buyer, because the club does not publish neighborhood association fees at all.

In the single-family neighborhoods (Addison Reserve, Lago Villaggio, Montclair Park Fairway Estate Homes and Oxford Village), the owner carries an HO-3 covering the whole structure, and the roof, openings and wind mitigation features drive the price. The attached villa neighborhoods, Brittany Place and Montclair Park Villas, are classified by the county roll as condominium-use parcels but organized as homeowners’ associations, so read the recorded declaration to see who insures what before you choose a policy form.

Flood Insurance: Risk Rating 2.0, Claims and Costs

FEMA’s Risk Rating 2.0 prices each National Flood Insurance Program policy on flood frequency, flood type, distance to water, elevation and rebuilding cost, not on zone alone. Most rates cannot rise more than 18% per year. The flood map still controls the mandatory purchase requirement, so a federally backed mortgage on a Zone X home in Glen Eagle generally does not require flood insurance. Lakes inside the community still count as nearby water in the rating.

The public flood record is light. OpenFEMA data for the census tract containing Glen Eagle, which also takes in neighbors to the west and east, show 17 claims from 1992 to 2022 and about $13,100 in total building payments. Irma produced seven claims with nothing paid; Ian produced one $8,179 payment on a 1974-built structure, which cannot be a Glen Eagle home. The same OpenFEMA policy data show 666 policy-year records effective from 2024 to mid-2026 with a median cost of $1,082. Treat these as neighborhood-area figures, not Glen Eagle-only figures.

The CRS discount conflict. Collier County’s 2026 flood protection newsletter says the county holds a Class 5 Community Rating System rating, worth a 25% discount on eligible flood premiums. FEMA’s own policy records for the tract carry Class 6, which would be 20%. We publish both. The discount printed on your actual quote is the one that counts; FEMA applies it to every policy in the community, inside or outside the high-risk zone.

Citizens Property Insurance flood requirement. Citizens’ flood coverage rules require flood insurance on personal residential policies with wind coverage outside the high-risk zone on a phase-in by dwelling value: $600,000 and up from January 1, 2024, $500,000 and up from January 1, 2025, $400,000 and up from January 1, 2026, and all such policies from January 1, 2027. Condominium unit-owner (HO-6) policies are exempt. Our reading: a Glen Eagle single-family owner insured with Citizens will need flood coverage by January 1, 2027, whatever the zone.

Roof Age, the 25% Rule and Wind Mitigation

Roof age is the variable most Glen Eagle buyers underestimate, because so many roofs date from 1990 to 2006. Under section 627.7011(5), Florida Statutes, an insurer may not refuse to write or renew a homeowner’s policy solely because a roof is under 15 years old, or an older roof that an inspection shows has at least five years of useful life left. Whether that protection reaches condo master policies is not settled in the sources we read.

The “25% rule” is narrower than many owners think. Under section 553.844(5), Florida Statutes, only a roof built or replaced under the 2007 Florida Building Code or later may repair 25% or more of its area without a full code-compliant re-roof. Our reading: a Glen Eagle roof still on its original pre-2007 installation gets no benefit, so a large repair can become a full replacement.

Florida’s wind mitigation inspection form (OIR-B1-1802) earns premium credits for roof deck attachment, roof-to-wall connections, secondary water resistance and opening protection, which are exactly where pre-2002 and post-2002 Glen Eagle buildings tend to differ.

What to Ask For Before You Buy in Glen Eagle

• Four-point inspection (roof, electrical, plumbing, heating and cooling), which many carriers require on older homes.
• Wind mitigation report on the state form, so every credit is on the quote.
• Roof permit date and material from Collier County building permits, not the seller’s memory.
• Window, door and shutter permits, to confirm impact protection.
• Elevation certificate or LOMA for the building, and a lender flood determination.
• For condos: the association’s master policy declarations page, wind deductible, reserve study and any milestone or structural reserve study reports.

We gather these for our buyers before the inspection period runs out. See how we represent buyers in Naples.

What Schools Serve Glen Eagle? Assignments by Address

Every Glen Eagle address we tested is zoned for Calusa Park Elementary, East Naples Middle and Lely High for the 2026-27 school year, according to the Collier County Public Schools address lookup we ran on September 23, 2026. Calusa Park and East Naples Middle earned A grades in 2026, and Lely High earned a B.

We queried the school district’s own address service for 14 Glen Eagle addresses for both the 2025-26 and 2026-27 school years, then searched every interior street by name, more than 1,000 unit-level records in all. Every Glen Eagle record returned the same three schools, with no boundary change between the two years. (A Fairhaven search also returns Fairhaven Lane in North Naples, a different street.)

School Assignments by Street and Neighborhood

Zones can change, and families can apply for school choice, so confirm any specific address yourself with the Collier County Public Schools school zone lookup before you sign a contract. A few streets returned exactly 100 records, which looks like a display cap, so not every single unit was checked individually; every record that did return carried the same assignment.

The Three Assigned Public Schools

Letter grades come from the district’s 2026 Accountability Brief, dated July 1, 2026, which reports the state-assigned grades. Enrollment and grade spans come from the federal Common Core of Data for Calusa Park, East Naples Middle and Lely High. The Naples Daily News reported on July 22, 2026 that Lely went from an A to a B this year. The district itself earned its ninth consecutive A for 2025-26, and 51 of its 52 traditional schools earned an A or a B, per the same brief.

Private Schools Near Glen Eagle

Seacrest Country Day School, a preschool through grade 12 independent school at 7100 Davis Blvd, sits at the Glen Eagle Boulevard entrance on Davis, about 0.7 road miles from the center of the community. Other options, with free-flow road distances from 796 Glen Eagle Blvd:

• St. John Neumann Catholic High School, 3000 53rd St SW: 3.2 mi, about 8 minutes.
• St. Elizabeth Seton Catholic School, 2730 53rd Terrace SW, listed in the Diocese of Venice school finder: 3.8 mi, about 9 minutes.
• Saint Ann Catholic School, 542 8th Avenue South, Pre-K 3 through grade 8: 5.3 mi, about 12 minutes.
• Community School of Naples, 13275 Livingston Road, with lower, middle and upper divisions: 7.4 mi, about 14 minutes.
• First Baptist Academy, 3000 Orange Blossom Drive, K3 through grade 12: 8.7 mi, about 17 minutes.

Colleges and Technical Training

Lorenzo Walker Technical College, run by the school district at 3702 Estey Avenue, is 2.9 miles away. The Florida SouthWestern State College Collier campus at 7505 Grand Lely Drive is 5.2 miles away, and Florida Gulf Coast University in Fort Myers is 25 miles, about 36 minutes. Older guides still list Hodges University in Naples; it announced in August 2023 that it would close by August 2024, so it is no longer an option.

What Hospitals and Doctors Are Near Glen Eagle?

Glen Eagle residents have two full hospitals within about 6 road miles: NCH Baker Hospital downtown, 5.8 miles from 796 Glen Eagle Blvd, and Physicians Regional Collier Boulevard, 5.0 miles from the Davis Boulevard gate. Physicians Regional Pine Ridge is 6.4 miles away, and NCH’s nearest walk-in immediate care center is 8.0 miles.

Which hospital is closest depends on where you start. All distances below are road miles and free-flow minutes we computed on September 23, 2026 with OpenStreetMap routing (OSRM). They include no traffic, and emergency trips in season will take longer.

A few notes a buyer should know:

• The NCH location directory lists only two NCH immediate care sites in Naples, Southeast and Vanderbilt. Southeast, on Collier Boulevard, is the nearer one to Glen Eagle. NCH listed Southeast as open 9 to 7 Monday through Saturday and 9 to 4 on Sunday when we checked.
• We surveyed NCH’s walk-in network only. Other urgent care operators may have locations closer to Glen Eagle, particularly in the Davis Boulevard and Santa Barbara Boulevard corridors; check their own location pages.
• NCH also runs a freestanding emergency department in the Northeast at 15420 Collier Blvd. We did not route it, so we do not give a distance.
• For pediatric specialty care, the regional children’s hospital is Golisano in Fort Myers, just under an hour away in free-flow traffic.

On doctors: physician offices change too often to list responsibly on a community page. What we can say is that the NCH and Physicians Regional campuses above anchor most specialist practices in Naples, and both hospital systems publish searchable physician directories on their own sites.

How Long Are the Drives From Glen Eagle?

From 796 Glen Eagle Blvd, Fifth Avenue South is 4.9 road miles, about 11 minutes in free-flow traffic, and both I-75 interchanges are 3.6 miles, about 8 minutes. Southwest Florida International Airport is 30.1 miles, about 40 minutes. Glen Eagle’s second exit onto Radio Road shortens most trips north.

Method. We computed every figure below on September 23, 2026 using OpenStreetMap routing (OSRM) from two starting points: 796 Glen Eagle Blvd, near the middle of the community, and the Glen Eagle Boulevard gate on Davis Boulevard. These are free-flow estimates with no traffic model. In season, roughly January through April, real drive times on Davis Boulevard, US 41 and I-75 run longer, sometimes much longer, so treat these as best-case numbers.

Groceries are closer still. The Publix at Berkshire Commons on Radio Road is 0.8 miles, about 2 minutes, from the Radio Road gate, and the Publix at Kings Lake Square on Davis Boulevard is 1.3 miles, about 3 minutes, from the Davis gate. Naples Airport handles more than 100,000 general aviation takeoffs and landings a year but has no scheduled commercial airline service, so airline travelers fly through Southwest Florida International. The Naples Pier is closed for its rebuild; the city’s target for completion is July 29, 2027, and the beach itself remains reachable.

The Davis Boulevard Gate and the Radio Road Exit

Glen Eagle has two road connections. The main entrance is Glen Eagle Boulevard at Davis Boulevard (State Road 84), the north leg of the Davis and County Barn Road signal, with a staffed gatehouse per the club’s 2026 Realtor Packet. At the north end, Glen Eagle Boulevard reaches Radio Road through a second gate. The club has not published whether that gate is staffed or its hours.

The second exit matters more than it sounds. The routing engine sends trips toward Fort Myers and the airport north through the Radio Road gate, then Santa Barbara Boulevard and Golden Gate Parkway to I-75 at Exit 105. Trips toward Miami also leave by Radio Road, then run east on Davis Boulevard to Collier Boulevard and I-75 at Exit 101. Trips downtown go the other way: south to Davis Boulevard, then west straight into Fifth Avenue South, the route the club’s own directions describe.

