Pelican Bay - Glencove

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

Glencove is a garden condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida.

It is 96 homes in twelve eight-home buildings on Glencove Drive in Naples 34108, with building addresses running from 5800 to 5818, completed in 1987 as one condominium with one association. Glencove at Pelican Bay is not Glen Cove, written as two words, in any other town, and it is not Glenview at Pelican Bay, a separate 118-unit life-care residence on Glenview Place that was built in 1992 and is not a condominium. This page covers the 96 homes on Glencove Drive, and nothing else.

McGreevy and Comisar are the team Glencove sellers call first, and the team its buyers call when they want the building’s real record: what all eleven recent sales were, why a $460,000 sale and an $850,000 sale sit in the same five years, what the recorded declaration says about who may buy, rent and keep a pet, and how a closing here runs through the association’s approval and the Foundation’s before the deed works. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and they wrote this page the way they would brief a client at the kitchen table.

This page goes deeper on Glencove than any other source we know of. It is built from the recorded 1987 declaration and the Second Amended and Restated Declaration recorded in 2013, the recorded amendments and bylaws, the surveyors’ certificates filed with the county, the Pelican Bay Foundation’s published FY2027 budget, estoppel certificate, lease packet and rules, FEMA’s flood map queried at six building addresses, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Glencove has no public association website, budget or reserve study, so where the public record stops we say so, and we name the document that would answer the question.

If you own at Glencove and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sale-by-sale record, the fee layers and the rule-by-rule detail below will tell you whether Glencove fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Glencove

McGreevy and Comisar are the best realtor for Glencove because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Glencove read built on every Southwest Florida MLS closing for five years and both recorded declarations.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

If you’re searching for the best realtor for Glencove in Pelican Bay, Naples, whether you’re ready to sell your Glencove 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.

That matters at Glencove for a specific reason. The 96 homes are one condominium, yet recorded sales over the last five years run from $460,000 to $850,000, a spread of 1.85 times, and with only eleven sales in five years no neighborhood average can price a particular home. Size, floor, renovation and timing explain that spread, and an agent who prices Glencove from a Pelican Bay average, or from a generic Naples condominium index, misses all of it. Sellers and buyers comparing the best real estate agents in Naples should ask each one to price a specific Glencove home against the sales of the same size and year; we do that below.

Recent Glencove track record (last 12 months): In the last 12 months Glencove has seen 1 resale in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026), at a median sold price of $735,000 and a sale-to-list ratio of 95.5 percent, both from that one sale and so a small sample. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

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 Glencove home? Get a free Glencove home valuation OR call Jesse direct at (239) 898-6072.

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

Living in Glencove as a Homebuyer

Living at Glencove means owning a two-bedroom condominium of about 1,450 to 1,561 square feet in a 96-home, twelve-building neighborhood at the south end of Pelican Bay, with the Foundation’s beaches, trams and tennis behind the front door. Entry prices have sat between $460,000 and $850,000 over five years.

Most Glencove buyers are choosing among three things at once: a Pelican Bay address with beach access, an older 1987 building whose shared systems the association maintains, and an association that approves every buyer and every tenant before the deed or the lease works. The neighborhood sits between Pelican Bay Boulevard and Crayton Road on Glencove Drive, in what the recorded documents call Parcel D of Pelican Bay Unit One, and the Foundation’s own map describes it as a low-rise condominium neighborhood built in 1987 with terrace views of landscaped grounds, a pool and social areas.

What Does a Day at Glencove Look Like?

A typical day starts at the neighborhood’s own pool or a short drive to the Foundation’s tram and beaches, then the Pelican Bay Community Center, which our routing puts 3.19 miles and about 6.4 minutes away. Publix at 8855 Tamiami Trail North is 3.06 miles, Mercato is 3.43 miles and Sea Gate Elementary School is under a mile away. The beach is a tram ride: the Foundation operates eight tram stations and its beaches are the western edge of the community.

What Does Owning One of 96 Condominium Homes Mean for an Owner?

You own a unit and a one-ninety-sixth share of the common elements, and you vote as one of 96 voting interests in a single association, Glencove in Pelican Bay Condominium Association, Inc. The recorded declaration makes every home a one-ninety-sixth share of expenses, so the association’s costs are divided equally, home by home, and not by size.

Who Lives at Glencove?

We describe the property, not the people. Glencove’s recorded declarations set no age limit for occupants, limit each home to single-family residential use, and keep business use to a home office with no clients, so the neighborhood is open to full-time and seasonal owners alike. It is not a 55-plus community, and a later section explains why that matters for the buyer pool.

What Should a Buyer Look at First?

Look first at the size of the home, then at the floor, then at the association’s current budget. Sales here split by size more cleanly than by anything else: the three 1,450 to 1,453 square foot homes sold for a $825,000 median and the four 1,521 square foot homes for $687,500. Then ask for the budget, because the association’s assessment does not appear in any public file we could find, and the Foundation’s charges ride on top of it.

If you are buying, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you want the Pelican Bay-wide view before you narrow to Glencove, start with our Pelican Bay buyer guide. If you own at Glencove, get a free Glencove home valuation or call Jesse direct at (239) 898-6072.

Glencove, Glen Cove and Glenview: Which One Are You Looking At?

Glencove at Pelican Bay is one condominium of 96 homes on Glencove Drive in Naples 34108, filed with the state in December 1986 as Glencove in Pelican Bay Condominium Association, Inc. Other organizations carry nearly the same name, so confirm the legal description and the street before you rely on any record.

Is Glencove the Same as Glen Cove?

No. Glen Cove, written as two words, is a name used by many places in other states, and the Florida Department of State separately lists Glencove Community Association, Inc. and a Glencove Management registration, which are different entities from this condominium’s association. When you search records, use Glencove in Pelican Bay and the Glencove Drive street name.

Is Glencove the Same as Glenview?

No. Glenview at Pelican Bay is a different building at 100 Glenview Place, with 118 units built in 1992 and organized as an equity co-op life-care residence, not a condominium. A recorded backflow-device notice from April 2025 carries Glenview’s legal description, which is a reminder to read the description and not the nameplate.

What Is the Address of Glencove?

Glencove’s twelve buildings carry street numbers from 5800 to 5818 on Glencove Drive, Naples, Florida 34108, in unincorporated Collier County. The county roll writes the street as Glencove Dr, the condominium plat is recorded in Condominium Book 29, pages 117 through 121, and the association’s mailing address for notices is its manager’s office in Bonita Springs.

How Do I Check a Glencove Record?

Use the recorded declaration’s book and page, Official Records Book 1272, page 1371 for the original and Official Records Book 4912, page 2747 for the 2013 restatement, in the Collier County Clerk’s public records search. We never print unit numbers, owner names or parcel identifiers, and the sources section lists the clerk’s search page.

Glencove Market Snapshot: What the Homes Actually Sell For

In the last 60 months Glencove recorded 11 Southwest Florida MLS closings at a $735,000 median, from $460,000 to $850,000, for $7,692,500 in volume. Sixty months is the first window with ten or more closings, so it leads here; the last 12, 24 and 36 months hold only 1, 2 and 4.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

All eleven closings were marketed through the MLS, so days on market and sale-to-list use the same eleven sales as every other column in the 60-month row. Every window below is measured back from October 7, 2026, and any window under ten closings is labeled a small sample, because one sale moves a median that far.

The medians for even counts are the mean of the middle pair: $460,000 and $735,000 for the 24-month figure, and $640,000 and $735,000 for the 36-month figure. The 36-month days-on-market median of 134 comes from a middle pair of 89 and 180 days, and the 24-month figure of 118 from the only two sales, 55 and 180 days, each rounded to the whole day. The 60-month median price of $735,000 is the sixth of eleven sales, and the last 12 months’ single sale happened to close at exactly that figure.

