Bonita Shores - Glen Manor
Glen Manor at Bonita Shores: 60 condominium homes in 15 two-story buildings at 76 4th Street, built 1996 and 1997. Recorded sales, MLS closings, leasing rules, flood zone and the documents a buyer reads.
Glen Manor at Bonita Shores: 60 condominium homes in 15 two-story buildings at 76 4th Street, built 1996 and 1997. Recorded sales, MLS closings, leasing rules, flood zone and the documents a buyer reads.
Home › Bonita Springs › Bonita Beach › Bonita Shores › Glen Manor
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Glen Manor is a 60-unit, two-story condominium of 15 four-unit buildings inside the platted neighborhood of Bonita Shores in Bonita Beach, Florida. It sits between 4th and 5th Streets inside the Bonita Shores street grid, on part of original Lot 1, Block 13 of Bonita Shores Unit No. 2, and unlike the single-family grid around it, it has an association, a recorded declaration and a board that approves buyers and tenants. The county roll dates the homes to 1996 and 1997 and records 1,229 square feet (36 units) and 1,368 square feet (24 units).
This is our guide to Glen Manor for sellers first and buyers second. McGreevy and Comisar list and sell homes across Bonita Springs and Bonita Beach from our office at 24031 S Tamiami Trl #101, and we wrote this page the way we brief a client before a listing appointment or an offer: every figure carries its source and its date, every gap in the public record is named, and nothing is estimated. Our Bonita Shores community guide covers the neighborhood around the building.
The county's parcel map draws one shared footprint for every Glen Manor unit. Glen Manor has no water frontage. It is a dry-lot condominium inside the grid, about 1.8 miles from Bonita Beach Park by road. Collier County, not a city, governs the property: it is unincorporated Collier County with a Bonita Springs 34134 mailing address, and the county's own GIS layers place it in hurricane evacuation Zone A and landward of the county Coastal High Hazard Area line, which runs along West Avenue.
| Item | Public record |
|---|---|
| Address | 76 4th Street, Bonita Springs, FL 34134 |
| Homes | 60 condominium units (county roll, state condominium record and county subdivision table agree) |
| Buildings | 15 two-story buildings of four units each |
| Year built | 1996 and 1997 (Collier County roll) |
| Unit sizes | 1,229 square feet (36 units) and 1,368 square feet (24 units) of county heated area |
| Association | Glen Manor Condominium Association, Inc., Florida document N96000001565, filed March 18, 1996, active |
| State condominium record | PR1P023681, recorded April 3, 1996 |
| Zoning | RMF-12, residential multi-family, Collier County |
| FEMA flood zone | Shaded Zone X (2024 effective map) |
| Evacuation zone | Zone A |
| Schools | Naples Park Elementary, North Naples Middle, Aubrey Rogers High |
Crossing from the Bonita Shores houses into Glen Manor changes almost everything a buyer signs: the legal regime becomes Florida's condominium act, Chapter 718, a board approves sales and leases, a budget and reserves set a monthly cost, and a seller owes the buyer a statutory document package. The neighborhood guide cannot carry that detail for three separate associations, so each condominium has its own page.
If you're searching for the best realtor for Glen Manor in Bonita Shores, Bonita Springs, whether you're ready to sell your Glen Manor 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, and we are the #5 real estate team in Florida (RealTrends 2026).
Recent Glen Manor track record: In the 60 months to October 3, 2026 we tracked every Glen Manor closing in the Southwest Florida MLS and every qualified sale in the Collier County record: The Southwest Florida MLS shows six Glen Manor closings in the 60 months to October 3, 2026, from $245,000 to $425,000; the median of these six closings is $397,500. The most recent, in April 2026, closed at $245,000 after 245 days on market against a final list price of $325,000, and no Glen Manor unit was listed for sale on October 3, 2026.
Honors and recognition:
Selling your Glen Manor home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Glen Manor? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Southwest Florida.
Jesse McGreevy is a top-reviewed Glen Manor realtor. Read the five-star reviews on Google.
Living in Glen Manor as a homebuyer means owning one of 60 condominium units at 76 4th Street, sharing the building and its costs with the other owners through Glen Manor Condominium Association, Inc., and living on the Bonita Shores side of Bonita Beach Road, about 1.8 miles by road from Bonita Beach Park.
Data updated: October 2026
Glen Manor suits a buyer who wants a two-story, 1990s condominium on a quiet numbered street within a short drive of the Gulf, with neighbors who are mostly owners and a leasing rule that keeps the building residential. Roughly 33 percent of the units (20 of 60) carry a homestead exemption on the 2026 preliminary roll, so most owners are seasonal residents or investors, and 27 of the 60 owners have a Florida mailing address.