Getting to I-75

Exit 101 at Collier Boulevard is in the middle of a roughly $97 million FDOT rebuild with flyover ramps over Davis Boulevard, which FDOT expects to finish at the end of 2026 (details in the next section). Exit 105 at Golden Gate Parkway is the usual choice for northbound trips.

What Is Being Built Near Glen Eagle?

The biggest project near Glen Eagle is Vitano, an 82-acre plan about half a mile southeast at Davis and Santa Barbara Boulevards with 622 homes and a Whole Foods Market that Amazon confirmed in July 2026. The rezoning petition is still in review, and the developer targets a 2027 groundbreaking.

Everything in this section comes from Collier County, FDOT, the Collier Metropolitan Planning Organization or local news, checked through September 23, 2026. Distances are straight-line from the Glen Eagle zoning boundary or entrance, measured on county map data; road distances are longer.

Vitano and the Davis and Santa Barbara Corner

Vitano sits on the southeast corner of Davis Boulevard and Santa Barbara Boulevard, a former rock-crushing site. The existing zoning, approved in 2009 as Taormina Reserve, allowed 262,000 square feet of commercial space and 478 homes. The pending amendment would cut commercial space to about 100,000 square feet and raise the home count to 622, reported as 422 apartments and 200 townhomes, with a Whole Foods Market of about 32,000 square feet and a 26-acre preserve. The county held the required neighborhood information meeting on May 11, 2026. Amazon confirmed the Whole Foods on July 23, 2026, as reported by the Naples Daily News network, and WINK News reported the 2027 groundbreaking target. Gulfshore Business reported the original amendment request in February 2026. Planning Commission and County Commission hearing dates had not been set when we checked.

Across Santa Barbara, on the southwest corner next to the existing CVS and Goodwill, the Egrets Crossing owner has asked the county to allow a Wawa with 16 fuel pumps, a McDonald’s and an AutoZone.

What this means for Glen Eagle, in our reading: the nearest full-size grocery upgrade in years, since today’s closest Whole Foods is at Mercato, about 12 road miles away. It also means more cars on Davis Boulevard and at the Santa Barbara intersection, with 622 new homes and a new fuel station half a mile to a mile east of the gate.

Roads: Davis Boulevard and the Exit 101 Rebuild

Davis Boulevard is a four-lane state road along Glen Eagle’s entire southern edge. Widening it to six lanes from Airport-Pulling Road to Santa Barbara Boulevard ranks sixth among Collier County’s roadway needs in the MPO’s 2050 plan, adopted December 11, 2025, but the plan lists it among its unfunded projects. Only about 12% of the county’s identified roadway needs fit in the plan’s funded budget. There is no construction date.

About 2.9 miles east, FDOT’s rebuild of the I-75 and Collier Boulevard interchange (Exit 101) adds flyover ramps over Davis Boulevard. It began in early 2023, costs about $97 million, and FDOT’s project page estimates completion at the end of 2026.

Redevelopment Area, Drainage and Utilities

• Redevelopment area: Glen Eagle is not inside the Bayshore Gateway Triangle Community Redevelopment Area. Its nearest edge is about 2 miles west of the Glen Eagle entrance, so its tax-increment incentives apply to the western Davis corridor near US 41, not to this stretch.
• Drainage: Glen Eagle drains within the county’s Lely Canal basin, where the county’s basin discharge map caps runoff at 0.06 cubic feet per second per acre under a 2001 rule. The county’s 2026 strategic priority list names no stormwater capital project aimed at this area. Inside the gates, the master association owns and runs the surface water management system under its declaration.
• Water and sewer: Glen Eagle sits outside every city utility boundary and inside the Collier County Water-Sewer District service areas on the county utility map.
• Special districts: no community development district covers Glen Eagle on the county’s district map.

Could the Golf Course Be Redeveloped?

We searched county zoning records, the county planning calendar and local news from 2023 through 2026 and found no proposal to redevelop the Glen Eagle course. The course sits inside the residential Bretonne Park planned unit development with no separate golf zoning, so converting it would take two things: an amendment to that zoning, which means Planning Commission and County Commission hearings, and the county’s golf course conversion process under Land Development Code section 5.05.15. That process requires notice to owners within 1,000 feet, at least two in-person stakeholder meetings, and a greenway of at least 35% of the converted area.

There is a third safeguard specific to Glen Eagle. The course is owned by the homeowners’ own master association, and the recorded declaration requires a two-thirds vote of voting interests for material alterations or additions over $200,000 in a fiscal year. Our reading is that any sale of the course would face member approval under the club’s documents; a buyer’s attorney can confirm the exact threshold.

What Are the Day-to-Day Rules in Glen Eagle? Gates, Guests, Pets and Rentals

Glen Eagle is a private, gated community with a staffed gatehouse at the Davis Boulevard entrance and a second gate on Radio Road. Short-term rentals such as Airbnb are banned, For Sale signs are not allowed, and most leasing and pet limits are set by each of the 15 neighborhood associations, not published.

The master association, Glen Eagle Golf & Country Club, Inc., sets community-wide rules through its recorded declaration. Each neighborhood association layers its own rules on top. In the club’s words, neighborhood documents “could have more strict rules than the Master Association, however, they can never have less strict rules.” Everything below comes from the club’s 2026 Realtor Packet and its real estate and rental page unless noted.

Gates and Access

The Davis Boulevard gatehouse is staffed: the packet says “the person on duty will enter appropriate information about the vehicle and may require identification.” Gatehouse hours are not published. Code entry exists, and the packet forbids anyone to advertise the community’s vendor code or any owner’s personal code. Each unit receives two member identification cards for one designated family. The community speed limit is 25 mph.

Rentals and Leasing

• No short-term rentals. “Air BnB or other short term rental arrangements are not allowed in the community.”
• Minimum lease terms are set by each neighborhood, in its own bylaws and deed restrictions, and none of the 15 neighborhoods publishes them. The club’s reference to renewals in “annual-rental communities” tells us at least some neighborhoods permit annual leases. We read the specific declaration for every buyer who plans to rent.
• Timing: neighborhood paperwork is due at least 60 days before the lease starts, and the master association form at least 30 days before the tenant arrives. The owner must be current on dues.
• Tenant fees: $450 for a golf unit and $375 for a social unit to transfer club privileges, $100 plus tax for an unregistered tenant, and a $25 fast-track fee for late forms.

Guest and Tenant Club Privileges

A registered tenant who pays the transfer fee takes over the owner’s club privileges; without the completed form, “the tenant(s) will have no club privileges.” Registered tenants use the 24-hour fitness center free, per the club’s amenities page. Guests of members pay 2026 green fees of $100 for 18 holes from January through March, $85 in April, November and December, and $45 from May through October. Up to six named direct-family guests a year get a reduced rate, and from January through April they must play with a golf member.

Signs, Vehicles and Exterior Changes

• No For Sale or For Rent signs on any property. Open houses are allowed Saturday and Sunday, noon to 4, registered with the club office by Thursday at 3, using only a standard beige and green Open House sign.
• Vehicles: pickup trucks, boats, trailers, campers and motor homes must be kept fully inside a garage; SUVs are exempt. No parking on common roads or lots from 10 p.m. to 6 a.m.
• No private golf carts may be kept in any neighborhood; play uses the club fleet.
• No business may be run from a unit.
• Exterior changes need prior approval from the architectural review committee under the declaration.

Pets, Trash and What Is Not Published

Pets are the most common rules question, and the club answers it only by pointing owners to “both the Master Association documents and your neighborhood community association documents.” We found no published pet limit, whether number, weight or breed, for the master association or any neighborhood, so we check the specific building’s documents for each buyer before an offer.

Trash is billed through the county: sampled 2025 tax bills for single-family homes and villas carried a $261.91 county garbage assessment, while a sampled Chatham Square II condo bill carried none, which we infer means condo associations handle collection in their own budgets. Neighborhood association fees are also not published anywhere; you get them from the association’s budget or estoppel certificate.

What Clubs and Events Fill the Glen Eagle Calendar?

Glen Eagle’s calendar runs through the member-owned club: men’s and women’s golf leagues, seasonal tournaments, tennis socials, bocce leagues, card groups and themed dinners, plus resident groups including a Corvette Club and the East Naples Cycling Club. With only 43% of homes homesteaded, the calendar peaks from November through April.

The club lists these activities and groups on its amenities page:

• Golf: active men’s and women’s leagues, seasonal tournaments, clinics and lessons through the pro shop.
• Racquets and lawn games: monthly tennis socials, clinics and round robins on the four lighted Har-Tru courts, and seasonal bocce leagues on two courts by the Divot Cafe.
• Fitness: aerobics, muscle conditioning, yoga and yoga-lates classes, plus water aerobics in the heated club pool from November through April.
• Cards and games: bridge, mahjong, poker, Rummikub, cribbage and euchre, a billiards and pool league, ping pong and bowling.
• Social: themed dinners, couples’ dining, holiday celebrations, cigar nights, art classes, and social and golf fellowships.
• Resident groups: the Corvette Club and the East Naples Cycling Club.

The dated events calendar sits behind the club’s member login, so we cannot list this season’s specific events. For a sense of the golf rhythm, the club’s archived 2016 newsletters describe a Men’s Golf Association with Wednesday events from November through March, 18-hole and 9-hole ladies’ leagues, club championships, a couples championship, a member-guest, and a “Community Cup” challenge. Those names are from 2016; the current schedule may differ. The clubhouse can host events of up to 180 guests.

The seasonal pattern is visible in the county’s own numbers. On the Collier County property appraiser’s published 2026 tax roll, 534 of Glen Eagle’s 1,234 homes (43%) carry a homestead exemption, so a majority are second homes, seasonal residences or rentals. In practice, that means a busy, full clubhouse in winter and a quieter summer, when golf fees for guests drop to $45, the pro shop closes on Mondays from May through October, and social members gain access to the course.

How Does Glen Eagle Compare With Nearby Communities?

Glen Eagle is priced well below Collier County: its median recorded sale was $395,000 over the 12 months ending August 28, 2026, against $621,500 countywide. Adjacent Countryside Golf & Country Club recorded a $440,000 median. Glen Eagle’s mandatory, bundled, non-equity membership, with 2026 golf dues of $8,031, is the main structural difference.

Method. Every figure in this table comes from the Collier County property appraiser’s published tax roll and Collier County’s recorded qualified improved sales, August 29, 2025 through August 28, 2026. These are county-recorded sales, not MLS figures, and we use the same method for every row. Countryside is counted by its recorded plat names (Countryside, Country Manor, Haven, Hollow and Glen). We do not publish Countryside’s club dues here because we have not verified them from its own current documents.