Every Glencove Closing in the Last 60 Months

The eleven closings below are listed by size and bedroom count only; all are on Glencove Drive. We never publish unit numbers, house numbers or owner names. Sizes are the Southwest Florida MLS living area for each sale.

The list shows what the median hides. The three highest prices, $850,000, $825,000 and $812,500, were all 1,450 to 1,453 square foot homes. The two slowest closings, at 180 and 216 days, were both 1,521 square foot homes, and the two lowest prices, $460,000 and $550,000, came in May 2025 and November 2021. Ten of the eleven were two-bedroom homes; the one three-bedroom sold in December 2021.

What Closed in 2021?

Three sales closed between October 7 and December 31, 2021, at a $630,000 median from $550,000 to $685,000. The first, in November, closed at exactly its $550,000 list price with no days on market recorded. The second, in December, closed at $630,000, 5.2 percent over a $599,000 list price after 5 days. The third, at $685,000 for 1,771 square feet, closed 8.5 percent under list after 14 days.

What Closed in 2022?

One sale closed in 2022, a 1,453 square foot home in October at $825,000, which is $568 a square foot, 3.8 percent over its $795,000 list price after 3 days on the market. Because a single sale is not a trend, we show it only as the year’s one data point and as the bridge between the 2021 and 2023 groups.

What Closed in 2023?

Three sales closed in 2023, at an $812,500 median from $755,000 to $850,000. Two were 1,450 square foot homes at $812,500 and $850,000, which is $560 and $586 a square foot, and one was a 1,603 square foot home at $755,000, $471 a square foot, which closed 0.7 percent over list after 11 days. The $850,000 sale after 9 days is the highest price in the five-year file.

What Closed in 2024?

Two sales closed in 2024, at a $695,000 median, the mean of $640,000 in January and $750,000 in June. Both were 1,521 square foot homes. The January sale closed 4.5 percent under list after 89 days, and the June sale closed at $750,000 after 216 days on the market, the longest of the eleven, at 93.9 percent of its final list price.

What Closed in 2025?

One sale closed in 2025, a 1,521 square foot home in May at $460,000, which is $302 a square foot and the lowest price per square foot in the file. It listed at $549,000 and closed after 180 days at 83.8 percent of the final list price, the widest discount of the eleven. The public record does not say why this sale sold for less than the others, and we do not guess; a buyer or seller should treat it as the low end of what has traded.

What Closed in 2026?

One sale has closed in 2026 through October 7, a 1,521 square foot home on May 26 at $735,000, or $483 a square foot, after 55 days at 95.5 percent of a $770,000 final list price. It is the only sale in the last 12 months, so it carries the whole 12-month row above.

How Does the Last Year Compare With the Year Before?

The twelve months before this window, October 7, 2024 to October 6, 2025, recorded one closing, at $460,000. The latest 12 months recorded one closing, at $735,000. Each is a single sale and a small sample, so the 59.8 percent gap between them is not a market move; both homes were 1,521 square feet, and the difference is mostly what happened to each home, which the public record does not describe.

What Does the Longer Record Show?

Over 60 months the sale-to-list median was 95.5 percent across all 11 sales, so the typical Glencove home sold 4.5 percent under its final list price, and the median price per square foot was $471. Of the 11 sales, 7 closed below final list, 1 at list and 3 above. Six went under contract within 30 days, 3 took 31 to 89 days and 2 took 90 days or more.

No year reaches ten closings, so every row is a small sample. The first and last four sales tell the clearest story: the four closings from October 2022 through April 2023 had a $818,750 median and $564 a square foot, and the four closings from January 2024 through May 2026 had a $687,500 median and $452 a square foot, which is 16.0 percent lower in price and 19.9 percent lower per square foot.

What Does a Home Sell For by Size?

Size and timing are tangled together at Glencove, and the table shows why: the largest-per-foot group sold in 2022 and 2023, and the middle size sold in 2024 through 2026. The table groups all 11 closings by the MLS living area of each sale.

None of the groups reaches ten closings, so read the table as a guide to where each size has traded and not as a price list. The 1,450 square foot homes sold in the strongest stretch of the five years and the 1,521 square foot homes in the softer stretch since 2024, so the table cannot tell a buyer how much of the gap is size and how much is date. Four sales list living areas of 1,603 to 1,771 square feet, which is larger than the county roll’s 1,561 maximum for the neighborhood, and we explain that mismatch in the homes section.

How Much Do Buyers Pay in Each Price Band?

Of the 11 closings in 60 months, 2 closed under $600,000, 3 between $600,000 and $699,999, 3 between $700,000 and $799,999 and 3 at $800,000 or more. None closed at $1,000,000, and the highest, $850,000, is 1.85 times the lowest, $460,000.

What Is for Sale in Glencove Today?

On October 7, 2026, the Southwest Florida MLS showed one active Glencove listing: a two-bedroom-plus-den, two-bath home of 1,656 square feet on Glencove Drive at $630,000, or about $380 per square foot, after 173 days on market. That list price is 85.7 percent of the 60-month median.

At the 12-month sales pace of one closing, a single active listing works out to 12.0 months of supply. With so few sales that is arithmetic and not a trend; a buyer reading it should note only that the home has been on the market long enough to have been repriced, and ask the listing agent for the history.

What Does the County Say About Thirty-Nine Years of Sales?

The Collier County Property Appraiser’s recorded-sales file runs from 1987 through June 30, 2026. It lists 63 qualified sales in 1987, the year the first homes sold, at a $122,900 median, from $106,900 to $199,900. The 2022 and 2023 medians of $825,000 and $783,750 are about 6.7 and 6.4 times that 1987 figure, and the 2026 sale at $735,000 is about 6.0 times.

Selected years only. Source: Collier County Property Appraiser recorded-sales file, qualified sales of improved property at $100,000 and up. The county records the deed consideration and the MLS records the reported closing price. For all eleven Glencove MLS closings the county’s deed price matches the MLS price exactly, with the county’s recorded date 0 to 13 days earlier, so we use one price per sale throughout.

How Do the MLS Sizes and the County Roll Differ?

The county roll lists the 96 homes at 1,450 square feet (48 homes), 1,521 (24) and 1,561 (24), a median of 1,485.5. The MLS living areas on four 2021 to 2023 sales, 1,603 to 1,771, exceed the roll’s largest figure, and the MLS 1,453 against a roll 1,450 is a near match. The recorded 1987 declaration describes homes of about 1,500 and about 1,650 square feet. We cannot tell from the public record whether the larger MLS figures reflect a different measuring method, an enclosed area or an enlargement, so we name the source each time we use a size and price by the size on the roll or the plan, not the listing.

What Is Your Glencove Home Worth? Start With the 60-Month Median

The 60-month median is $735,000, but your home’s value depends on its size, floor, condition and the date you sell. Get a free Glencove home valuation or call Jesse direct at (239) 898-6072. Buying at Glencove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

The Buildings and Homes: Twelve Buildings, 96 Residences, 1,450 to 1,561 Square Feet

Glencove’s 96 homes sit in twelve buildings of eight homes each, and the county roll lists them at 1,450, 1,521 and 1,561 square feet, a median of 1,485.5. The recorded 1987 declaration describes six buildings of two-bedroom homes of about 1,500 square feet and six that add den homes of about 1,650.

What Does the County Roll Say About Size?

The Collier County Property Appraiser’s 2026 tax roll lists 96 condominium parcels at Glencove, all built in 1987, with heated area of 1,450 square feet on 48 homes, 1,521 on 24 and 1,561 on 24. The median is 1,485.5. The roll groups the parcels at twelve building addresses with eight homes at each, which agrees with the declaration’s twelve buildings of eight.

How Do the Two Building Types Differ?