A buyer who needs a deep run of recent comparable sales should look closely: The county recorded no qualified Glen Manor sale in the 12, 24 or 36 months to August 17, 2026, and four in the 60 months, from $221,000 to $405,000; the median of these four sales is $387,500. A buyer who needs a particular pet allowance or rental schedule must read the declaration and rules before writing an offer. A buyer who expects an amenity package like a master-planned community's should know that no public document lists one here.
Florida gives condominium buyers a statutory right to the association's documents at the seller's expense under section 718.503. For Glen Manor, ask first for these four:
Before any showing we pull the Glen Manor recorded sales, the flood zone and the association filings so you see the building's numbers first. Buying? Call Marc at (239) 287-5873 or start with how we represent buyers. Selling? Request a free home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008. Comparing agents across the city? See our guide to the best real estate agents in Bonita Beach.
Glen Manor units sold in the county record and the Southwest Florida MLS at prices that reflect the building's age, size and position. The county recorded no qualified Glen Manor sale in the 12, 24 or 36 months to August 17, 2026, and four in the 60 months, from $221,000 to $405,000; the median of these four sales is $387,500. The MLS view adds days on market, list prices and current listings.
Data updated: October 2026 (Collier County roll and sales to August 17, 2026; Southwest Florida MLS pulled October 3, 2026)
The Collier County Property Appraiser counts a sale when the deed is a qualified arm's-length transfer of an improved unit. We tracked every qualified Glen Manor sale on the roll exported August 29, 2026. Because fewer than ten sales fall in any window up to 60 months, the sales are listed rather than summarized:
| Recorded (deed date) | Price | County heated area (sq ft) |
|---|---|---|
| November 9, 2021 | $221,000 | 1,229 |
| July 14, 2022 | $405,000 | 1,368 |
| April 18, 2023 | $390,000 | 1,229 |
| April 18, 2023 | $385,000 | 1,229 |
The county file holds 146 qualified Glen Manor sales since May 1996, including the 60 first sales from the developer in 1996 and 1997. The county also recorded priced deeds it did not qualify as arm's-length sales, at $425,000 (March 2023), $450,000 (June 2024), $300,000 (March 2025) and $245,000 (April 2026); every unqualified deed is left out of the county figures above.
The Southwest Florida MLS shows six Glen Manor closings in the 60 months to October 3, 2026, from $245,000 to $425,000; the median of these six closings is $397,500. The most recent, in April 2026, closed at $245,000 after 245 days on market against a final list price of $325,000, and no Glen Manor unit was listed for sale on October 3, 2026.
| Closed | Living area (sq ft) | Final list price | Sold price | Days on market |
|---|---|---|---|---|
| August 2022 | 1,368 | $409,900 | $405,000 | 25 |
| November 2022 | 1,368 | $465,000 | $410,000 | 0 |
| March 2023 | 1,368 | $425,000 | $425,000 | 28 |
| April 2023 | 1,229 | $410,000 | $390,000 | 40 |
| April 2023 | 1,229 | $400,000 | $385,000 | 11 |
| April 2026 | 1,368 | $325,000 | $245,000 | 245 |
Where the county deed and the MLS disagree on a sale, the county records the deed consideration and the MLS records the reported closing price; the two series also differ because the MLS carries sales the county did not qualify and sales newer than the county extract.
| Year | Qualified county sales | Median |
|---|---|---|
| 2016 | 7 | $230,000 |
| 2017 | 1 | $242,500 |
| 2018 | 3 | $245,000 |
| 2019 | 5 | $208,000 |
| 2020 | 1 | $220,000 |
| 2021 | 12 | $246,000 |
| 2022 | 1 | $405,000 |
| 2023 | 2 | $387,500 |
Glen Manor prices rose from a $208,000 county median in 2019 and $246,000 in 2021 to the $385,000 to $425,000 range in 2022 and 2023, and the one MLS closing of 2026 came in at $245,000. With so few sales, one closing is a data point rather than a trend, and the reason behind that price is a question for the listing file and the association's records.
The county records 1,229 square feet (36 units) and 1,368 square feet (24 units), so within the building the plan size is the first adjustment, followed by floor (ground or second), condition and renovation. A unit's price also carries the building's finances: a special assessment, an underfunded reserve or a pending repair moves every unit's value at once.