Three things stand out. First, Glen Eagle’s median sits about 36% below the county median. Second, by our arithmetic, Glen Eagle turned over about 4.5% of its homes in a year (56 of 1,234), against about 3.4% at Countryside (39 of 1,144). Third, Glen Eagle’s median blends two different markets: its 9 single-family sales had a median of $665,000, and its 47 attached and condo sales had a median of $360,000. Compare like with like before you draw conclusions from any community median.

Two other East Naples communities in ZIP 34112 have their own in-depth guides on this site: Kings Lake and Naples Lakes Country Club. Read them alongside the figures above before you settle on one community.

How Glen Eagle’s Membership Model Differs

Naples golf communities organize their clubs in very different ways, and those differences drive the real cost of ownership more than the purchase price does. Glen Eagle’s model, documented in its recorded declaration and bylaws and the club’s About page, has four defining features:

• Mandatory. Every owner is a member. There is no way to buy a Glen Eagle home and decline the club.
• Bundled with the deed. Each home is fixed as a golf unit (924 homes) or a social unit (310 homes) by recorded exhibit. You cannot buy, sell or upgrade a membership separately.
• Non-equity. Members own the club collectively through their Chapter 720 homeowners’ association, but no owner holds a refundable equity share, and there is no recreation lease or land rent.
• Owner-controlled. Members elected an entirely new board on August 2, 2004, and a seven-member elected board runs the club today.

In an equity club, by contrast, a buyer typically purchases a membership separately from the home, often with a large initiation or equity payment that may be partly refundable on resale, and some equity clubs let owners choose not to join. Glen Eagle trades that choice for a simpler, lower entry cost: a one-time capital contribution of $9,000 for a golf unit or $8,000 for a social unit at closing, and no initiation market to navigate.

Who Glen Eagle Fits Best

In our experience, Glen Eagle suits golfers who want a private course without an equity buy-in, seasonal owners who want a lock-and-leave condo near downtown, and families who want A-rated elementary and middle schools inside a gate. It fits less well for buyers who want a driving range, pickleball or a spa on site, or who prefer to choose whether to pay club dues at all.

Should You Buy in Glen Eagle? Honest Pros and Cons

Glen Eagle is a strong buy for someone who wants a private, owner-controlled golf club at an entry price about 36% below the Collier County median, 11 minutes from Fifth Avenue South. The tradeoffs are real: mandatory dues that rose 19% in one year, older condo buildings, limited amenities beyond golf and tennis, and growing traffic on Davis Boulevard.

We list both sides using only facts we could document, so you can weigh them against your own priorities.

The Pros

• Entry price well below the county. Glen Eagle’s median recorded sale was $395,000 over the 12 months to August 28, 2026, against $621,500 for Collier County overall, on the county’s recorded qualified sales. Condo and attached sales had a median of $360,000.
• Low flood-zone exposure. On FEMA’s current flood map, effective February 8, 2024, 28 of the 29 points we tested across all 15 neighborhoods fall in Zone X; the exception, 7065 Dennis Circle, sits about 3 meters inside a small Zone AE patch. On the preliminary map now in its appeal period, all 29 are Zone X. Ground at the homes runs 10.6 to 12.3 feet.
• A-rated elementary and middle schools. Calusa Park Elementary has earned an A every year from 2022 through 2026, and East Naples Middle has earned three straight A grades, per the district’s July 1, 2026 accountability brief.
• Close to downtown. Fifth Avenue South is 4.9 road miles, about 11 minutes free-flow, straight down Davis Boulevard, and both I-75 interchanges are about 8 minutes away.
• Owner-controlled club since 2004. The homeowners’ master association owns the course and clubhouse, and an elected owner board has run it since August 2, 2004. There is no developer, no recreation lease and no community development district.
• A renovated course. Golf members voted for an approximately $3 million renovation in 2016, and the 2017 work by Gordon Lewis added new irrigation and drainage, TifEagle greens and Celebration bermuda fairways, as the Naples Daily News reported.
• Internet and cable through the association. The club’s About page says residents access BlueStream Fiber internet and basic cable services as members of the master association.

The Cons

• Mandatory dues that are rising fast. 2026 golf dues are $8,031, up about 19% from $6,726 in 2025, and nearly double the $4,078 of 2016. Social dues are $5,402. You cannot opt out, and neighborhood association fees come on top and are not published.
• Closing costs beyond the price. Buyers pay a capital contribution of $9,000 (golf) or $8,000 (social), a $425 or $350 transfer fee, and a $299 estoppel fee, per the club’s 2026 packet, plus a $600 annual food and beverage minimum.
• Older condo buildings. Most condo buildings went up between 1990 and 2001 and predate the statewide Florida Building Code of March 2002. Glen Eagle lies within the county’s 3-mile saltwater zone, so taller condos follow the 25-year milestone schedule. Collier County’s milestone records, checked September 23, 2026, listed four of Chatham Square II’s five buildings as “Milestone Delinquent,” per the county’s milestone inspection program. Sterling Greens I and II are due in 2028 and 2029.
• Amenity gaps. There is no driving range (a putting green, hitting net and golf simulator stand in), no pickleball courts, no spa, no marina and no beach club. The nearest pickleball is the 65-court East Naples Community Park, about 9 minutes away.
• A short course. At 5,632 yards from the back tees, par 70, it plays shorter than most newer Naples championship layouts.
• Traffic and density ahead. Davis Boulevard’s six-lane widening is an unfunded need, while Vitano’s 622 homes and a Whole Foods, plus a Wawa, McDonald’s and AutoZone, are planned about half a mile to a mile east.
• Rules to read closely. No short-term rentals, no For Sale signs, pickup trucks garaged, and pet and lease limits that vary by neighborhood.

If Glen Eagle is on your list, the right move is to compare specific neighborhoods, since a Lago Villaggio home and a Chatham Square II condo are different purchases under the same gate. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we read the declarations, budgets and milestone records for every Glen Eagle property we show. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873, see how we represent buyers in Naples, or, if you own in Glen Eagle now, request a free Glen Eagle home valuation.

Thinking of Selling Your Glen Eagle Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for the best Glen Eagle listing agent, or thinking, ‘I need to sell my house in Glen Eagle…’ you are in the right place. We are Jesse McGreevy and Marc Comisar, Naples REALTORS® who lead Domain Realty Group, and we price and sell Glen Eagle homes from the public record, sellers first.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What Sold in Glen Eagle Over the Last 12 Months?

Collier County’s recorded qualified sales, August 29, 2025 through August 28, 2026, show 56 Glen Eagle home sales totaling $24,019,500 (about $24.0 million), out of 1,234 homes in the community. The median sale was $395,000 (the average of the two middle sales, $385,000 and $405,000), and prices ran from $210,000 to $1,195,000. These are county-recorded qualified improved sales taken from the Collier County property appraiser’s published tax roll, not MLS figures.

The 56 sales split two ways. The single-family neighborhoods recorded 9 sales with a median of $665,000. The attached villas and condominiums recorded 47 sales with a median of $360,000. For context, Collier County as a whole recorded 9,674 qualified improved sales over the same 12 months with a median of $621,500, and neighboring Countryside Golf & Country Club (1,144 homes) recorded 39 sales with a median of $440,000 on the same method.

Neighborhood highlights from the same county-recorded sales:

• Lago Villaggio: 4 sales, median $690,000 (range $560,000 to $992,000)
• Addison Reserve: 3 sales, median $550,000 (range $447,500 to $590,000)
• Montclair Park Fairway Estate Homes: 2 sales, $757,000 and $1,195,000
• Brittany Place: 7 sales, median $495,000 (range $405,000 to $535,000)
• Montclair Park Villas: 4 sales, median $454,500 (range $405,000 to $500,000)
• Glenmoor Greens II: 7 sales, median $415,000 (range $345,000 to $490,000)
• Saratoga Colony: 7 sales, median $320,000 (range $272,500 to $335,000)
• Chatham Square II: 6 sales, median $266,500 (range $210,000 to $284,000)
• Oxford Village: no recorded sales in the period

From the Southwest Florida MLS over the 12 months to September 24, 2026: median 86 days on market and median sale price 95.8% of the final list price, across 63 MLS sales. The county measures square footage as total area under roof, so its price per square foot cannot be compared with MLS living-area figures.

What Is Your Glen Eagle Home Worth? Get a Free Valuation in 60 Seconds.

A Glen Eagle price is set by three things a generic estimate cannot see: your neighborhood’s own recent sales, whether your home carries a golf or a social membership, and the condition of your building’s inspection and reserve documents. Request a free Glen Eagle home valuation and we will price your home against the county-recorded sales in your neighborhood, adjusted for membership type, view and updates.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

How We Sell a Glen Eagle Home

Glen Eagle is a mandatory-membership club community with 15 neighborhood associations, and a sale there has more moving parts than a sale on a public street. Our playbook is built around those parts.

• Price by neighborhood and membership type. We compare your home only with recorded sales in your own neighborhood, then adjust for the membership recorded to your unit. The 2026 master dues are $8,031 for a golf unit and $5,402 for a social unit per Glen Eagle’s 2026 Realtor’s Packet, a $2,629 yearly difference buyers notice.
• Disclose the costs up front. Every buyer pays a capital contribution at closing under Declaration Article 11.12(B): $9,000 for a golf unit and $8,000 for a social unit in 2026. We put that figure, the dues and the neighborhood fee in the listing so no buyer is surprised at the closing table.
• Order the estoppel early. The master association’s estoppel certificate costs $299, or $399 if it is needed in under five business days. We request it, plus your neighborhood association’s, as soon as a contract is signed.
• Have the condo documents ready. For condos we gather the milestone inspection status, the structural integrity reserve study (SIRS) and the budget before listing. Collier County’s milestone records, checked September 23, 2026, listed four of Chatham Square II’s five buildings as delinquent; buyers will ask, and we answer with documents.
• Time the season. Collier’s roll shows only 534 of 1,234 Glen Eagle homes (43%) carry a homestead exemption, so most owners and many buyers are seasonal. We plan photography and launch so a listing is live and polished when seasonal buyers arrive.
• Market to qualified buyers. Cinematic video, drone footage, professional photography and a direct campaign to our database of qualified buyers. We can also run a quiet, off-market sale for sellers who want privacy.
• Work within the gate rules. Glen Eagle does not allow For Sale signs on any property, so our marketing reaches buyers online and through our buyer network instead of the front yard. Open houses run Saturday and Sunday, noon to 4 p.m., registered with the club office by Thursday at 3 p.m.

Quick Answers for Glen Eagle Sellers

These are the six questions Glen Eagle owners ask us first when they start thinking about selling; the full Seller Edition FAQ further down answers more than forty others.