The 1987 declaration says six buildings each hold four two-bedroom, two-bath homes of about 1,500 square feet and four two-bedroom-plus-den, two-bath homes of about 1,650, and the other six hold eight two-bedroom, two-bath homes of about 1,500 each. That is 48 homes of one kind and 48 of the other. The roll’s 48 homes at 1,450 square feet fit the all-two-bedroom buildings, and its 24 at 1,521 and 24 at 1,561 fit the mixed buildings. That match is our inference from the counts, not a statement in the documents, so confirm a home’s layout from its recorded plan before you rely on it.

How Many Bedrooms Do the Sales Show?

Ten of the 11 closings in 60 months were two-bedroom homes and one, a 1,771 square foot sale in December 2021 at $685,000, was a three-bedroom. The one active listing is a two-bedroom-plus-den, two-bath home of 1,656 square feet. The den homes of the declaration are the only layout that adds a room, so a buyer who wants a third sleeping space should ask for the plan of the specific home.

How Many Stories Are the Buildings?

The recorded declarations we read do not state the number of stories. They do refer to “units above the first floor,” to stairways and to unit numbers that run by building and by position, and the Foundation’s map calls Glencove a low-rise condominium neighborhood, so the buildings are more than one level. The exact count is on the recorded plat in Condominium Book 29, pages 117 to 121, which we could not retrieve as a readable file. We therefore do not state a story count, and the milestone section explains what the statutes require under either answer.

What Do the Surveyors’ Certificates Show About Floor Height?

Surveyors’ certificates recorded in 1987 for seven of the buildings give finish-floor elevations of 12.00 to 12.16 feet, but they do not state a vertical datum. We do not convert them to today’s flood datum. A buyer or insurer who needs a floor height should order a current elevation certificate, and the flood section below explains why.

What Do the Declarations Say About Floors and Alterations?

The 2013 declaration requires homes above the first floor to have wall-to-wall carpeting except in kitchens, baths, balconies, foyers and utility rooms, and allows hard-surface flooring only with the Board’s written approval and an approved sound-deadening installation, inspected before the hard flooring goes in. It also requires the Board’s written consent for alterations and lets the Board ask for sealed plans. A buyer who wants new windows, hard flooring upstairs or a combined pair of homes should get that approval in writing before closing.

Can Two Homes Be Combined?

Yes, with the Board’s approval. The declaration allows contiguous homes to be combined, and a combined home counts as two for expenses and votes, so combining does not lower the assessment. The association also may not make material alterations to the common elements costing more than $20,000 in a calendar year without a majority of the voting interests.

How Does Parking Work?

Each home has one assigned covered parking space as a limited common element, assigned by the Board, and the remaining parking is general use. The declaration refers to the covered space in its tenant-parking rule and bars trucks, commercial vehicles, trailers, boats, campers, motorcycles and mopeds, so owners of more than one car should ask how guest and second-car parking works. The documents we read describe no garages.

Selling at Glencove? Get a free Glencove home valuation or call Jesse direct at (239) 898-6072. Buying at Glencove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Did Glencove in Pelican Bay Come to Be?

Glencove was built in 1987 as 96 condominium homes in twelve buildings, with its declaration recorded on June 3, 1987 and 63 county-qualified sales recorded that year. The state registered Glencove in Pelican Bay Condominium Association, Inc. on December 16, 1986, and it remains active.

Who Was the Developer?

The 2013 restatement names Parker-Naples, Inc. as the declarant. The original 1987 declaration adds that Westinghouse Communities of Naples, Inc. is not the developer of the condominium project and is not related to its developer, and it names Parker Management, Inc. as the first manager. The developer’s estimate in the declaration was a completion date of September 1, 1988, and the surveyors certified buildings from June to August 1987.

When Were the Declarations Recorded?

The original Declaration of Condominium is recorded in Official Records Book 1272, page 1371, on June 3, 1987, and runs 118 pages through page 1488. The condominium plat is in Condominium Book 29, pages 117 to 121. The Clerk’s certificate confirms the recording at 4:31 p.m. that day. The surveyors’ certificates for the buildings follow in 1987.

What Did the 1987 Disclosure Say About the Foundation Assessment?

The original declaration’s budget disclosure listed the Pelican Bay Foundation assessment at $156 per unit per year, plus a proposed special assessment of $100 a year for five years. The Foundation’s FY2027 assessment is $3,435 per unit, about 22 times the 1987 figure. The developer also guaranteed the level of common expense assessments for a period and agreed to fund any shortfall during it.

What Has Changed Since 1987?

Seven recorded changes shape today’s rules. The 1988 and 1989 amendments gave each unit one vote, made bulk cable a common expense and required the Board’s approval of sales. An Amended and Restated Declaration followed in December 1994, and a 1995 amendment capped leases at three a year. The 1999 bylaws moved assessments to quarterly installments, a 2010 bylaws amendment tightened notice and budget rules, and the Second Amended and Restated Declaration, adopted by the owners on March 13, 2013 and recorded on April 25, 2013, governs today. A 2025 bylaw amendment, recorded March 5, 2026, sets a board of five directors with staggered terms.

How Does Glencove Fit Into Pelican Bay’s History?

Pelican Bay is a planned unit development of about 2,104 acres, created by Collier County Ordinance 77-18 adopted on April 19, 1977 and amended and restated in a 2004 ordinance. Glencove’s declaration is subject to the Pelican Bay General Protective Covenants of May 7, 1979 and to a separate declaration of restrictions covering part of Parcel D of Pelican Bay Unit One, dated October 10, 1986, which is why Foundation design review and assessments apply to every Glencove home.

What Amenities Come With a Glencove Home?

Glencove’s own amenities, as the 1987 declaration describes them, are a heated pool with a deck, a spa and a cabana, and the Pelican Bay Foundation adds nearly three miles of beach, eight tram stations, 18 Har-Tru tennis courts at two locations and a Community Center. Which of the neighborhood’s own amenities exist today is not in the public record.

What Did the 1987 Declaration Provide?

The declaration describes a heated swimming pool of about 1,700 square feet, three to six feet deep, a pool deck of about 6,600 square feet, a cabana of about 1,200 square feet with a kitchen, restrooms, a pool equipment room, a small office and a meeting and card area, and a heated spa 12 feet across. It states that the developer would spend at least $10,500 on furniture. These are the 1987 plans, and the Foundation’s map today describes the neighborhood as having terrace views of landscaped grounds, a pool and social areas. Ask the association what is in service now.

Who May Use the Common Areas?

Owners and their guests use the neighborhood’s common areas, and the declaration limits guests to stays of under 30 days a year, with no more than eight sleeping overnight. The Foundation’s lease packet separately deactivates the owner’s member cards for the lease period, so a tenant uses the Foundation’s amenities in the owner’s place.

What Does the Pelican Bay Foundation Add?

The Foundation’s published pages describe nearly three miles of beach, open from 9 a.m. to sunset with beach attendants, eight tram stations carrying more than 900,000 trips a year over a raised berm and boardwalks through mangroves, a Community Center with an art studio, card rooms, bridge and mahjong, a fitness center with Lifefitness and Cybex equipment, and two beachfront dining spots, Marker 36 on the north beach and the Sandbar on the south. The Foundation also describes more than 500 acres of protected estuary and two open-air coastal kitchens as exclusive amenities. Every Glencove home carries the Foundation’s assessment, which the Foundation bills to the association for a condominium.

How Big Is the Pelican Bay Community, in the Foundation’s Words?

The Foundation’s page for real estate professionals describes 95 associations, about 6,500 residences, 88 acres of parks, 4,500 tennis members and 18 Har-Tru courts, with fiber and gigabit internet. We read that page on October 7, 2026. It describes the whole community and not Glencove, and it is the context for a 96-home neighborhood that is about 1.5 percent of the residences.