Glen Manor came from a recorded condominium declaration on Bonita Shores era land: The declaration is recorded at Official Records Book 2166, Page 313, recorded April 3, 1996, in Collier County. The state's condominium division lists the project as PR1P023681, recorded April 3, 1996, and the association was incorporated on March 18, 1996.
Glen Manor was the last condominium built in the Bonita Shores grid. Its declaration legal description places it on part of original Lot 1, Block 13 of Bonita Shores Unit No. 2 (Plat Book 3, Page 43), the same platted lot that holds Shore Woods next door, which is why the county zoning atlas carries only a Shorewoods label for the block.
The Department of Business and Professional Regulation lists Glen Manor as condominium project PR1P023681, 60 units, status Approved and Recorded. The state lists the managing entity in care of the same Naples management company.
The recording date sets which version of Florida's condominium act and building code applied when the building was approved, and the declaration's amendments since then set the rules a buyer lives under today. Ask for the declaration with every recorded amendment, not a summary.
Glen Manor is run by Glen Manor Condominium Association, Inc., a Florida not-for-profit corporation, document N96000001565, filed March 18, 1996 and active on the state's corporate register on October 17, 2026. The association is professionally managed: both its principal address and its registered agent are Advanced Property Management Services, Inc., 1035 Collier Center Way, Suite 7, Naples.
Data updated: October 2026
The record shows amended and restated articles filed July 29, 2011, and annual reports filed in 2024, 2025 and 2026. The officers listed there change with each annual report; the record is public at the Florida Division of Corporations under document N96000001565.
Under section 718.112 the board adopts the annual budget, funds reserves and calls owner votes, and under section 718.111 it keeps the official records and insures the condominium property. Sales and leases need the approval the declaration describes.
Start with the manager named on the Sunbiz record and ask for the estoppel certificate, the budget and the application package. A buyer's or seller's agent normally makes the request; the cost and timing of the estoppel certificate are set by section 718.116.
The Glen Manor buildings are 15 two-story buildings of four units each, built in 1996 and 1997 according to the Collier County roll, with 1,229 square feet (36 units) and 1,368 square feet (24 units) of county heated area. The roll's 2026 preliminary just value per unit has a median of $223,075, from $215,075 to $246,000.
Data updated: October 2026 (Collier County 2026 preliminary roll, exported August 29, 2026)
| Plan | County heated area | Units |
|---|---|---|
| Smaller plan | 1,229 sq ft | 36 |
| Larger plan | 1,368 sq ft | 24 |
Bedroom and bath counts are not carried on the county's condominium unit records; MLS listings for Glen Manor show two bedrooms, or two bedrooms plus a den, with two baths for the 1,229 square foot plan, and two bedrooms plus a den or three bedrooms with two baths for the 1,368 square foot plan.
The roll's unit numbering shows two floors: first-floor units numbered 101 and 102 and second-floor units 201 and 202 in each building.
A 1996 and 1997 building was permitted under the code in force before the 2002 Florida Building Code, and its windows, doors and roof have likely been replaced at least once; the permit history is public on the county CityView portal.
The just value is the Property Appraiser's mass appraisal for tax purposes, set as of January 1 and reduced for costs of sale. It is useful for comparing units in the building, not for pricing one; recorded sales do that.
Glen Manor's documented amenities are few, because the public record is thin: No public association website or primary document lists Glen Manor's shared amenities, so this page does not name any. What the neighborhood offers is close at hand: Bonita Beach Park is about 1.8 miles by road and Barefoot Beach Preserve about 3.4 miles.
We do not list amenities from portal listings or brokerage summaries; a shared amenity is named on this page only when a primary or public source records it. The declaration and the association's rules define the common elements, and they are in the section 718.503 package.
The community boat ramp near Bonita Shores belongs to a separate corporation, Bonita Shores Boating Area, Inc., filed in 1972, on Little Hickory Shores land; access has been a paid membership, not something a condominium unit conveys, and the Florida Division of Corporations lists the corporation as administratively dissolved on September 25, 2026 for not filing its annual report.
The Bonita Shores and Little Hickory Shores Improvement Association is a voluntary civic club with annual dues, not a homeowners' association; it does not approve sales or set condominium rules.
Glen Manor condo fees are set by the association's annual budget, and no public record we could read states the current amount: there is no association website, the Sunbiz and state records do not carry budgets, and member-only records are not ours to summarize. The budget and the estoppel certificate state the fee.
Data updated: October 2026
Under section 718.112 the budget covers the association's operating expenses, insurance on the condominium property and reserves. Which utilities, cable or internet the fee includes is a line in the budget, and we do not assert it without the document.