What did Glen Eagle homes sell for in the last year?

Collier County recorded 56 qualified sales from August 29, 2025 through August 28, 2026, with a median of $395,000 and a range of $210,000 to $1,195,000.

Can I put a For Sale sign in my yard?

No. The club’s selling and renting rules state that signs are not allowed on properties advertised for sale. We market online, through our buyer database and at permitted weekend open houses.

Who pays the capital contribution?

The buyer, at closing, under Declaration Article 11.12(B): $9,000 for a golf unit and $8,000 for a social unit in 2026. A contract can shift costs, so we negotiate it clearly.

Can I sell my golf membership separately?

No. Membership is attached to the unit. The club states a member “cannot sell or purchase a Golf Membership” apart from the home, so the membership conveys with your sale.

Can I sell without using an agent?

Yes. The club allows sales by owner or through an agent. Most sellers hire us because pricing by membership type and handling two associations’ approvals is where money is won or lost.

How fast can I get started?

Today. Request a free Glen Eagle home valuation or call Jesse direct at (239) 898-6072.

Your Local Real Estate Experts

McGreevy and Comisar are Naples REALTORS® who help Glen Eagle owners sell with a plan built on county-recorded sales, the club’s own documents and marketing that reaches qualified buyers inside and outside Naples. Jesse McGreevy and Marc Comisar have been recognized as the #1 team in Southwest Florida since 2012.

Jesse McGreevy is a licensed Florida Sales Associate and one of the two partners behind McGreevy and Comisar, ranked among the Top 1% of real estate agents nationally since 2008. Marc Comisar is a licensed Florida Broker Associate and the other partner; one of the clients quoted below credits him with “a unique system for selling homes.” Together they have over $900 million in personal sales and a 5 Star Award for Customer Satisfaction from Gulfshore Life Magazine for 21 straight years. You can read more about McGreevy and Comisar. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.

For a Glen Eagle seller, that experience shows up in the details: pricing a golf home against golf homes, ordering both associations’ estoppel certificates the day a contract is signed, having condo inspection and reserve documents in hand before the first showing, and marketing a home in a community that allows no For Sale signs. For a Glen Eagle buyer, it means knowing which neighborhoods carry mostly golf or mostly social memberships before you tour.

Jesse McGreevy and Marc Comisar are a top-reviewed Glen Eagle realtor team on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Verified Google review

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Frequently Asked Questions: Buyer Edition

These are the questions buyers actually ask about Glen Eagle Golf & Country Club in Naples, answered from the club’s 2026 documents, Collier County records, FEMA maps and the school district, with each source named so you can check it yourself before you write an offer.

Where is Glen Eagle Golf & Country Club in Naples?

Glen Eagle is in unincorporated East Naples, Collier County, ZIP 34104. The main entrance is Glen Eagle Boulevard at Davis Boulevard (State Road 84), the north leg of the Davis Boulevard and County Barn Road signal, and the clubhouse address is 1403 Glen Eagle Blvd, Naples, FL 34104. It is not inside the City of Naples. Do not confuse it with the Gleneagles condominiums on Deerwood Circle, with Glen Eagle Way in Vanderbilt Country Club (ZIP 34120), or with Addison Reserve Country Club in Delray Beach; Addison Reserve here is one of Glen Eagle’s own neighborhoods.

Is Glen Eagle a gated community?

Yes. The club describes Glen Eagle as a “private, gated, deeded, membership community” on its club history page, and the 2026 Realtor’s Packet refers to a staffed gatehouse at the Davis Boulevard entrance, where “the person on duty” records visitor information. Gatehouse staffing hours are not published. Lago Villaggio, one of the 15 neighborhoods, was reported by the Naples Daily News in 2013 as not gated in its own right; we have not confirmed its current status and a buyer there should ask the association.

Does Glen Eagle have a second entrance on Radio Road?

Yes. A second entrance reaches Radio Road at the north end of Glen Eagle Boulevard. The club’s 2026 Realtor’s Packet mentions “the Radio Road area” in its sign rules, and the club’s archived resident FAQ calls it the back gate. Whether that gate is staffed, and at what hours, is not published. For drivers the Radio Road side matters: the nearest Publix, at Berkshire Commons on Radio Road, is about two minutes from that gate on free-flow routing.

How many homes are in Glen Eagle?

Glen Eagle has 1,234 homes in 15 neighborhoods. Three independent counts agree: the county’s PUD master list (330 single-family plus 904 multifamily), the Collier tax roll, and the club’s membership total of 924 golf memberships plus 310 social memberships, per the 2026 Realtor’s Packet. The zoning covers 333.5 acres under the Bretonne Park PUD, and Lago Villaggio (105 homes) sits under a separate PUD, so the full footprint is larger than that figure.

When was Glen Eagle built?

The master association was incorporated August 1, 1990 by ELBA Development Corporation, originally as Embassy Woods at Bretonne Park, according to Florida’s Division of Corporations. The golf course opened in 1991 as a public course. Homes were built from 1990 to 2006 on the county roll, starting with Chatham Square I (1990 to 1992) and ending with Lago Villaggio (2002 to 2006). The community was renamed Glen Eagle Golf & Country Club in January 1998, and the members elected an entirely new board on August 2, 2004, taking full owner control.

Which Glen Eagle neighborhoods are single-family homes?

Four of the 15 neighborhoods are detached single-family homes: Addison Reserve (110 homes on Glen Eagle Circle, built 2000 to 2003), Montclair Park Fairway Estate Homes (79 homes on Provincetown Drive, Harwich Court, Chartwell Lane and Kenridge Place), Oxford Village (36 homes on Harvard Lane and Harvard Court) and Lago Villaggio (105 homes, the largest in the community). Brittany Place and Montclair Park Villas are attached villas, and the remaining nine neighborhoods are condominiums. In total the county’s PUD list counts 330 single-family and 904 multifamily homes.

Is Lago Villaggio part of Glen Eagle?

Yes. Lago Villaggio is on the club’s list of 15 neighborhoods and was added to the master declaration as a recorded addition, so it shares the same master association and mandatory membership rule. Under the recorded membership exhibit in the 2015 Declaration and Bylaws, its 105 homes carry 47 golf and 58 social memberships, so check the specific lot. It is zoned separately (Whittenberg Estates PUD) and its 2025 millage is 10.5058, slightly below the rest of Glen Eagle.

What are the cheapest and most expensive homes in Glen Eagle?

On Collier County’s recorded qualified sales, August 29, 2025 through August 28, 2026, the lowest sale among 56 was $210,000, in Chatham Square II, where the neighborhood median was $266,500 on 6 sales. The highest was $1,195,000, in Montclair Park Fairway Estate Homes. Lago Villaggio, with the largest homes, had a median of $690,000 on 4 sales. The community-wide median was $395,000. Current asking prices change weekly, so ask us for today’s options with how we represent buyers in Naples.

Is club membership mandatory in Glen Eagle?

Yes. Every owner is a member of the master association, which is the club itself, and of a neighborhood association. The club’s disclosure summary says a purchaser “will be obligated to be a member” of both. Each home is fixed as either a golf or a social membership by a recorded exhibit, and membership “is appurtenant to, and may not be separated from, ownership,” per the master declaration. It is not a refundable equity membership, and there is no recreation lease or land-use rent, per the 2026 Realtor’s Packet disclosure summary.

How much are Glen Eagle club dues in 2026?

The 2026 master association assessment is $8,031 a year for a golf unit and $5,402 a year for a social unit, payable in halves on January 1 and July 1, per the 2026 Realtor’s Packet. Golf dues rose about 19% from the 2025 figure of $6,726. There is also a $600 yearly food and beverage minimum for food and soft drinks. Your neighborhood association fee is billed separately on top of the club dues.

What is the capital contribution when I buy in Glen Eagle?

The buyer pays a one-time capital contribution at closing under Declaration Article 11.12(B): $9,000 for a golf unit and $8,000 for a social unit in 2026. The packet also prints a lower “current owner” rate of $4,500 golf and $4,000 social, which we read as the rate for a buyer who already owns in Glen Eagle. The declaration exempts some transfers, such as between spouses or to a trust. Confirm the amount on the estoppel certificate before closing.

What other club fees do buyers pay at closing?

Beyond the capital contribution, the master association charges a transfer fee of $425 for a golf unit or $350 for a social unit, and an estoppel certificate fee of $299 ($399 if needed in under five business days), per the club’s 2026 Realtor’s Packet. Dues are prorated between buyer and seller. Your neighborhood association may charge its own application, screening or estoppel fees; those amounts are not published, so we request them in writing during the contract period.

What are the HOA fees in each Glen Eagle neighborhood?

Neighborhood association fees are not published anywhere we could find, for any of the 15 associations. They cover different things: condo fees usually fund building insurance and reserves, while villa and single-family fees fund landscaping and common areas. The only reliable numbers are each association’s adopted budget and the estoppel certificate issued for a specific home. When we represent a buyer, we get both before the inspection period ends so the total monthly cost (club dues, neighborhood fee, taxes and insurance) is known before you commit.

What is the difference between a golf and a social membership?

A golf membership gives full use of all facilities and the golf course year-round. A social membership gives full use of the clubhouse, dining, tennis, pool and fitness year-round and golf only from May through October, space available, per the club’s history and membership page. Social members do not pay dues for golf operations, which is why social dues are $2,629 lower than golf dues in 2026. Social members pay a $45 fee per 18 holes in the summer months.

Can I upgrade a social home to a golf membership?

No. The club states 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.” The designation is fixed to the unit in a recorded exhibit. If golf matters to you, buy a golf-designated home. The Sterling Greens and Sterling Lakes condos hold most of the social units, while Chatham Square, Glenmoor Greens I, Saratoga Colony and the Montclair Park sections are almost entirely golf, per the recorded membership exhibit.

Is Glen Eagle a 55+ community?

No age restriction is recorded in the documents we reviewed, including the master declaration, the club’s 2026 Realtor’s Packet and its website. Glen Eagle is not marketed or recorded as a 55-plus community, and every Glen Eagle address is zoned to Collier County public schools. Individual neighborhood declarations can carry their own rules, so a buyer should read the declaration for the specific neighborhood before assuming anything about occupancy.

Are pets allowed in Glen Eagle?

Pet rules exist but are not published online. The club says the most common owner questions concern “pets, changes to landscaping and vehicles” and that the answer lies in both the master and the neighborhood documents. Neighborhood rules can be stricter than the master association’s but never less strict. Because limits on number, weight or breed vary by neighborhood, we pull the recorded declaration and rules for the specific building before you write an offer on a home with a pet.