What About the New Racquets Center and Park?

The Foundation’s racquets page describes a new Racquets Center in the adjacent Pelican Bay Community Park, with 8 Har-Tru tennis courts and 20 pickleball courts, of which 3 tennis and 10 pickleball courts are designated for members, in addition to the community’s 18 Har-Tru courts at two locations. Collier County’s own park page lists 20 pickleball courts and lighted clay tennis courts and says the playground is closed until November 2026 for a replacement. The two sources count the tennis courts differently, so ask the Foundation which courts members may reserve.

Is Glencove Gated?

We could not verify that it is. The recorded documents we read describe no gate, and Glencove has no public association website. The Pelican Bay Foundation states that Pelican Bay is not gated at the community level and that its arterial roads are public. A buyer who needs a gated address should ask the association in writing and compare gated alternatives, such as the gated neighborhoods in our comparison table below.

What About Internet and Cable?

The Foundation’s assessment carries $758 a year per unit for bulk media, and the Foundation advertises fiber and gigabit internet community-wide. A 1989 amendment made bulk cable a common expense of the association. Ask which services the bulk media line covers before you contract for service.

What Are the HOA and Condo Fees at Glencove?

Glencove’s own quarterly assessment is not published anywhere we could find, so this page does not print one. What is public is the Pelican Bay Foundation’s FY2027 assessment of $3,435 per unit, billed to the association for a condominium, and the county’s $1,250.00 Pelican Bay Services Division line on the property tax bill.

Glencove has no public association website, and a search of the Florida Department of State, the Collier County Clerk’s recorded instruments and the Foundation’s published documents turned up no adopted budget, reserve study or insurance certificate for the association. That is not unusual for a small association, and Section 718.503 has a seller deliver the current budget and financial statement to a buyer; they are simply not public. We would rather say that than print a number we could not source.

What Is Public and What Is Not?

Public: the recorded declaration, amendments and bylaws, which set how assessments are made, billed and enforced; the Foundation’s FY2027 budget package and fee schedule; the county’s Pelican Bay Services Division assessment; and the statutes. Not public: the association’s operating budget, its reserve schedule, its insurance certificate, its rules and regulations, which the 2013 declaration says are available from the association, and its financial statements. A buyer gets all of them from the seller during the seven-day review period, and a seller should assemble them before listing.

What Does the Foundation Line Break Into?

The Foundation’s FY2027 Approved Budget Package sets the assessment at $3,435 per unit a year: $2,180 for operations, $497 for the replacement reserve and $758 for bulk media. That is $858.75 a quarter, made up of $545.00 for operations, $124.25 for the reserve and $189.50 for bulk media. The Foundation’s estoppel certificate for FY2027 states that, for a condominium, this amount is billed to the condominium association.

How Does the Declaration Set Assessments?

Each home pays one-ninety-sixth of the common expenses. The bylaws allow monthly or quarterly installments, and the 1999 and 2010 bylaws amendments set quarterly installments due January, April, July and October. A payment is late after 10 days, and the late fee is the greater of $25 or 5 percent of the installment. The Board must mail the proposed budget at least 14 days before the meeting, and if the Board proposes an assessment more than 115 percent of the prior year’s, owners holding 10 percent of the votes can force a special meeting.

How Large Can a Special Assessment Be?

The bylaws cap special assessments at 15 percent of the annual budget, including reserves, in total, unless a majority of the voting interests consent. We found no recorded special assessment in the clerk’s index we searched, but an assessment need not be recorded, so ask the seller and read the minutes. The recorded repair notices we found, listed in the maintenance section, show repair work in 2025 and 2026, and a buyer should ask how it was funded.

Does the Assessment Pay for Water, Sewer and Cable?

The recorded documents do not say which utilities the assessment includes. The Foundation’s assessment carries $758 per unit for bulk media, and a 1989 amendment made bulk cable a common expense. A 2008 bill of sale, described in the maintenance section, shows that Collier County and its Water-Sewer District conveyed the backflow, hydrant and irrigation facilities on Glencove’s land to the association. Ask the association in writing what each bill covers, and compare the answer with what you pay the utility directly.

What Should a Buyer Request About Fees?

Ask for the current adopted budget, the year-to-date financial statement, the reserve schedule or the written waiver of reserves, the insurance certificate, any special assessments levied or planned, and the estoppel certificate showing the account balance. Section 718.116 governs the estoppel certificate, and the Foundation issues its own.

Selling at Glencove? Get a free Glencove home valuation or call Jesse direct at (239) 898-6072. Buying at Glencove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Glencove’s Layered Fees: Association, Foundation and Services Division

Owning at Glencove means paying the association’s own assessment, the Pelican Bay Foundation assessment that is billed through the association, the county’s Pelican Bay Services Division line on the tax bill, and one-time Foundation charges at resale, including the $15,000 resale capital assessment the buyer pays for deeds recorded on or after October 1, 2026.

The association’s own number is the one we cannot print. The rest of the layers are published, and the table names each one with its source.

What Is the Resale Capital Assessment?

The Foundation’s FY2027 fee schedule raises the resale capital fee to $15,000, and its estoppel certificate lists it as a buyer cost due at closing. It applies to transfers recorded on or after October 1, 2026 and rises 3.5 percent a year from October 1, 2027, to $15,525. A buyer who is a current Pelican Bay member moving from one Pelican Bay property to another may qualify for the Foundation’s one-time exemption, which costs a $1,000 processing fee, and an owner who has used the exemption before is not eligible.

How Does the Foundation Bill a Condominium?

The Foundation’s estoppel certificate says that for a condominium the $3,435 is billed to the condominium association. Our reading is that the association collects each owner’s share inside its own assessment, which means the Foundation line is part of the quarterly bill and is not a second invoice, but the public record does not show how Glencove’s association allocates it, and we do not print an allocation. Ask for the budget page that shows it.

What Is the Pelican Bay Services Division Line?

Collier County’s Pelican Bay Municipal Services Taxing and Benefit Unit funds street lighting, water management, beach renourishment, ambient noise management, extraordinary law enforcement service and beautification. The county’s Pelican Bay Services Division page lists a FY 2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. It is a county district, not a community development district, and it appears with property taxes.

What Did Hurricane Ian Cost the Foundation?

The Foundation’s audited FY2024 financial statements record that its facilities sustained significant damage from Hurricane Ian on September 28, 2022, that costs were estimated at about $16,400,000, and that in August 2023 the board approved a Hurricane Ian assessment of $2,195 per residential unit. The statements also note the later storms. We found no Glencove-specific Ian assessment in the public documents, so the figure above is the Foundation’s.

What Are the One-Time and Occasional Foundation Fees?

The Foundation’s FY2027 estoppel certificate lists a $250 estoppel fee with a $100 expedite fee for delivery within three business days, a $500 charge to the seller if member cards are not returned at closing and a $1,000 processing fee for the resale exemption. The Foundation’s lease packet lists a $500 non-refundable processing fee, a limit of two cards per lease and a 30-day advance filing. The Foundation’s realtor guest card is good for one day, ordered online and picked up at the Commons lobby on weekdays between 8:30 and 5.

How Is the Tax Bill Different?

Collier County property taxes are billed on the assessed value that the Property Appraiser sets each January, and a homestead exemption under Section 196.031 and the assessment cap under Section 193.155 apply to an owner’s primary residence only. A buyer’s first tax bill is therefore not the seller’s. We tell buyers to estimate at the purchase price and to check the Collier County Tax Collector’s records for the parcel.

How Is Glencove Governed? The Association, the Board and the Vote

Glencove is governed by a single condominium association, Glencove in Pelican Bay Condominium Association, Inc., which the owners of the 96 homes belong to and vote in, one vote per home. Its board is five directors serving staggered terms, and the Florida Department of State shows it active, with an annual report filed March 27, 2026.