Ask for the current adopted budget and an estoppel certificate under section 718.116, which states the regular assessment, any special assessment and whether the account is current.
The monthly or quarterly Glen Manor assessment is not published in any record we could read on the publication date; it is in the budget and the estoppel certificate.
Owning at Glen Manor layers four costs on the purchase price: the association assessment, property taxes at 9.5058 mills for 2025 in Collier millage area 90, an HO-6 unit-owner insurance policy, and any special assessment the board adopts. The median 2026 preliminary tax bill per unit on the county export is $2,069.14.
Data updated: October 2026
The 2025 rates for millage area 90 sum to 9.5058 mills, about $950.58 a year for each $100,000 of taxable value, across the county, the school board, the water management district, mosquito control, North Collier Fire and Conservation Collier. A buyer's taxable value resets toward the purchase price at the next January 1 under section 193.155 (homestead) or section 193.1554 (non-homestead), so the seller's bill is not the buyer's.
The association insures the building; the owner insures the interior and contents with an HO-6 policy under section 718.111. In shaded Zone X flood insurance is optional under federal rules but available. Citizens does not require flood coverage on a condominium unit-owner policy, per its flood requirements page.
| Item | Who customarily pays in Collier County | On $397,500 (the median of the six MLS closings in 60 months) |
|---|---|---|
| Deed documentary stamps, 70 cents per $100 (section 201.02) | Seller | $2,782.50 |
| Owner's title policy, promulgated rate (Rule 69O-186.003) | Buyer, by Collier custom | $2,062.50 |
| Mortgage documentary stamps, 35 cents per $100 on a $318,000 loan (section 201.08) | Buyer | $1,113 |
| Intangible tax, 2 mills on the loan (section 199.133) | Buyer | $636 |
| Estoppel certificate (section 718.116) | By contract | Capped by statute |
The contract controls who pays what.
A special assessment must state its purpose in the written notice. Ask for every special assessment notice since Hurricane Ian in September 2022 and for any loan the association has taken.
Glen Manor is governed by its recorded declaration of condominium, its articles and bylaws, and its rules, all of which bind owners and tenants under section 718.303. The declaration is recorded at Official Records Book 2166, Page 313, recorded April 3, 1996, in Collier County. A buyer receives current copies in the section 718.503 package.
Sales and leases at Glen Manor need association approval under the declaration we read for the Bonita Shores guide. Approvals are subject to federal and Florida fair-housing law.
Section 718.303 lets an association fine up to $100 per violation or $1,000 in the aggregate after notice and a hearing, and a fine may not become a lien on the unit. The association may enforce the declaration directly against a tenant.
Read every recorded amendment, not only the original declaration. Under section 718.110(13), an amendment that limits rentals binds only owners who consented and owners who took title after it took effect.
You can rent out a Glen Manor condo only within the declaration's leasing rules and Collier County's registration rules. Glen Manor's recorded leasing section, as restated by a 2011 amendment, requires association approval and allows no more than three leases in a calendar year, a minimum term of one month, at least one month between the start of one lease and the next, and a maximum term of one year with no renewal options.
Data updated: October 2026
| Rule | What the record says |
|---|---|
| Minimum lease term | One month (thirty consecutive days before the 2011 amendment) |
| Gap between leases | At least one month after the first day of the last lease |
| Leases per calendar year | Three at most |
| Maximum lease | One year, no renewal option |
| Approval | Association approval required; whole unit only; lessee a natural person |
| Notice | 15 days before occupancy; the board acts within 10 days |
| Subleasing | Not allowed |
| Occupancy | Two persons per bedroom overnight (Section 13.3) |
Source: Section 13 of the declaration as restated by Certificate of Amendment, Official Records Book 4706, Page 2748, recorded August 2, 2011. Our reading comes from the recorded microfilm images read for our Bonita Shores community guide in August 2026. Under section 718.110(13), a rental amendment binds only owners who consented and owners who took title after its effective date, so an owner who took title before August 2, 2011 and did not consent may still be under the 1996 thirty-day rule.
Unincorporated Collier County requires registration of vacation rentals of six months or less (registration page), and section 509.032 leaves condominium declarations in force even where local bans are preempted.
A building that limits leases to three a year with a one-month minimum and a one-month gap is a seasonal-rental building, not a nightly-rental building. Price a rental plan from the declaration, not from a portal's rent estimate.
Pets at Glen Manor are governed by the declaration and the association's rules, and pet rules for Glen Manor were not part of the recorded sections we read, so this page does not state one. A buyer with a pet should ask for the rules and the application before writing an offer.