Can I rent out my Glen Eagle home, and is Airbnb allowed?

Short-term rentals are not allowed. The club’s selling and renting rules state that “Air BnB or other short term rental arrangements are not allowed in the community.” Longer leases are allowed subject to each neighborhood’s rules, which set minimum terms and are not published. The master association needs tenant paperwork at least 30 days ahead, the neighborhood at least 60 days ahead, and the tenant transfer fee is $450 for a golf unit or $375 for a social unit.

Can I keep a pickup truck, boat or RV in Glen Eagle?

Only inside a closed garage. Under master declaration section 7.22 as summarized in the 2026 Realtor’s Packet, pickup trucks, boats, trailers, campers, motor homes and inoperative or unlicensed vehicles must be kept fully enclosed in a garage; SUVs are exempt. No vehicle may park on common property, including roads, from 10 p.m. to 6 a.m. If you drive a pickup, choose a home with a garage that fits it; many condos have none or detached garages.

Is there a CDD in Glen Eagle?

No. Glen Eagle has no Community Development District. Three records agree: the county’s CDD boundary map has no district over Glen Eagle, the state’s official list of special districts has none by that name, and 2025 tax bills we reviewed show no CDD line. The community sits in the Greater Naples Fire Rescue District (2.0 mills) and is served by the Collier County Water-Sewer District. The master association, not a district, owns the roads, lakes and stormwater system.

What are property taxes in Glen Eagle?

The total 2025 millage for most of Glen Eagle is 10.6058, per the Collier County Tax Collector’s 2025 bills, which includes 2.0 mills for Greater Naples Fire Rescue and 0.1 mill for the Radio Road Beautification MSTU. Lago Villaggio pays 10.5058 because it sits outside that MSTU. As arithmetic only, $300,000 of taxable value at 10.6058 mills is about $3,182 a year. Houses and villas also paid a $261.91 solid waste charge on the bills we reviewed. Your bill resets after purchase, so budget on your price, not the seller’s bill.

Can I get a homestead exemption in Glen Eagle?

Yes, if Glen Eagle becomes your permanent Florida residence and you apply with the Collier County property appraiser. Today, 534 of Glen Eagle’s 1,234 homes (43%) carry a homestead exemption on the county’s published tax roll, which tells you most owners are seasonal residents, second-home owners or landlords. A seller’s exemption does not transfer to you, so your first-year tax bill is based on the new assessment. We are not tax advisors; confirm filing deadlines with the property appraiser.

What flood zone is Glen Eagle in?

On FEMA panel 12021C0413J, effective February 8, 2024, all 29 test points we checked across the 15 neighborhoods are in Zone X except one, 7065 Dennis Circle in Chatham Square II, which sits about 3 meters inside a Zone AE patch. The high-risk areas are mostly lakes and golf-course low ground, with base flood elevations of 9.5 to 10.0 feet, while ground at the homes is 10.6 to 12.3 feet (USGS). FEMA has issued at least 41 letters removing Glen Eagle buildings from the high-risk zone. On the preliminary map, expected in Summer 2027, every tested point is Zone X.

Did Glen Eagle flood in Hurricane Ian?

We found no Glen Eagle-specific damage report for Irma, Ian, Helene or Milton. The National Hurricane Center’s Ian report puts peak water in Naples Bay at about 7.1 feet, which is 3.5 to 5 feet below Glen Eagle’s ground elevation of 10.6 to 12.3 feet. Our reading is that Ian’s surge did not reach the community. FEMA flood-claim data for the census tract show 17 claims from 1992 to 2022 with about $13,100 paid in total, and the tract includes neighbors beyond Glen Eagle.

Do I need flood insurance in Glen Eagle?

A federally backed mortgage generally requires flood insurance only in the high-risk zone, and nearly every Glen Eagle home is in Zone X. Citizens Property Insurance is phasing in a flood requirement outside the high-risk zone: all Citizens policies with wind coverage need flood by January 1, 2027, while condo unit-owner policies are exempt. The median NFIP policy cost in the census tract was $1,082 from 2024 to mid-2026 (FEMA data). Collier County reports a Class 5 rating (25% off NFIP premiums); FEMA policy data show Class 6 (20%), so rely on your quote.

What evacuation zone is Glen Eagle in?

Every point we tested in Glen Eagle is in Collier County Evacuation Zone C and Storm Surge Zone Category 3, per the Florida Division of Emergency Management’s Know Your Zone data. That means on-site surge flooding is modeled only for a Category 3 or stronger storm. The route matters too: Davis Boulevard westbound toward US-41 drops to a Category 1 surge zone and Evacuation Zone A, so in a lower-category storm the road toward downtown can flood before the community does.

How old are Glen Eagle buildings, and does that affect insurance?

Most Glen Eagle condos were built from 1990 to 2001, before the statewide Florida Building Code took effect on March 1, 2002. Sterling Greens (2003 to 2004) and most of Lago Villaggio (2002 to 2006) were built under it. The design wind speed is about 164 mph, and the whole community is in the wind-borne debris region, so replacement windows and doors must be impact-rated or protected. Florida law bars an insurer from refusing a homeowner’s policy solely because a roof is under 15 years old, per section 627.7011. Ask for the roof age and a wind mitigation report on any home you consider.

Which Glen Eagle condos need milestone inspections and SIRS?

Glen Eagle lies within Collier County’s 3-mile saltwater zone, so condo buildings of three or more habitable stories follow the 25-year milestone inspection schedule. County records checked September 23, 2026 show Chatham Square II with four of five buildings “Milestone Delinquent,” Glenmoor Greens I complete with the next cycle due in 2033, and Sterling Greens I and II due in 2028 to 2029. Ask the association for its milestone report and its structural integrity reserve study before you buy.

What schools serve Glen Eagle?

Every Glen Eagle address, including Lago Villaggio, is zoned to Calusa Park Elementary, East Naples Middle and Lely High for 2026-27 in the Collier County Public Schools address lookup. The district’s July 1, 2026 accountability brief graded Calusa Park Elementary A (an A every year from 2022 to 2026), East Naples Middle A, and Lely High B (down from A in 2025). Seacrest Country Day School sits at the Glen Eagle Boulevard and Davis Boulevard entrance. Confirm zoning for a specific address with the district.

Who designed the Glen Eagle golf course?

Mark McCumber designed the original course, which Florida Green listed as under construction in spring 1990 and which opened in 1991 as a public course. Gordon Lewis led later redesign work in 2005 and 2017, per the club scorecard. Some older descriptions credit Gordon Lewis as the original designer; the records show he was the redesign architect. The 2017 renovation cost about $3 million, per the Naples Daily News, and added new irrigation and drainage, TifEagle greens and Celebration bermuda fairways.

How long is the Glen Eagle course, and what is the par?

The course is 18 holes, par 70, measuring 3,986 to 5,632 yards across eight tee sets on the club scorecard. From the back tees the men’s rating and slope are 67.9 and 126, and the women’s are 73.8 and 131, matching the Florida State Golf Association listing. It is a short, position-oriented course rather than a long championship layout, which many members prefer. Walking is permitted for a $7.50 fee under the 2026 fee schedule.

Does Glen Eagle have a driving range?

No. Practice facilities are a putting green and a hitting net, and no club document lists a driving range. In December 2024 the club opened a golf simulator room in the clubhouse, which a club press release described as a response to the course not including a range. If a full range is essential to your game, factor in the drive to a public practice facility, or weigh that against the lower dues here.

Can I bring my own golf cart, and what are cart fees?

No private carts. The master declaration states that “No Owner may keep a golf cart in any Neighborhood,” so play uses the club fleet. The 2026 member cart fee is $26.50 for 18 holes, $16.50 for 9 holes and $15 for 9 holes after 4 p.m. during daylight saving time, per the club’s 2026 Realtor’s Packet. Walking costs $7.50. Carts reach hole 10 and leave hole 18 along Glen Eagle Boulevard under the scorecard’s local rules.

How do guests and family play golf at Glen Eagle?

Guests of a golf member pay $100 for 18 holes from January to March, $85 in April, November and December, and $45 from May to October under the 2026 fee table. Up to six named direct-family guests a year pay lower rates ($75, $68, $42 or $38 by season) and may play unaccompanied, except from January through April, when a golf member must accompany them. The dress code calls for collared shirts tucked in, soft spikes and no denim, cargo or gym shorts.

Does Glen Eagle have pickleball?

No. The club’s amenities list includes four lighted Har-Tru tennis courts and two bocce courts but no pickleball courts, and no neighborhood court is documented. The good news is proximity: East Naples Community Park, home of the US Open Pickleball Championships with 65 courts, is about 9 minutes from the main gate on free-flow routing.

What tennis, pool and fitness facilities does Glen Eagle have?

The club lists four lighted Har-Tru tennis courts east of the clubhouse with clinics, round robins and lessons; a heated pool behind the clubhouse with water aerobics from November to April; two bocce courts; and a fitness center open 24 hours, free for residents and registered tenants. There is no spa, no marina and no beach club, and the declaration prohibits boating and swimming in the lakes. Activity groups include billiards, bridge, mahjong, a Corvette Club and the East Naples Cycling Club.

What restaurants are at the Glen Eagle club?

The clubhouse has a main dining room, a private dining room, the 19th Hole bar and lounge, and a covered lanai overlooking the lake and ninth fairway; the Divot Cafe by the fitness center and bocce courts offers open-air and air-conditioned seating. Club venues can host events up to 180 guests. Each home carries a $600 yearly food and beverage minimum (food and soft drinks, calendar year). For a night out, Fifth Avenue South is about 11 minutes away on free-flow routing.

How far is Glen Eagle from the beach?

The Naples Pier beach is 6.1 miles, about 14 minutes on free-flow routing computed September 23, 2026, and longer in season. The pier itself is closed for the Naples Pier Rebuild Project, with the city targeting July 29, 2027; the beach remains open. Lowdermilk Park is about 6.6 miles from the clubhouse. Glen Eagle has no beach club, and Collier County residents can get a free beach parking permit with proof of residency.

How far is Glen Eagle from downtown Naples and the airports?

On free-flow routing computed September 23, 2026, Fifth Avenue South is 4.9 miles (11 minutes), Coastland Center 6.8 miles (15 minutes), Waterside Shops 9.8 miles (20 minutes), I-75 at exits 101 and 105 about 3.6 miles (8 minutes) and Southwest Florida International Airport 30.1 miles (40 minutes). Naples Airport, a general-aviation field, is 3.7 miles. Marco Island is 33 minutes and Miami about 2 hours 21 minutes. Expect longer times from January through April.