What Does the Florida Department of State Show?

Sunbiz lists the association as a Florida not-for-profit corporation, document number N18273, filed December 16, 1986 and active. Its latest corporate event is the amended and restated articles of April 9, 2013, which pair with the 2013 declaration, and annual reports are on file for 2024, 2025 and 2026. We do not print officer names.

Who Manages Glencove?

The Department of State shows the association’s mailing address as in care of a management company in Bonita Springs, changed on March 27, 2025, and its registered agent as Cambridge Management of SWFL in Naples, changed April 4, 2023. We did not find a public management contract, so we do not say which company handles day-to-day management or what it charges. The association’s own notices, not this page, name the current manager.

How Does Voting Work?

There are 96 voting interests, one per home. The annual meeting is held each March, an election needs ballots from at least 20 percent of the voting interests to be valid, and the notices of the meeting and election go out 60 days, 40 days and 14 days ahead. A 2025 amendment to the bylaws, adopted at the March 25, 2025 annual meeting and recorded on March 5, 2026, sets a board of five directors with staggered terms: after the first election the three highest vote-getters serve two-year terms and the other two serve one-year terms, and terms are two years after that. Directors must be a member or a member’s spouse.

How Does Glencove Vote in the Foundation?

The bylaws provide that the association’s President, or a designee, casts the collective 96 Pelican Bay Foundation votes for the Glencove homes. An owner therefore does not vote directly on Foundation matters but takes part through the association, which is one reason to read the association’s election notices.

How Are Disputes Resolved?

The bylaws require mandatory non-binding arbitration under Section 718.1255 before an owner or the association can litigate certain disputes, and the Board must answer an owner’s written inquiry within 30 days. The declaration also gives the prevailing party in a dispute its attorney fees, so read Article 23 before escalating a dispute.

The Glencove Declaration, Bylaws and Rules, Section by Section

Glencove’s governing text is the Second Amended and Restated Declaration of Condominium, recorded April 25, 2013 in Official Records Book 4912, page 2747, with restated articles of incorporation and bylaws attached. Its articles cover use, maintenance, insurance, guests, leasing, sales, amendment and termination. The Board’s rules and regulations are not recorded.

What Does the Declaration Say About Use?

Article 16 limits each home to single-family residential use. No more than six persons may permanently occupy a home, which the declaration defines by sleeping there more than 30 nights a year. An owner may keep a home office that has no clients visiting, and no business use beyond that is allowed. Clotheslines and outdoor cooking on balconies are not allowed, and bicycles belong in racks, storage or lanais.

What Are the Guest Rules?

Article 17 treats a guest as someone staying under 30 days a year and allows no more than eight people sleeping overnight in a home. Related overnight guests may stay in the owner’s absence with 10 days’ notice to the association, and unrelated guests in the owner’s absence are limited to two occupancies a calendar year. A buyer who expects a long family stay should read Article 17 before closing.

Can I Put a For Sale Sign on a Glencove Home?

No. Article 16.6 bars For Sale and For Rent signs anywhere on the condominium property. Open house signs are allowed as the Board’s rules provide, so a seller markets through the MLS, the broker’s website and showings by appointment, and the sign question is a reason to ask an agent how the plan reaches buyers without one.

What Does the Association Maintain?

Under Article 11.1 the association maintains the exterior of the buildings, exterior painting including the outside of entrance doors, the roofs and the parking facilities, plus the plumbing and electrical systems outside the units and the fire alarm and sprinkler systems. Under Article 11.4 it also maintains the structural floors and ceilings of the balconies. The ceiling and exterior-wall drywall inside a home, on the interior side of the exterior boundary, is also the association’s.

What Does an Owner Maintain?

Under Article 11.2 the owner maintains interior drywall other than the exterior boundary walls and ceilings, windows, sliding glass doors, the front door, shutters, appliances, water heaters, smoke detectors, the air conditioning system, floor coverings and the plumbing that serves the home inside the unit boundary. Owners must replace water heaters at least every 10 years and smoke detectors at least every 7 years, and the declaration called for a lockable water shut-off valve to a Board specification. Balcony screens, railings and shutters are the owner’s, even though the balcony’s structure is not.

How Are Hurricane Shutters Handled?

Article 11.14 lets the Board set the specification for hurricane shutters, and shutters are the owner’s responsibility. A buyer should ask the association for the approved model and color before ordering or replacing shutters, and should check the approval in writing.

What Insurance Does the Association Carry?

Article 14 requires the association to insure the buildings at replacement value and to obtain an independent replacement-value appraisal at least every 36 months. The Board sets the deductibles at a noticed meeting, and flood coverage is optional at an adequate level. We could not find the association’s certificate in the public record, so we cannot say what the policy limits, deductibles or carrier are today, and a buyer should ask.

What Insurance Must an Owner Carry?

Article 14.8 requires owner liability coverage of at least $300,000, a condominium (HO-6) policy that the Board deems sufficient for the contents and improvements the owner is responsible for, and loss assessment coverage of at least $2,000. The $2,000 is a floor and not a suggestion that it is enough, and we tell buyers to ask their agent for much more loss assessment coverage than that, because an association deductible or special assessment can run far higher.

What Happens After a Major Fire or Storm?

Article 15 provides that if more than half of the homes become uninhabitable, the association rebuilds unless 75 percent of the voting interests agree in writing not to. The declaration tests uninhabitable by whether restoring the home would require a special assessment of more than 10 percent of the average fair market value of the homes.

How Is the Declaration Amended?

Article 20 lets the President, a majority of the directors or 25 percent of the voting interests propose an amendment, and two-thirds of the voting interests present at a meeting with a quorum, or two-thirds of all of them in writing, adopt it. No amendment may change a home’s configuration or its share of expenses, or increase an owner’s proportionate share of expenses, without the affected owner’s joinder and any mortgagee’s.

Can Glencove Be Terminated?

Article 21 allows termination by 80 percent of the voting interests with no more than 10 percent rejecting, and allows it after very substantial damage or economic waste with 75 percent. A buyer who plans to hold the home for the long term should know the provision exists and read Article 21 first.

Who Pays Attorney Fees?

Article 23 gives the prevailing party in a dispute its attorney fees, makes an owner liable for the acts of family, tenants and guests, and requires notice of a lien within five days. It is a reason to resolve disputes through the association’s process first.

Where Are the Rules and Regulations?

The Board’s rules and regulations are not recorded, and the declaration says they are available from the association. The rules set the pet weight limits, the open house sign rules and other day-to-day policies that the recorded documents leave to the Board. Ask for the current version before you make an offer.

Selling at Glencove? Get a free Glencove home valuation or call Jesse direct at (239) 898-6072. Buying at Glencove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Does a Glencove Purchase Get Approved?

Every sale or gift of a Glencove home needs the Board’s prior written approval under Article 19 of the declaration: the Board has 30 days to act, may require a credit and criminal background check and an interview, and if it disapproves without good cause the association must produce a buyer or buy the home itself.

What Does a Buyer Submit?

The buyer gives the Board notice with the executed contract. The Board may require credit history, a criminal background check, references and an interview. The transfer fee is the maximum Florida law allows, per applicant, and we did not find the association’s application packet in the public record, so ask the manager for the packet and the fee at the time of the contract.

Can the Board Say No?

Only for good cause, and the declaration lists it. The grounds include a felony conviction within look-back periods that run 20, 10, 10 and 5 years depending on the offense, a conviction that requires sex offender registration, current probation, a record of financial irresponsibility, a history of disruptive behavior, a failure to supply the information or fees the Board requires, and unpaid fines or assessments. The list concerns an applicant’s conduct and record, and the declaration separately promises that nothing in it limits sale, lease or occupancy on the basis of race, creed, color, sex, religion, national origin, handicap or familial status.