Federal and Florida fair-housing law require an association to make reasonable accommodations for assistance animals regardless of a pet rule.
Ask whether pets are allowed, how many, any size or weight limit, whether tenants may keep pets, and whether a pet registration or fee applies.
Glen Manor is in shaded Zone X, the 0.2 percent annual chance coastal flood hazard area, at the building centroid, on the 2024 effective FEMA map as served by Collier County's GIS, and the whole Bonita Shores area is in hurricane evacuation Zone A. The building is landward of the county Coastal High Hazard Area line, which runs along West Avenue.
Data updated: October 2026 (Collier County FEMA24 flood zone, evacuation zone and Coastal High Hazard Area layers, queried October 17, 2026)
An envelope drawn around both 4th Street condominium sites also touches Zone X and a Zone AH polygon, so the zone is not uniform across every square foot of the block; each building's elevation certificate is the document that settles it. The effective FIRM panels for the area are 12021C0179J and 12021C0183J, effective February 8, 2024; preliminary panels were issued March 20, 2025, so a later map can change the zone.
Zone A is the first zone ordered out in a storm surge evacuation; sign up for AlertCollier. The Coastal High Hazard Area is the county's planning line for the most surge-exposed land; Glen Manor sits east of it, as the rest of the grid does.
A unit in shaded Zone X sits outside the special flood hazard area, so federal mandatory purchase does not apply, though a lender may still ask about coverage. Citizens does not require flood insurance on a condominium unit-owner policy. Wind coverage and the building's wind-mitigation features drive the master premium; the Office of Insurance Regulation explains wind mitigation.
Hurricane Ian made landfall on September 28, 2022 and Hurricane Irma on September 10, 2017, according to the National Hurricane Center. We did not find a public record of Glen Manor-specific damage; the association's insurance claims, repair permits and any assessment notices since 2022 are the documents to read, and a seller owes the buyer the flood disclosure in section 689.302.
Milestone inspections and structural integrity reserve studies at Glen Manor follow from its height: Florida's milestone law in section 553.899 and the SIRS rule in section 718.112(2)(g) both apply to condominium buildings of three or more stories, and the Glen Manor buildings are two stories.
Data updated: October 2026 (Collier County milestone register queried October 17, 2026; DBPR SIRS page read October 17, 2026)
Glen Manor does not appear on the Collier County milestone inspection register, and that is expected: its buildings are two stories, and section 553.899 covers condominium buildings of three or more habitable stories. Collier County's Milestone Inspections page and its status dashboard are the public record.
The structural integrity reserve study requirement in section 718.112(2)(g) applies to buildings three stories or more in height, so a two-story Glen Manor building sits outside it on the face of the statute. A buyer should still ask the association for its reserve schedule, its most recent reserve study if it has one, and its own written statement on whether a SIRS applies. The DBPR SIRS page states the December 31, 2025 deadline under the 2025 law and links the public SIRS database.
We never describe the contents of an association's member-only records, such as a reserve study, an inspection report or board minutes. The statute gives a buyer the right to them, and that is the route.
Schools serving Glen Manor are assigned by Collier County Public Schools by address: the district's zone tool returns Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School for Bonita Shores addresses, with no pending rezone flag for 2026-27 when our Bonita Shores research queried it.
| Level | School | Address | Drive from the grid |
|---|---|---|---|
| Elementary | Naples Park Elementary School | 685 111th Ave N, Naples | 6.1 mi, about 12 min |
| Middle | North Naples Middle School | 16165 Learning Ln, Naples | 7.4 mi, about 15 min |
| High | Aubrey Rogers High School | 15100 Patriot Pl, Naples | 7.5 mi, about 15 min |
Confirm the assignment for the unit's exact address in the district's zone locator before you rely on it; boundaries change. Aubrey Rogers High School opened in August 2023 and replaced Gulf Coast High School for this area.
The district does not provide bus transportation within two miles of a school when the walking route is judged safe; all three schools are farther than that.
Glen Manor is zoned RMF-12, Collier County's residential multi-family district, according to the county's zoning layer, while the single-family Bonita Shores lots around the 4th Street condominiums are RSF-4. Renovations inside a unit need association approval under the declaration and, for most work, a county permit.
Land Development Code section 2.03.02 lists multi-family dwellings as a permitted use in RMF-12; hotels and motels belong in the RT district, which is one reason nightly rentals do not fit these buildings.
Collier County issues building permits through its CityView portal, searchable by address. A seller should know the unit's open and closed permits before listing; a buyer's inspector should check them.