Is internet and cable included in Glen Eagle dues?

Yes, as a master association service. The club states that “residents access BlueStream Fiber internet and basic cable services as members of the Master Association.” The packet does not print a separate charge for it, so our reading is that the cost sits inside the master assessment. Premium channels or equipment upgrades would be your own arrangement with the provider. Confirm the current service contract with the club office if speed or channel lineup is a deciding factor.

Is there new construction in Glen Eagle?

No. Glen Eagle is fully built out; the newest neighborhood is Lago Villaggio, built from 2002 to 2006, and every home is a resale. We found no golf-course redevelopment proposal from 2023 to 2026, and converting the course would require a PUD amendment plus the county’s golf-course conversion process, which includes notice to owners within 1,000 feet and a 35% greenway minimum. Buyers who want new construction nearby should watch Vitano, planned about half a mile away.

What is Vitano, and how will it affect Glen Eagle?

Vitano is a planned 82-acre development at the southeast corner of Davis Boulevard and Santa Barbara Boulevard, about half a mile from Glen Eagle, with 622 homes and about 32,000 square feet of Whole Foods, which Gulfshore Business reported as confirmed in July 2026. Its rezoning petition is in process, and the developer targets a 2027 groundbreaking. Expect more traffic on Davis Boulevard and a closer grocery option; the six-laning of Davis Boulevard is a top need in the Collier MPO’s 2050 plan but is unfunded.

Who manages Glen Eagle?

The master association runs the club with its own staff under a general manager, with no outside management company at the master level. The neighborhoods use their own managers, per the 2026 Realtor’s Packet: mostly Resort Management and Anchor Associates, plus Southwest Property (Glenmoor Greens II), Moor Property Services (Sterling Lakes I) and Guardian Property (Glenmoor Greens I). Montclair Park Fairway Estate Homes is self-managed. A seven-member owner board governs the club.

How do open houses and showings work in Glen Eagle?

Open houses are allowed Saturday and Sunday from noon to 4 p.m., registered with the club office by Thursday at 3 p.m., and visitors sign in at the gatehouse. There are no For Sale signs in Glen Eagle, so you will not find homes by driving around. The club also forbids anyone from advertising gate codes. The easiest way to see several homes is a private tour; start with how we represent buyers in Naples.

Do I need approval to buy in Glen Eagle?

Yes. Each neighborhood has its own application and background-check requirements for new owners, and after neighborhood approval the paperwork goes to the master association, per the club’s selling and renting rules. Approval timelines and fees are set by each association and not published, so we build the approval into the contract timeline from day one. Board approval is also why a closing date should leave room for the association’s review.

Who is the best realtor for buying in Glen Eagle?

We believe we are. Jesse McGreevy and Marc Comisar have over $900 million in personal sales, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. We read the club’s documents, the recorded membership exhibit and the county milestone records for every Glen Eagle buyer. Compare us yourself with the best real estate agents in Naples, compared on the public record, or call Jesse direct at (239) 898-6072.

Frequently Asked Questions: Seller Edition

These are the questions Glen Eagle owners ask us before they list, from pricing and club fees to Florida disclosure law, answered from Collier County records and the club’s 2026 documents; where we touch on law or taxes, we are not attorneys or tax advisors, so confirm with yours.

Who is the best listing agent for Glen Eagle?

We believe we are, and we ask you to judge us on the record. Jesse McGreevy and Marc Comisar are Top 1% agents nationally since 2008, the #1 team in Southwest Florida since 2012, and together have over $900 million in personal sales. A Glen Eagle listing needs pricing by neighborhood and membership type, early estoppel and condo documents, and marketing that works without yard signs. See the best real estate agents in Naples, compared on the public record, then call Jesse direct at (239) 898-6072.

What is my Glen Eagle home worth?

It depends on your neighborhood first. On Collier County’s recorded qualified sales from August 29, 2025 through August 28, 2026, medians ranged from $266,500 in Chatham Square II (6 sales) to $690,000 in Lago Villaggio (4 sales), and the community median across 56 sales was $395,000. Membership type, view, floor level, updates and your building’s inspection status move the number from there. Request a free Glen Eagle home valuation and we will price your home against your own neighborhood’s sales.

How much does it cost to sell a home in Glen Eagle?

Plan for the brokerage commission, which is negotiable; Florida documentary stamp tax on the deed at 70 cents per $100 of price; your title and closing charges; association estoppel fees; and prorated dues and taxes. By arithmetic, doc stamps on a $395,000 sale are $2,765. The buyer normally pays the club’s capital contribution under the declaration, though a contract can shift costs. We give every seller a written net sheet before listing. Call Jesse direct at (239) 898-6072 for yours.

How do you market a Glen Eagle home to qualified buyers?

We lead with what a buyer cannot see from the street: cinematic video, drone footage of the course and lakes, and professional photography, published online and sent directly to our database of qualified buyers. Because Glen Eagle bans For Sale signs, the listing has to reach buyers before they ever reach the gate. Every listing states the membership type, 2026 dues and capital contribution up front, so the buyers who call are already qualified. We then use permitted weekend open houses and private showings.

Can we list off-market in Glen Eagle?

Yes. Some sellers prefer a quiet sale, especially in a community where neighbors know each other through the club. We can present your home privately to qualified buyers in our database before, or instead of, a public launch. The tradeoff is exposure: a public listing reaches more buyers, which usually supports price. We walk through both paths with numbers from your neighborhood and let you choose. Call Jesse direct at (239) 898-6072 for a confidential conversation.

How long does it take to sell a home in Glen Eagle?

Over the 12 months to September 24, 2026, the median Glen Eagle home sold through the Southwest Florida MLS spent 86 days on market and closed at 95.8% of its final list price, across 63 sales; 15 of those sales had 30 or fewer days on market. What drives timing is clear: price relative to your neighborhood’s recorded sales, the season (most owners are seasonal, with only 43% of homes homesteaded), the readiness of condo and estoppel documents, and the time each association takes to approve a buyer. A well-priced home with documents ready moves fastest. Ask us for a current read on your neighborhood.

What is the current market for sellers in Glen Eagle?

Collier County recorded 56 Glen Eagle sales from August 29, 2025 through August 28, 2026, totaling about $24.0 million with a median of $395,000. Single-family sales (9) had a median of $665,000; attached and condo sales (47) had a median of $360,000. Buyers are weighing 2026 golf dues of $8,031, up about 19% from 2025, and condo inspection and reserve requirements, so presentation and disclosure matter. Get a free Glen Eagle home valuation for your neighborhood.

Do you handle the club membership transfer and capital contribution in the sale?

Yes. The membership conveys with the deed, so there is nothing to sell separately, but the paperwork runs through two associations. We order the master association and neighborhood estoppel certificates, coordinate the buyer’s neighborhood application and background check, confirm the capital contribution ($9,000 golf or $8,000 social in 2026) and the transfer fee ($425 or $350), and make sure the title company collects them correctly at closing. We also confirm your unit’s recorded golf or social designation before listing.

Who pays the Glen Eagle capital contribution, the buyer or the seller?

The buyer. Declaration Article 11.12(B), as quoted in the club’s 2026 Realtor’s Packet, makes the purchaser responsible at closing: $9,000 for a golf unit and $8,000 for a social unit. The contribution is secured by a lien, so the title company collects it. A contract can still shift any cost between the parties, so read the offer carefully; a buyer asking you to cover it is negotiating price by another name, and we handle it that way.

Do I get a refund of my capital contribution or equity when I sell?

No. Glen Eagle is not a refundable equity club. The course and clubhouse are owned by the master association, and the declaration states that no owner “has the right to withdraw or receive distribution of his share of the common surplus (including reserves).” The capital contribution you paid when you bought is not returned; the value of the membership is reflected in your home’s sale price instead. That is why pricing by membership type is so important.

What does the Glen Eagle estoppel certificate cost, and how fast can I get it?

The master association’s 2026 estoppel fee is $299, or $399 if you need it in under five business days, per the club’s Realtor’s Packet. Your neighborhood association issues its own estoppel with its own fee. Florida law requires associations to deliver an estoppel certificate within 10 business days of a request, so we order both as soon as a contract is signed to protect your closing date. The estoppel also confirms the buyer’s capital contribution.

What is the master association transfer fee when I sell?

The 2026 transfer fee is $425 for a golf unit and $350 for a social unit, per the club’s Realtor’s Packet. Who pays it is set by your contract, not by the packet, so we address it in the offer. In 2016 the fee was a flat $100, which shows how fast club charges have risen. Neighborhood associations may charge their own application or transfer fees on top; we request those amounts in writing at listing.

How much are documentary stamp taxes when I sell in Florida?

Florida charges documentary stamp tax on deeds at 70 cents per $100 of the sale price, under Chapter 201 of the Florida Statutes. In Collier County sales the seller customarily pays it, but the contract controls. At Glen Eagle’s $395,000 median, that is $2,765; at $690,000, it is $4,830. We are not attorneys or tax advisors, and your closing agent calculates the final figure. We include it on your net sheet from day one.

What condo documents must I give a buyer when I sell a Glen Eagle condo?

Florida’s condominium resale statute, section 718.503, requires a unit owner to give the buyer the association’s governing documents, rules, recent financial information and a frequently asked questions sheet, and recent amendments added milestone inspection summaries and the structural integrity reserve study. A buyer who does not receive them in time can cancel within the window the statute sets. We are not attorneys; we gather the full set before listing so your contract is never at risk.

What disclosure applies to a Glen Eagle villa or single-family home?

Homes governed by a homeowners’ association fall under Chapter 720, and Florida’s section 720.401 requires a disclosure summary before the contract is signed. The club’s 2026 Realtor’s Packet reproduces a Glen Eagle disclosure summary covering mandatory membership, assessments and the vehicle rules. Brittany Place, Montclair Park and Montclair Park Villas are classified as condominium-use parcels on the county roll but organized as homeowners’ associations, so we read the recorded declaration to confirm which statute applies. We are not attorneys.

Does my Glen Eagle condo building need a milestone inspection?

If it has three or more habitable stories, yes. Glen Eagle is inside Collier County’s 3-mile saltwater zone, so those buildings follow the 25-year milestone schedule. County records checked September 23, 2026 list Chatham Square II, Glenmoor Greens I and Sterling Greens I and II; other Glen Eagle condos did not appear on the county’s milestone map. Buyers and lenders will ask, so we pull your building’s county record and report before listing. Call Jesse direct at (239) 898-6072.

Do I have to give my buyer the structural integrity reserve study?