What Is the Right-of-First-Refusal Mechanism?

If the Board disapproves a sale without good cause, Article 19.4 requires the association, within 30 days, to deliver an agreement for an approved purchaser or to buy the home itself at the contract price, or at fair market value set by two appraisers at the association’s option, in cash, closing within 30 days. If the association does not do either, the sale is deemed approved. The Foundation says it holds no right of first refusal, but this is the association’s mechanism, and it is a reason to read Article 19 before you rely on a contract date.

What Happens If a Buyer Skips Approval?

An unauthorized transfer is voidable under Article 19.7. Do not close on a Glencove home without the Board’s written approval or the expiry of the 30-day period after a complete file, whichever the documents and counsel say applies.

What About Entity and Co-Owner Buyers?

When a trust, company or other entity buys, Article 19 requires the buyer to designate a Primary Occupant, and the declaration prohibits timeshare, fractional ownership and similar unit-sharing arrangements. An entity buyer should file the primary occupant’s information with the application.

What About Gifts and Inheritances?

Gifts need 30 days’ notice and the Board’s approval, and a transfer by devise or inheritance is also subject to the Article, so an heir should contact the association before assuming that occupancy or a sale is automatic.

Does the Foundation Also Approve a Sale?

No. The Pelican Bay Foundation states that it requires no transfer approval and holds no right of first refusal, though a sub-association such as Glencove may require approval, and Glencove does. The Foundation’s separate steps for a sale are the estoppel certificate, the resale capital assessment and the member card process.

How Long Does All of This Take?

Plan a closing around 30 days from a complete file. The Board has 30 days to act, and if it disapproves without good cause the association has another 30 days to produce a purchaser or buy. The seller should request the Foundation’s estoppel early, since the Foundation’s FY2027 form lists a $250 fee, plus $100 to expedite.

Is Glencove a 55+ Community?

Glencove is not a 55-plus community. The recorded declaration contains no age restriction, and Article 24.5 states that nothing in it limits the sale, lease or occupancy of a home based on race, creed, color, sex, religion, national origin, handicap or familial status.

What Does the Declaration Say About Age?

We read the 2013 declaration, bylaws and the amendments we could find, and none sets a minimum age or a housing-for-older-persons rule. The occupancy limits that do exist are single-family use, no more than six permanent occupants and the guest limits above. The rule is about use and not about who may buy.

What Does That Mean for the Buyer Pool?

Glencove sells to the whole market of Pelican Bay buyers, seasonal and full-time, with no age-restricted pool. The restrictions that do narrow the pool are the Board’s approval of every buyer, the three-lease cap and the pet limit, and each has its own section.

Can You Rent Out a Glencove Home?

A Glencove owner can lease a home only in writing for the whole home, with the Board’s approval within 30 days, for 90 days or more than a year, and no more than three times in a calendar year. The Foundation’s own 2019 rule says two leases a year, so the stricter figure governs.

What Does the Declaration Say?

Article 18 requires written leases of the entire home, bars renting individual rooms, transient occupancy, rent-sharing and subleasing, and sets a minimum term of 90 days or a term of more than one year. No home may be leased more than three times in a calendar year, and if a tenant leaves early a new tenancy cannot start earlier than 90 days after the vacated lease began. The Board may require an interview, a security deposit is capped at one month’s rent, and a lease the Board does not act on within 30 days is deemed approved. Extensions need Board approval, and renewals carry no charge. The rule applies to all owners regardless of when they bought.

What Does the Foundation Say?

The Foundation’s amendment to its declaration, recorded May 28, 2019 as Section 3.26, says that unless otherwise provided by neighborhood covenants no dwelling unit may be leased more than two times in a calendar year, and its text addresses short-term stays of the Airbnb and VRBO kind. Glencove’s own covenant provides three, so whether the Foundation applies two or three to a Glencove home is a question to put to the Foundation in writing. The Foundation’s lease packet charges a $500 non-refundable processing fee, asks that it be submitted 30 days before the lease, allows at most two cards per lease and deactivates the owner’s member cards for the lease period.

What Did the 1995 Amendment Do?

A 1995 amendment recorded in Official Records Book 2067, page 610 limited leases to three a calendar year, and the 2013 restatement carries that cap forward. The 2013 text adds the 90-day minimum and the rule that it applies to every owner, so it reaches owners who bought long before it was adopted.

Can an Owner Run a Short-Term Rental?

No. The 90-day minimum, the bar on transient occupancy, the single-family use clause and the Foundation’s 2019 amendment all point the same way. Nightly or weekly rentals are not permitted at Glencove.

What Does a Tenant Get?

A tenant parks in the home’s one assigned covered space, and the declaration limits tenant parking to that space. A tenant must be present when non-family guests stay, and the owner remains responsible for the tenant’s compliance and for the assessments. The Foundation deactivates the owner’s cards for the lease period, so the tenant uses the Foundation’s amenities under the lease cards.

What Does an Investor Need to Know?

The rental math is a 90-day minimum, three leases a year at most and a Board approval each time, with the Foundation’s two-lease rule as the stricter reading until the Foundation confirms otherwise. Buyers who plan to rent should price in the lease fees, the vacancy between leases and the approval timeline, and read Article 18 of the declaration before making an offer.

Selling at Glencove? Get a free Glencove home valuation or call Jesse direct at (239) 898-6072. Buying at Glencove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Pet Rules at Glencove

Glencove owners may keep no more than two commonly accepted household pets, meaning dogs, cats and pet birds, under the 2013 declaration, and the Board sets weight limits in its rules. We found no weight limit in the recorded documents, so confirm it in writing before you buy with a large dog in mind.

How Many Pets Are Allowed?

Two. Article 16.4 permits no more than two commonly accepted household pets per home, names dogs, cats and pet birds, and requires pets to be kept within the home and not to roam free.

Is There a Size or Weight Limit?

The declaration leaves the weight limit to the Board’s rules, which are not recorded, so the limit, if any, is in a document we could not read. Ask the association for the current rules, and for a written statement of the limit that applies to the dog you own.

What Are the Foundation’s Pet Rules?

The Foundation’s rules, dated December 12, 2024, require pets to be leashed on a leash of up to six feet, bar retractable leashes on the berm and bar pets from the beaches, the trams, the boardwalks, dining areas and the inside of the Community Center. Service animals are governed separately by law.

Can a Tenant Have a Pet?

The declaration does not state a tenant pet rule in the text we read, and the Board’s rules may. Ask the association before you promise a tenant that a pet is allowed.

What Repair Work Is on the Public Record at Glencove?

Collier County’s recorded notices of commencement show Glencove association repair projects in 2024, 2025 and 2026: a fence in February 2024, a concrete beam replacement in December 2025, balcony slab-edge repairs in April and May 2026, and stucco and wood beam repairs in August and September 2026.

What Is a Notice of Commencement?

A notice of commencement is a document an owner records before improvement work starts, so that lienors and lenders can see the project, its owner and its contractor. The Collier County Clerk’s public records search lists them by property, and we read the ones recorded for the Glencove association. We describe the work neutrally and do not name contractors, owners of individual homes or dollar amounts, which the notices may or may not give.

What Do the 2025 and 2026 Notices Describe?

The December 24, 2025 notice describes a concrete beam replacement on a common element. Two notices, recorded April 30 and May 8, 2026, describe concrete repair to balcony slab edges. A notice recorded August 31, 2026 and five more recorded on September 18, 2026 describe repairs to cracked or delaminated stucco and to deteriorated wood beams. Together these are nine recorded repair notices in about nine months, after one recorded fence project in February 2024.

What Does Balcony Repair Mean for a Buyer?