Flooring, windows, hurricane shutters and plumbing changes usually need the board's written approval before the permit. The declaration and rules set the standard.
Daily life at Glen Manor runs on Collier County services with a Bonita Springs address: county water and fire service, county solid-waste collection under the association's contract, and Bonita Beach Road as the way to the Gulf, US 41 and I-75.
Bonita Beach Park in Lee County, at 27954 Hickory Blvd, is about 1.8 miles and five minutes by road from the grid, and Barefoot Beach Preserve County Park is about 3.4 miles and 12 minutes, according to routes measured for our Bonita Shores guide.
Collier County Utilities serves the building through a 3-inch master water meter on an active account, and the 4th Street block is mapped as known county sewer in the state wastewater inventory. North Collier Fire Control and Rescue District covers the area.
A Publix is about 1.4 miles away. The three nearest emergency departments are 5.7, 6.2 and 6.4 miles away across the NCH and Lee Health systems; a freestanding emergency department is not a hospital. Bonita Beach Road carries a six-foot sidewalk on the neighborhood side and an eight-foot shared path on the beach side.
Mail goes to a Bonita Springs 34134 address even though the property is in unincorporated Collier County, which is why county services and Collier County taxes apply.
Glen Manor and Shore Woods are the two closest condominium alternatives at Bonita Shores, and they differ on the points a buyer feels: age, plan size, water, flood zone, structural-safety obligations and the depth of the sales record. The table puts the public records side by side.
Data updated: October 2026
| Yardstick | Glen Manor | Shore Woods |
|---|---|---|
| Address | 76 4th Street | 64 4th Street |
| Units | 60 | 64 |
| Buildings | 15 two-story buildings of four | 4 two-story buildings of 16 |
| Year built (county roll) | 1996 and 1997 | 1983 and 1984 |
| Unit sizes (county heated area) | 1,229 and 1,368 sq ft | 1,231 and 1,461 sq ft |
| County qualified sales, 60 months | 4, median of the four $387,500 | 10, median $313,750 |
| MLS closings, 60 months | 6, median of the six $397,500 | 13, median $317,500 |
| Minimum lease | One month, with a one-month gap | Thirty consecutive days |
| Leases per year | Three | Three |
| Flood zone at the building | Shaded Zone X | Shaded Zone X |
| Milestone and SIRS | Two-story, outside both | Two-story, outside both |
| Association filed | 1996 | 1982 |
Choose Glen Manor if you want the newer 1990s construction and are comfortable with a thin, recently uneven sales record; choose Shore Woods if you want the deeper resale record and the larger 1,461 square foot plan at a lower recent price point.
Buyers who want a single-family house rather than a condominium can buy in the Bonita Shores grid itself, which has no mandatory association; our Bonita Shores guide covers that market, and for condominiums on the Gulf side of the island see our Bonita Beach guide, including buildings such as Hickory Shores and the Bonita Beach and Tennis Club.
The pros and cons of owning at Glen Manor come straight from the records on this page: what the county, the state and the MLS show about the building, its sales and its exposure, set side by side so a buyer can weigh them before an offer.
If you're searching for a Glen Manor listing agent, or thinking, 'I need someone to sell my Glen Manor home...', McGreevy and Comisar bring the building's full record to your listing: the county sales, the MLS history, the association's filings and the flood and structural documents your buyer will ask for.
Listing-agent credentials:
In the 60 months to October 3, 2026 we tracked every Glen Manor sale in the county and MLS records. The county recorded no qualified Glen Manor sale in the 12, 24 or 36 months to August 17, 2026, and four in the 60 months, from $221,000 to $405,000; the median of these four sales is $387,500. In the MLS, one closing, at $245,000 in April 2026 closed in the latest 12 months, and there was no active listing on October 3, 2026.
Glen Manor buyers will ask about the April 2026 closing at $245,000 and the gap since the 2023 sales, about the one-month leasing gap rule, and about reserves in a two-story building. We answer those in the listing file before the first showing. A condominium sale also needs the estoppel certificate and the association's approval timeline in the contract, and in Collier County the buyer customarily pays the owner's title policy.
Request a free home valuation and we will price your unit against the recorded sales for your plan. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Call Jesse direct at (239) 898-6072, text or call.
Southwest Florida's seasonal buyers arrive in winter; we time the listing so the unit is photographed, priced and documented before they do.
No, but it must be disclosed and allocated in the contract; the estoppel certificate states it.
Yes, subject to the lease and the declaration; the buyer takes the unit subject to the approved lease.
In Collier County the buyer customarily pays the owner's title policy; the contract controls.