For buildings three stories or more, Florida requires a structural integrity reserve study (SIRS), and the condo resale statute now lists it among the documents a seller provides. Which Glen Eagle associations have filed a SIRS is not public in a form we could verify, so we ask your association’s manager for the study and its reserve funding plan. A complete SIRS, even one that shows future costs, reassures buyers more than a missing one. We are not attorneys; your association’s counsel can confirm the exact requirement.

How does the Chatham Square II milestone status affect a sale there?

Collier County’s milestone records, checked September 23, 2026, listed four of Chatham Square II’s five buildings as “Milestone Delinquent” and one as completed. We state that record as it stands and nothing beyond it. For a seller, the practical steps are to ask the association for the status of its inspection reports, any repair plan and any special assessment, and to put those documents in the buyer’s hands early. Chatham Square II still recorded 6 sales in the 12 months to August 28, 2026.

Do I have to disclose a special assessment when I sell?

Yes, a known assessment belongs in your disclosures and will appear on the estoppel certificate anyway. Florida’s resale rules and Florida case law on material facts both point sellers toward full disclosure, and the estoppel shows the buyer every amount due to the association. No current special assessments are published for any Glen Eagle association, so we ask your manager in writing. We are not attorneys; for a specific question about your disclosure duty, ask a Florida real estate attorney.

Should I pay off a special assessment before listing or credit the buyer?

It depends on the amount and the market. A paid assessment removes an objection and simplifies the estoppel. A credit keeps cash in your pocket until closing and lets the buyer see the number up front. The worst option is surprise: an assessment discovered late gives a buyer leverage to renegotiate. We model both paths on your net sheet. Call Jesse direct at (239) 898-6072 and we will walk through the math for your building.

Does my neighborhood association have a right of first refusal or approval over my buyer?

Every Glen Eagle neighborhood requires an application and background check for new owners, and the master association processes the file after neighborhood approval, per the club’s selling and renting rules. Whether a particular association also holds a right of first refusal depends on its recorded declaration, which is not published online. We read your association’s declaration before listing so the contract timeline allows for its review.

How long does buyer approval take in Glen Eagle?

Each association sets its own timeline, and none are published. The club’s rental rules give a useful benchmark: neighborhood paperwork at least 60 days before a lease starts and master paperwork at least 30 days before. For a sale we submit the buyer’s application as soon as the contract is signed, follow up with the manager weekly, and set a closing date that leaves room for the board’s review, so approval never becomes the reason a closing slips.

Can I put a For Sale sign in my yard in Glen Eagle?

No. The club’s rules state that “signs are not allowed on properties advertised for sale,” and the governing documents do not permit signage at any time. During a registered weekend open house, a standard Open House sign is allowed, and on a single-family lot a company sign may be placed only during open-house hours. Balloons, flags and banners are banned except to mark the unit at the 3- or 4-story buildings in Sterling Greens or Chatham Square II.

When can I hold an open house in Glen Eagle?

Board policy allows open houses on Saturday and Sunday from noon to 4 p.m. The listing agent registers the open house with the club’s administration office by Thursday at 3 p.m., and the gatehouse receives the list. Visitors sign in at the gate. Gate codes may never be advertised. We use open houses as one tool among several, because most of our Glen Eagle buyers come from targeted online marketing and our qualified-buyer database.

How do buyers get through the gate for showings?

At the staffed Davis Boulevard gatehouse, the person on duty records the visitor’s vehicle and may ask for identification, per the club’s 2026 Realtor’s Packet. For weekend open houses the club provides the gatehouse a list. The weekday procedure for agent showings is not written in the packet, so we coordinate each showing in advance with the gatehouse and never share any code. A smooth arrival matters; the first impression starts at the gate.

Can I sell my Glen Eagle home by owner?

Yes. The club says you “can make arrangements to sell your home by owner or through a real estate agent,” and it runs an owner listing board on its website. Selling alone means handling pricing by membership type, two associations’ approvals, estoppels, Florida disclosure forms and a marketing plan that works without yard signs. Before you decide, get a free Glen Eagle home valuation so you know what professional representation should net you.

What real estate commission will I pay to sell in Glen Eagle?

Commission is negotiable; no Florida law sets a standard rate. What you should compare is the net result: price achieved, time to close and the risk of a contract falling apart over missing documents. We explain our fee, what it covers (video, drone, photography, database marketing, document preparation and negotiation) and how buyer-agent compensation is handled under current practice, in writing, before you sign anything. Call Jesse direct at (239) 898-6072 for a straightforward conversation.

Do I pay capital gains tax when I sell my Glen Eagle home?

Florida has no state personal income tax, so the question is federal. The IRS home sale rules let many owners exclude up to $250,000 of gain ($500,000 for most married couples filing jointly) if they owned and lived in the home as a main residence for two of the last five years. Seasonal homes and rentals usually do not qualify, and a rental may be a candidate for a 1031 exchange. We are not tax advisors; talk with your CPA before you list.

What happens to my homestead exemption when I sell?

Your homestead exemption ends with your ownership; it does not transfer to the buyer, whose taxes are based on a new assessment. If you buy another Florida homestead, portability may let you carry part of your accumulated Save Our Homes benefit to it if you apply in time with the property appraiser. Only 534 of Glen Eagle’s 1,234 homes (43%) are homesteaded, so many sellers are not affected. We are not tax advisors; confirm with the Collier County property appraiser.

How are property taxes and club dues prorated at closing?

Collier County property taxes are paid in arrears, so the seller typically credits the buyer for the portion of the year the seller owned the home. Club dues are billed in halves on January 1 and July 1, so the paid half is prorated between you and the buyer. The $600 food and beverage minimum runs on the calendar year and is no longer prepaid under the 2026 packet; we confirm with the club how your year’s minimum is handled at closing.

What is Florida’s flood disclosure law, and what does it mean for my Glen Eagle sale?

Florida’s section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller has filed a flood insurance claim, received federal flood assistance, or knows of flood damage to the property. For most Glen Eagle homes, which sit in FEMA Zone X, the answer is simple, but it must still be given in writing. We are not attorneys; we include the form in every listing package.

Do I have to disclose hurricane damage or past flooding?

Florida sellers must disclose known facts that materially affect a home’s value that a buyer cannot readily observe, and the flood disclosure law adds specific questions about flood claims and damage. We found no Glen Eagle-specific damage report for Irma, Ian, Helene or Milton, and our reading is that Ian’s surge did not reach the community. If your home had any repair, document it with permits and invoices; a documented repair sells better than an undisclosed one. We are not attorneys.

Does Glen Eagle’s flood zone help or hurt my sale?

It helps. On FEMA panel 12021C0413J, effective February 8, 2024, all 29 points we tested are in Zone X except one spot at 7065 Dennis Circle in Chatham Square II, and on the preliminary map expected in Summer 2027 every tested point is Zone X. FEMA has issued at least 41 letters removing Glen Eagle buildings from the high-risk zone. If your building has one, we include it in the listing, because a buyer’s insurance quote is part of their decision.

Will buyers be able to insure my Glen Eagle home?

Most will, and preparation helps. Florida law bars insurers from refusing a homeowner’s policy solely because a roof is under 15 years old, and older roofs can qualify with an inspection showing at least five years of life left. Many Glen Eagle homes were built before the March 1, 2002 statewide building code, so a current wind mitigation report and four-point inspection can improve a buyer’s quote. Single-family buyers with Citizens coverage must carry flood insurance by January 1, 2027. Call Jesse direct at (239) 898-6072.

What is the best time of year to sell a home in Glen Eagle?

Glen Eagle’s buyer pool is heavily seasonal: only 43% of homes carry a homestead exemption, so most owners live here part of the year, and many buyers shop while they are in town from January through April. We prepare in the fall, with photography, video and documents finished, so a listing is live and polished when those buyers arrive. Summer listings can work for local and year-round buyers with less competition. We will tell you which fits your home.

How do you show a golf-membership home versus a social-membership home?

A golf home is sold as the full club: year-round play, leagues, the renovated course and the value of $8,031 in 2026 dues that include golf. A social home is sold on lifestyle and cost: all club facilities year-round, summer golf from May through October, and dues $2,629 lower. We state the recorded designation in every listing and target each to the right buyer, golfers for golf homes and value-focused or non-golfing buyers for social homes.

Does a golf membership add value compared with a social membership?

It should, because a golf home carries year-round golf that a social home cannot gain later, but we have not yet measured the price difference in recorded sales; that split needs the next 12 months of closings sorted by membership type. What we know is that buyers weigh the $2,629 yearly dues gap. We price your home against sales of the same designation where the record allows. Request a free Glen Eagle home valuation to see how your home compares.

How do you price Chatham Square II against Sterling Greens or Glenmoor Greens II?

As separate markets. On Collier County’s recorded sales from August 29, 2025 through August 28, 2026, Chatham Square II had 6 sales with a median of $266,500, Sterling Greens I had 3 with a median of $310,000, and Glenmoor Greens II had 7 with a median of $415,000. Building age (Chatham Square II 1991 to 1992, Sterling Greens 2003 to 2004), milestone status, membership mix and garage type all differ. We never price one against another without adjusting for each.

How do you price a single-family home in Lago Villaggio, Addison Reserve or Montclair Park?

With very few sales to work from, precisely. In the 12 months to August 28, 2026, Collier County recorded 4 Lago Villaggio sales (median $690,000), 3 in Addison Reserve (median $550,000) and 2 in Montclair Park Fairway Estate Homes ($757,000 and $1,195,000). With samples that small, each home’s size, lot, view, pool, roof and membership type matter more than any median. We build a home-by-home comparison. Call Jesse direct at (239) 898-6072.

Can I rent my Glen Eagle home while it is listed, or sell with a tenant in place?

Yes, within the rules. Short-term rentals are prohibited, and each neighborhood sets its own minimum lease term. A tenant must be registered with the master association at least 30 days ahead, with a $450 golf or $375 social transfer fee, and the neighborhood needs paperwork 60 days ahead. A tenant in place can limit showings and narrow the buyer pool to investors, so we plan the lease end date around your sale.

I inherited a Glen Eagle home. How do I sell it?

Start with the estate paperwork: the personal representative or trustee needs authority to sell, which your attorney confirms. The declaration exempts certain transfers, including transfers on death, from the capital contribution, but the next buyer pays it at closing. The membership stays with the home. We handle the rest, from clearing and preparing the home to pricing and marketing, often for heirs who live out of state. We are not attorneys. Call Jesse direct at (239) 898-6072.

Can I sell my Glen Eagle home as-is?