Under the declaration the association maintains the structural floors and ceilings of the balconies and the owner maintains the screens and railings, so slab-edge concrete repair is the association’s work to arrange and fund. A buyer should ask three things: whether the repairs are finished, how they were paid for, whether from reserves, from operating funds or by special assessment, and whether the association has an engineer’s report that covers the buildings as a whole.

What Older Work Is Recorded?

The county’s file also shows notices for electrical work in 2009, 2014 and 2015, roofing and sheet metal work in 2010, and fence work in 2016 and 2018. A single roof notice in 2010 does not show how old a roof is, because a notice records a project and not a building’s roof history. Ask the association for the roof’s age and the schedule for its replacement.

What Does the 2008 Bill of Sale Say?

A bill of sale recorded on September 10, 2008, in Official Records Book 4392, page 2906, conveyed from Collier County and the Collier County Water-Sewer District to the association the backflow prevention devices, potable fire suppression lines, hydrants and irrigation lines downstream of the backflow device that sit on Glencove’s property. For an owner it means the association, not the county, maintains that equipment on the grounds.

What Should a Buyer Ask About Maintenance?

Ask for the minutes of the last twelve months of board meetings, any engineer’s or architect’s report on the buildings, the status of each repair project above, the age of the roofs, and whether any further work is planned before the year closes. A short list of answers is worth more than a long list of questions.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Glencove

Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more. The recorded declarations do not state Glencove’s story count, and Collier County’s January 2026 milestone list has no Glencove row, so a buyer should confirm applicability in the contract disclosure under Section 718.503.

What Does Section 553.899 Require?

Section 553.899(3)(a) of the Florida Statutes, as it reads in 2026, requires a milestone inspection of a condominium building of three habitable stories or more by December 31 of the year the building reaches 30 years from its certificate of occupancy, and every ten years after. Section 553.899(3)(b) lets the local enforcement agency set 25 years where, for example, the building is close to salt water. The statute says it does not apply to a single-family, two-family, three-family or four-family dwelling with three or fewer habitable stories.

What Does Collier County Add?

Collier County’s milestone page, which says the rules took effect May 26, 2022, sets 25 years for buildings within three miles of salt water and 30 years for others, and sets fixed first-inspection dates for older buildings. For coastal buildings with a certificate of occupancy before July 1, 1997, the date is December 31, 2024. For coastal buildings with a certificate of occupancy from July 1, 1997 to December 31, 1999, the date is December 31, 2025. The county’s rules apply only to buildings of three or more habitable stories.

Does Collier’s Milestone List Include Glencove?

We read Collier County’s milestone buildings list, which states that it is current as of January 2026, row by row, and it has no Glencove row. The list carries typographical errors, and we do not state that it is exhaustive. A missing row is consistent with a building of fewer than three habitable stories, but it is not proof, because the county can only list the buildings it has identified.

What Would the 30-Year Mark Have Meant?

Glencove was built in 1987, so a building would have reached 25 years in 2012 and 30 years in 2017. If a Glencove building has three or more habitable stories, the county’s rule would have set its first milestone inspection by December 31, 2024, and the building would be in a ten-year cycle, with a report on file with the county. If a building has fewer than three habitable stories, no milestone inspection is required. Because the story count is not in the recorded text we read, we do not decide which applies; the contract disclosure does.

What Does Section 718.112 Require?

Section 718.112(2)(g) requires a structural integrity reserve study for condominium buildings of three stories or more, and states that the requirement does not apply to buildings less than three stories in height. If Glencove’s buildings are three stories, the association would need a current study and would have to fund its structural items; if they are lower, the statute does not require one, although an association may commission a reserve study anyway.

What Must the Seller Tell the Buyer Under Section 718.503?

Section 718.503 requires a resale contract for a condominium unit to carry a clause giving the buyer seven days, excluding Saturdays, Sundays and legal holidays, after receiving the association’s documents to cancel. For contracts entered after December 31, 2024, the contract must also state whether the association is required to have a milestone inspection or a structural integrity reserve study, as we read the statute. For a Glencove sale, that statement is the written answer to this section, and the buyer should read it, not assume it.

What Should a Buyer Ask For?

Ask for any milestone inspection report and the county’s completion letter, any structural integrity reserve study or reserve schedule, the engineer’s findings behind the 2025 and 2026 repair notices, the roof age and the insurance certificate. If the seller says no inspection is required, ask which statute or county record supports it.

Selling at Glencove? Get a free Glencove home valuation or call Jesse direct at (239) 898-6072. Buying at Glencove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Hurricanes, Flood Zone and Insurance at Glencove

FEMA’s current flood map, effective February 8, 2024, puts all six Glencove building addresses we queried in Zone AE, a Special Flood Hazard Area in the coastal floodplain with a base flood elevation of 10 feet on the NAVD88 datum. A buyer should price flood insurance and ask for an elevation certificate before contracting.

What Does FEMA’s Map Show?

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at six building addresses on Glencove Drive, taken from Census geocoder coordinates for buildings spread across the neighborhood. All six returned Zone AE in the coastal floodplain, inside the Special Flood Hazard Area, with a static base flood elevation of 10 feet on the NAVD88 datum, on Flood Insurance Rate Map panel 12021C0383J, effective February 8, 2024. A lender will generally require flood insurance on a federally backed mortgage for a home in a Special Flood Hazard Area, and a buyer’s own comfort is a separate question.

What Do the 1987 Surveyors’ Certificates Say About Floor Heights?

The surveyors’ certificates recorded in 1987 for seven buildings give finish-floor elevations of 12.00 to 12.16 feet but do not state a datum, and the survey predates today’s map and datum. We therefore do not compare 12 feet with the 10-foot base flood elevation, and we do not claim that any home sits above or below it. An elevation certificate prepared today, for the specific building, answers the question.

What Is the Preliminary FEMA Map?

Collier County’s August 19, 2026 release says FEMA’s preliminary Flood Insurance Rate Map was released March 20, 2025, that an open house was held June 17, 2025, that a 90-day appeal period starts August 19, 2026, and that the target effective date is summer 2027, subject to change. A preliminary map is not in effect, and we do not state any new flood zone for Glencove. Check the address on FEMA’s Map Service Center, and ask an insurance agent how a change would affect a quote.

What Does the Association’s Insurance Show?

The association’s insurance certificate is not in the public record we could access, so we cannot state the carrier, the limits or the hurricane deductible. The declaration requires the association to insure the buildings at replacement value and to appraise them every 36 months. A buyer should ask for the certificate and the most recent appraisal, because the deductible is shared among owners through the association.

What Does an Owner’s Own Policy Need to Do?

The declaration requires owner liability coverage of at least $300,000, an HO-6 condominium policy and loss assessment coverage of at least $2,000. Homeowners policies do not cover flood, which is why Florida’s flood disclosure statute, Section 689.302, makes a seller give the buyer a flood disclosure at or before the time the sales contract is executed. Ask your agent for flood insurance, wind coverage and loss assessment quotes together.

How Did Glencove Fare in Recent Storms?

We found no Glencove-specific storm damage report for Hurricane Ian in 2022 or for the 2024 storms in the public documents. The repair notices described above began in December 2025, and the Foundation’s own Ian costs are in the fee section. Ask the association for its insurer’s loss history before you buy.

What Are the Storm Rules for Owners?

Hurricane shutters are the owner’s responsibility under the declaration, to a specification the Board sets, and balcony screens and railings are also the owner’s. Ask the association for the approved shutter model and color before you replace shutters.

Which Schools Serve Glencove?

Collier County Public Schools zones Glencove addresses to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, per the district’s address lookup on October 7, 2026, and the district’s 2021 to 2025 grade report shows an A in every year for all three. The zone lookup decides by address, so confirm before you rely on a school.

How Far Are the Schools?