Against the recorded sales for the same plan in the building, adjusted for floor, condition and the building's current finances.
McGreevy and Comisar are a top-reviewed Bonita Springs real estate team. These reviews are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Marc is wonderful to have as a realtor. Very on top of things and does a great job of bringing you to homes of interest. He has been our family's realtor for awhile and I just closed on my first home with him representing us. I cannot say enough of the expertise and knowledge he brings to the table, especially for a first time homeowner such as myself. Highly recommend." Verified Zillow review
★★★★★ "We would recommend Marc to anyone seeking a gorgeous SW FL address. We found him ( blind) on a website which listed him as the top RE agent in the area. We sent an email and within 20 minutes he called us. I love someone interested in our business. This responsiveness showed through in all our communications during the process. Marc had a lot of experience in the FT Myers, Bonita springs, and Estero markets. After ascertaining our needs he led us through about 10 houses in one day and we decided on our FL dream house. After the signature, he remained with us and answered questions on the contract, insurance, and settlement process. Because it was inconvenient for us to travel to do the final walk through, Marc handled that for us too. If you need an agent, don’t hesitate to engage Marc." Verified Zillow review
★★★★★ "My family and I moved to florida for over three years. In those three years Marc Comisar was always helping our family looking for homes. We had a few transactions with Marc and every deal went smoothly and perfectly according to the contract! I would referral Marc to everyone out there whose looking for a Real Estate agent. Thank you Marc!" Verified Zillow review
Your local real estate experts for Glen Manor are Jesse McGreevy and Marc Comisar, who lead Domain Realty Group from Bonita Springs, a few minutes from Bonita Shores. Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation. The partner who prices your home is the partner at your closing.
Jesse McGreevy lists and sells homes across Bonita Springs, Bonita Beach and Naples. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers across Southwest Florida. Call Marc at (239) 287-5873.
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
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. More about us is on the McGreevy and Comisar about page, and you can follow us on Facebook and Instagram.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
These are the questions Glen Manor buyers ask, answered from the public records on this page. For your own purchase, call Marc at (239) 287-5873.
Glen Manor is a 60-unit, two-story condominium of 15 four-unit buildings at 76 4th Street, Bonita Springs, in unincorporated Collier County, built 1996 and 1997.
Yes. It sits between 4th and 5th Streets inside the Bonita Shores grid, but it is a condominium with its own association, not one of the 531 single-family lots.
Collier County. The mailing address is Bonita Springs, but the property is unincorporated Collier County and pays Collier taxes.
60, in 15 two-story buildings of four units each.
In 1996 and 1997, according to the Collier County roll.
The county records 1,229 square feet (36 units) and 1,368 square feet (24 units) of heated area.
Two.
The most recent closing on our records was $245,000 in April 2026. The county recorded no qualified Glen Manor sale in the 12, 24 or 36 months to August 17, 2026, and four in the 60 months, from $221,000 to $405,000; the median of these four sales is $387,500.
On October 3, 2026 the MLS showed no active listing.
They are not published in any public record we could read; the budget and the estoppel certificate state them.
No public record we could read states one. Ask for every special assessment notice since September 2022.
The association is professionally managed: both its principal address and its registered agent are Advanced Property Management Services, Inc., 1035 Collier Center Way, Suite 7, Naples.
Glen Manor's recorded leasing section, as restated by a 2011 amendment, requires association approval and allows no more than three leases in a calendar year, a minimum term of one month, at least one month between the start of one lease and the next, and a maximum term of one year with no renewal options.
Nightly rentals do not fit the leasing rules on record, and Collier County requires registration of rentals of six months or less.
Pet rules for Glen Manor were not part of the recorded sections we read, so this page does not state one.
The declaration sets the approval process; ask for the application and timeline before you sign.
Shaded Zone X on the 2024 effective FEMA map.
Yes, hurricane evacuation Zone A.
Not under federal rules in shaded Zone X, but coverage is available and worth pricing.
Glen Manor does not appear on the Collier County milestone inspection register, and that is expected: its buildings are two stories, and section 553.899 covers condominium buildings of three or more habitable stories.
Not on the face of the statute, which applies to buildings three stories or more; ask the association for its statement.
Naples Park Elementary, North Naples Middle and Aubrey Rogers High, by the district zone tool for Bonita Shores addresses.
About 1.8 miles by road to Bonita Beach Park.
The 2025 rate is 9.5058 mills; the median 2026 preliminary bill per unit is $2,069.14, and a buyer's bill resets toward the purchase price.