Yes. Many Glen Eagle homes date from the 1990s, and some buyers prefer to renovate to their own taste. An as-is sale still requires Florida disclosures, the association documents and the flood disclosure, and buyers will still inspect. The key is pricing the condition honestly against recorded sales in your neighborhood. We show you what an as-is price likely looks like next to a price after modest updates, so you can decide where your time and money are best spent.

Should I sell to a cash buyer or list my Glen Eagle home?

A direct cash offer trades price for speed and certainty. Listing exposes your home to every qualified buyer, including cash buyers, who compete on price. For most Glen Eagle sellers, listing with strong marketing nets more, but an estate, a move to assisted living or a tight deadline can change the math. We will show you both numbers side by side. Get a free Glen Eagle home valuation first.

Will Vitano or road work on Davis Boulevard affect my home’s value?

We cannot measure an effect that has not happened yet. Vitano, planned about half a mile away with 622 homes and a Whole Foods, targets a 2027 groundbreaking, and the I-75 and Collier Boulevard (Exit 101) interchange rebuild, about $97 million, has an FDOT completion estimate of the end of 2026. Buyers generally welcome a closer grocery store and better highway access; they dislike construction traffic. We describe both honestly in your marketing and track how nearby sales respond.

Sources and Authoritative References

Every fact on this Glen Eagle page traces to a primary or authoritative source: Collier County government records and the county property appraiser’s published tax roll, the Glen Eagle Golf & Country Club’s own published documents, Florida state agencies, FEMA, NOAA, USGS, the school district and news reporting. Market figures are Collier County recorded qualified sales; MLS data is cited as plain text and never linked. No realtor or listing-portal site is cited.

• the club’s own history (gleneaglecountryclub.com)
• spring 1990 Florida Green construction report (archive.lib.msu.edu)
• [club’s 2026 Realtor’s Packet](https://www.gleneaglecountryclub.com/getmedia/c4ab4d95-4e42-4370-828a-5039bd19ae12/Realtor_Packet_2026_(1) (gleneaglecountryclub.com)
• Collier County’s PUD master list (collier.gov)
• 2013 Naples Daily News story (archive.naplesnews.com)
• amenities page (gleneaglecountryclub.com)
• real estate page (gleneaglecountryclub.com)
• Collier County’s milestone inspection records (collier.gov)
• list of PUD ordinances (mcclibraryfunctions.azurewebsites.us)
• Florida Division of Corporations filing images (search.sunbiz.org)
• 1996 certificate of limited partnership (search.sunbiz.org)
• Amended and restated articles filed January 20, 1998 (search.sunbiz.org)
• articles of incorporation (search.sunbiz.org)
• Articles of amendment filed that September (search.sunbiz.org)
• club scorecard (gleneaglecountryclub.com)
• Naples Daily News reported (naplesnews.com)
• State condominium public records (www2.myfloridalicense.com)
• Collier County zoning layer (services2.arcgis.com)
• Collier County zoning layer (services2.arcgis.com)
• Club announcement, December 30, 2024 (prioritymarketing.com)
• Collier County’s road centerline data (services2.arcgis.com)
• Land Development Code section 5.05.15 (library.municode.com)
• Glen Eagle Golf & Country Club, Inc. as Sunbiz document N39323 (search.sunbiz.org)
• 2015 amendment to the articles (search.sunbiz.org)
• 2015 Amended and Restated Master Declaration and Bylaws (web.archive.org)
• 2026 Realtor’s Packet (gleneaglecountryclub.com)
• Collier County’s community development district boundary layer (services2.arcgis.com)
• Official List of Special Districts (floridajobs.org)
• Collier County Tax Collector (collier.county-taxes.com)
• Radio Road Beautification Advisory Committee page (collierptne.com)
• FY 2025-26 approved budget (greaternaplesfire.org)
• section 553.899 (leg.state.fl.us)
• SIRS reporting page (www2.myfloridalicense.com)
• Sale Information Packet (web.archive.org)
• 2025 Realtor’s Packet (gleneaglecountryclub.com)
• rental board (gleneaglecountryclub.com)
• for-sale board (gleneaglecountryclub.com)
• Florida State Golf Association’s Glen Eagle club listing (fsga.org)
• club’s August to October 2016 newsletter (web.archive.org)
• club’s March 2016 newsletter (web.archive.org)
• club’s contact page (gleneaglecountryclub.com)
• Sugden Regional Park (collierparks.com)
• Naples Pier Rebuild Project (naplesgov.com)
• city’s Naples Pier page (naplesgov.com)
• Lowdermilk Park (naplesgov.com)
• free county beach parking permit on proof of residency (collierparks.com)
• East Naples Community Park (collierparks.com)
• US Open Pickleball Championships (usopenpickleball.com)
• dining page (gleneaglecountryclub.com)
• Publix at Kings Lake Square, 4860 Davis Blvd (publix.com)
• Publix at Berkshire Commons, 7101 Radio Rd (publix.com)
• Whole Foods Market at Mercato (wholefoodsmarket.com)
• National Hurricane Center’s Irma report (nhc.noaa.gov)
• National Hurricane Center’s Ian report (nhc.noaa.gov)
• National Weather Service Miami Ian summary (weather.gov)
• USGS 3D Elevation Program lidar (apps.nationalmap.gov)
• National Hurricane Center’s Helene report (nhc.noaa.gov)
• National Hurricane Center’s Milton report (nhc.noaa.gov)
• Florida Division of Emergency Management’s Know Your Zone layer (floridadisaster.maps.arcgis.com)
• Florida House staff analysis of HB 3-D (2022) (flsenate.gov)
• Florida Geographic Data Library’s FBC 2023 wind-speed map data (fgdl.org)
• Florida Building Commission’s wind-borne debris report (floridabuilding.org)
• FEMA’s National Flood Hazard Layer (hazards.fema.gov)
• Collier County’s 2026 flood protection newsletter (collier.gov)
• LOMA revalidation status key (fema.gov)
• Collier County’s August 2026 release on the proposed flood map (collier.gov)
• Risk Rating 2.0 (fema.gov)
• OpenFEMA policy data (fema.gov)
• Citizens’ flood coverage rules (citizensfla.com)
• section 627.7011(5), Florida Statutes (leg.state.fl.us)
• section 553.844(5), Florida Statutes (leg.state.fl.us)
• Collier County Public Schools school zone lookup (collierschools.com)
• Calusa Park Elementary (cpe.collierschools.com)
• East Naples Middle (enm.collierschools.com)
• Lely High (lhs.collierschools.com)
• 2026 Accountability Brief, dated July 1, 2026 (collierschools.com)
• Calusa Park (nces.ed.gov)
• East Naples Middle (nces.ed.gov)
• Lely High (nces.ed.gov)
• Naples Daily News reported on July 22, 2026 (marconews.com)
• Seacrest Country Day School (seacrest.org)
• St. John Neumann Catholic High School (sjnceltics.org)
• Diocese of Venice school finder (dioceseofvenice.org)
• Saint Ann Catholic School (stann.net)
• Community School of Naples (communityschoolnaples.org)
• First Baptist Academy (fbalions.org)
• Lorenzo Walker Technical College (lwtc.collierschools.com)
• Florida SouthWestern State College Collier campus (fsw.edu)
• Florida Gulf Coast University (fgcu.edu)
• announced in August 2023 that it would close (insidehighered.com)
• NCH Baker Hospital (locations.nchmd.org)
• Physicians Regional, Collier Blvd (physiciansregional.com)
• NCH Immediate Care, Southeast (locations.nchmd.org)
• NCH Immediate Care, Vanderbilt (locations.nchmd.org)
• NCH North Hospital (locations.nchmd.org)
• Lee Health Coconut Point (leehealth.org)
• Golisano Children’s Hospital of Southwest Florida (leehealth.org)
• NCH location directory (locations.nchmd.org)
• freestanding emergency department in the Northeast (locations.nchmd.org)
• Naples Airport (flynaples.com)
• Southwest Florida International (flylcpa.com)
• Collier County meeting notice (collier.gov)
• Gulfshore Business, September 2026 (gulfshorebusiness.com)
• Collier MPO 2050 Long Range Transportation Plan (colliermpo.org)
• FDOT project page (swflroads.com)
• Collier Clerk CRA overview (collierclerk.com)
• reported by the Naples Daily News network (marconews.com)
• WINK News reported (winknews.com)
• Gulfshore Business reported (gulfshorebusiness.com)
• basin discharge map (maps.collier.gov)
• Chapter 201 of the Florida Statutes (leg.state.fl.us)
• section 718.503 (leg.state.fl.us)
• section 720.401 (leg.state.fl.us)
• IRS home sale rules (irs.gov)
• section 689.302 (leg.state.fl.us)
• Southwest Florida MLS (Matrix), cited as plain text; member-only system, not linked
• Collier County Property Appraiser published tax roll, 2026 preliminary roll files dated August 29, 2026, parcels, buildings and sales tables (cited from the county’s published data files)

Downloadable Documents

These are the primary documents behind this Glen Eagle page, each linked to the official source that publishes it. Neighborhood association budgets, reserve studies and member directories are private to owners and are not linked here.

• Glen Eagle Golf & Country Club 2026 Realtor’s Packet (club dues, capital contribution, transfer and estoppel fees, 15 neighborhoods)
• Glen Eagle Golf & Country Club 2025 Realtor’s Packet (prior-year fees and disclosure summary)
• Glen Eagle Golf & Country Club scorecard (tees, yardage, course rating and slope)
• Collier County PUD master list, June 11, 2026 (Bretonne Park PUD, 333.5 acres, 330 single-family and 904 multifamily units)
• Collier County milestone inspection buildings by year (condominium structural inspection schedule)
• FEMA LOMA revalidation statuses (flood map amendment letters that remain valid)
• Collier County 2026 Flood Protection Newsletter (preliminary flood maps, CRS rating)
• Florida Green, Spring 1990 (Embassy Woods at Bretonne Park course under construction, Mark McCumber design)
• National Hurricane Center Tropical Cyclone Report, Hurricane Ian (Naples Bay water levels)
• National Weather Service Miami, Hurricane Ian summary
• National Hurricane Center Tropical Cyclone Report, Hurricane Milton
• Collier Metropolitan Planning Organization 2050 Long Range Transportation Plan, adopted December 11, 2025 (Davis Boulevard six-laning need)
• Radio Road Beautification MSTU boundary map
• Greater Naples Fire Rescue District FY 2025-26 approved budget (district millage)
• Florida Department of Education 2026 School Grades Overview
• South Florida Water Management District 2000 water supply plan appendices (Glen Eagle course irrigation, 1991 opening)