Usually, if the building passes the lender's project review; the lender sends the association a questionnaire.
Collier County Utilities serves the building through a 3-inch master water meter on an active account, and the 4th Street block is mapped as known county sewer in the state wastewater inventory.
No public association website or primary document lists Glen Manor's shared amenities, so this page does not name any.
No. The building has no water frontage, and the nearby boat ramp belongs to a separate membership corporation that the state lists as administratively dissolved on September 25, 2026.
The seller provides them under section 718.503; your agent requests them from the manager.
Seven days, excluding Saturdays, Sundays and legal holidays, under section 718.503.
No public record we read describes it as housing for older persons.
In Collier County the buyer customarily pays the owner's title policy; the contract controls.
RMF-12, residential multi-family.
These are the questions Glen Manor sellers ask us, answered from the county record, the MLS and Florida law. For your own unit, call Jesse McGreevy at (239) 898-6072; you are working with Top 1% Real Estate Agents Nationally Since 2008.
It depends on the plan, floor, condition and the building's finances. The county recorded no qualified Glen Manor sale in the 12, 24 or 36 months to August 17, 2026, and four in the 60 months, from $221,000 to $405,000; the median of these four sales is $387,500. Request a free valuation for your number.
The 2022 and 2023 MLS closings took 0 to 40 days; the April 2026 closing took 245 days.
The six MLS closings ranged from 75 percent to 100 percent of final list price.
In the MLS, one closing, at $245,000 in April 2026 in the 12 months to October 3, 2026.
$425,000 in March 2023 in the MLS; $405,000 in the qualified county record.
In Collier County the buyer customarily pays the owner's title policy; the contract controls.
The commission you negotiate, deed stamps of 70 cents per $100 ($2,782.50 on $397,500), prorated taxes and the estoppel certificate.
The declaration, articles, bylaws and rules, the financial statement and budget, the FAQ sheet, and where they apply the milestone summary and the SIRS or a statement that none exists.
Yes. The association issues it under section 718.116; it states assessments and any amount owed.
The declaration sets the approval process; build its timeline into the contract.
Against recorded sales of the same plan, adjusted for floor, condition and the building's current finances.
Usually. The county records 1,229 square feet (36 units) and 1,368 square feet (24 units), and the larger plan has led the recorded prices.
Only work that a buyer pays for; we show you which before you spend.
It must be disclosed and allocated in the contract; an unknown assessment hurts more than a known one.
It ends at the sale; you may port part of your Save Our Homes benefit to a new Florida homestead.
Usually. The taxable value resets toward the purchase price at the next January 1.
The section 689.302 flood disclosure, including flood insurance claims and federal flood assistance received.
Yes, subject to the lease and the declaration.
Yes. A building that limits leases appeals to owner-occupants and seasonal users more than to nightly-rental investors.
Before season, so the unit is ready when winter buyers arrive.
Ask each agent for the building's recorded sales, the documents your buyer will need and a written plan; ours is on this page.
Yes; a cash buyer avoids the lender project review, which can speed closing.
Possibly; IRS Publication 523 explains the home-sale exclusion. Ask your tax adviser.
Then the buyer needs a different lender or cash; we check the building's financing record before listing.
The county records the deed consideration and qualifies arm's-length sales; the MLS records the reported closing price and days on market.
Known facts that materially affect value and are not readily observable, under Florida case law.
Yes; we handle showings, documents and closing remotely with you.
It is negotiable and set in the listing agreement.
Use our valuation page or call Jesse direct at (239) 898-6072.
Yes. Shaded Zone X shapes the insurance a buyer prices into an offer.
Less than in a taller building; the two-story buildings sit outside both on the face of the statutes.
60 units share the building, and on October 3, 2026 the MLS showed no active listing.
Every fact on this page traces to one of these primary sources, read or queried in October 2026. Southwest Florida MLS figures come from a dated Matrix pull of October 3, 2026, which is login-only and not linked.
| Document | Issuer | What it covers | Link |
|---|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | What a resale buyer receives | Read section 718.503 |
| Section 553.899, milestone inspections | Florida Legislature | Inspection schedule for buildings of three or more stories | Read section 553.899 |
| HB 913 (2025), enrolled text | Florida Legislature | The December 31, 2025 SIRS deadline | Open the bill PDF |
| Zoning atlas sheet 8505N | Collier County | RMF-12 condominium sites in Bonita Shores | Open the atlas PDF |
| Homestead application DR-501 | Florida Department of Revenue | Filing homestead after purchase | Open form DR-501 |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Glen Manor. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