By road from Glencove Drive, Sea Gate Elementary is 0.95 miles and about 2.9 minutes away, Pine Ridge Middle 2.04 miles and 4.8 minutes, and Barron Collier High 3.73 miles and 8.5 minutes, on our free-flow routing of October 7, 2026.

What Are the Name Traps?

The district’s grade report also lists an Avalon Elementary School, which has nothing to do with Avalon at Pelican Bay, and its grades of C, C, B, C and B are not those of any school that serves the neighborhood. Verify any school by address in the district’s zone lookup.

How Do I Check My Zone?

Use the district’s zone lookup at the link in our sources and enter the street address. Zones and capacities can change, and the district, not this page, is the authority.

County Permits, Design Review and Renovation Rules at Glencove

A Glencove renovation needs up to three approvals: the county’s building permit, the association’s written consent under the declaration, and the Foundation’s design review, which has moved online. The county’s permit history is searchable by address in its CityView portal, so this page does not list permits home by home.

What Approvals Does a Renovation Need?

The county requires a permit for work that needs one. The declaration requires the Board’s written consent for alterations and lets it ask for sealed plans, and an exterior change also needs the owner vote Article 11.9 provides for. The Foundation says design review applications now go through its HOALife portal. Start with the association, since its consent is the one that can stop a project.

Do Floors and Windows Need Approval?

Yes. Hard flooring in a home above the first floor requires the Board’s written approval and an approved sound-deadening installation, windows and sliding doors are the owner’s to replace subject to the Board’s rules, and shutters follow the Board’s specification.

How Do I Look Up a Permit?

Use the county’s CityView portal link in the sources and search by address. We do not publish permit details by unit.

What Is Being Built Near Glencove?

Collier County’s Vanderbilt Beach Road widening, from just east of US 41 to east of Goodlette-Frank Road, received notice to proceed in July 2026 as a roughly $28.4 million, two-year project, and Pelican Bay Community Park has reopened its courts after a sound-mitigation installation. We list only what a primary source confirms.

What Is the Vanderbilt Beach Road Widening?

The county’s July 6, 2026 release says the contractor will widen about 1.8 miles of Vanderbilt Beach Road from four to six lanes, mostly in the existing median, with intersection improvements at Strada Place and Goodlette-Frank Road and median changes at Bay Laurel Drive. Lane closures are planned between 9 a.m. and 3:30 p.m., Monday through Saturday, and in spring 2027 traffic drops to one lane each way for about two months between Strada Place and Goodlette-Frank Road. Glencove is at the southern end of Pelican Bay, so trips north toward Vanderbilt Beach Road, such as to Mercato or the Community Park, are the ones that may meet the work.

What Opened on the Vanderbilt Beach Road Extension?

Phase I of the Vanderbilt Beach Road Extension, seven miles from Collier Boulevard to 16th Street NE, opened to traffic on June 12, 2026, according to the county, and Phase II to Everglades Boulevard is in final design. The extension is a regional road project and not a Pelican Bay one.

What Is Happening at Pelican Bay Community Park?

Collier County’s park page says the park at 764 Vanderbilt Beach Road is open with a sound-mitigation system installed, lists 20 pickleball courts and six lighted clay tennis courts, and says the playground is closed until November 2026 for a replacement. The Foundation’s racquets center there is a member amenity of Pelican Bay.

What Is Planned Inside Glencove?

The recorded repair notices show stucco and wood beam work through September 2026. We found no public plan for further capital projects, and a buyer should ask the association what comes next and how it will be funded.

Daily Logistics at Glencove

From Glencove Drive, the Pelican Bay Community Center is 3.19 miles by road, Publix is 3.06 miles, Mercato is 3.43 miles, NCH North Naples Hospital is 5.37 miles, Fifth Avenue South is 6.14 miles and Southwest Florida International Airport is 27.78 miles, on our free-flow routing from the neighborhood’s center.

How Far Is Everything?

The routes use the open-source routing engine, averaged over six Census-geocoded points on Glencove Drive, free flow, on October 7, 2026. Season, tourist traffic and the Vanderbilt Beach Road work will lengthen them.

Where Is Glencove Inside Pelican Bay?

Glencove sits at the south end of Pelican Bay between Pelican Bay Boulevard and Crayton Road, on the Foundation’s map near Chanteclair, Glenview, Sanctuary and Lugano. That location explains why the Community Center is a drive rather than a walk and why the schools are so close.

Which ZIP Code and County Is Glencove In?

Glencove is on Glencove Drive, Naples, Florida 34108, in unincorporated Collier County. The county roll writes the street as Glencove Dr, and the association’s mailing address for notices is its manager’s office in Bonita Springs.

Where Do Guests Park?

The declaration gives each home one assigned covered space, leaves the remaining parking for general use and bars commercial vehicles, trucks, trailers, boats, campers, motorcycles and mopeds. The association may have guest-parking rules in its Board rules, which we could not read.

How Does Trash Work?

The recorded documents we read do not set trash-collection rules. The Board’s rules, available from the association, would; ask for them before you move in.

The Shared Driveway: Glencove’s Easement Agreement With Stratford and St. Simone

Glencove shares a recorded driveway easement with its neighbors The Stratford at Pelican Bay and St. Simone. A 1987 maintenance agreement sets a yearly budget for the landscaping and pavement on the shared drive, and a 2015 addendum records who pays for the neighbors’ later improvements. Ask the association for the current annual budget.

What Does the 1987 Agreement Say?

The Reciprocal Driveway Easement Maintenance Agreement, dated April 30, 1987 and recorded in Official Records Book 1267, page 1788, is among the developer Parker-Naples, Inc., Union Properties of Southwest Florida, Inc. and The Stratford at Pelican Bay Condominium Association. Each party granted the others a perpetual, non-exclusive easement for pedestrian and vehicular access over its part of the shared drive. The parties meet each October to set a maintenance budget for the landscaping and pavement, name one party as administrator and pay their proportionate shares in four equal installments in January, April, July and October. A budget passes by a majority of the parties, but any maintenance function costing more than $5,000 needs all of them.

What Did the 2015 Addendum Change?

An addendum signed in December 2014 and recorded on February 6, 2015 in Official Records Book 5118, page 2855 records that Glencove, Stratford and St. Simone Condominium Association agreed to let Stratford and St. Simone make improvements to the shared drive. Stratford may extend the driveway island by ten feet and add a sign, lighting, palms, plantings and a berm along the service drive to the Glencove exit driveway, and St. Simone may cut through the island.

Who Pays for the Improvements?

Under the addendum, Glencove has no liability for the cost of installing, maintaining, repairing or replacing those improvements, which are allocated entirely to Stratford and St. Simone. Glencove pays only its share of the cost the shared drive would have had if it were kept in its original condition. Stratford and St. Simone are responsible for obtaining the state, county and Foundation approvals and for indemnifying Glencove against any violation they cause.

Why Does This Matter to a Buyer?

It means part of the association’s budget goes to a shared drive that the association does not control alone, and that a decision above $5,000 needs the neighbors’ agreement. It is a small item on most budgets, and a buyer should ask where it appears in the association’s budget and whether any dispute is open.

How Does Glencove’s Exit Work?

The 2015 addendum refers to a Glencove exit driveway on the service drive. We did not map traffic patterns, and a buyer who cares about how the neighborhood is entered and exited should drive it in both directions at the hour that matters.

How Does Glencove Compare With Willow Brook, Laurel Oaks and the Rest of Pelican Bay’s Condominiums?

Among the eight neighborhoods in the table below, Glencove is the third smallest at 96 homes, built in 1987, with a 60-month median of $735,000 on 11 sales and a 12-month record of one sale. A buyer compares it with its neighbors by product, age and recent record, not by one median.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

The table uses the roster we built from county plats, Sunbiz records and the Southwest Florida MLS, with 12-month MLS closings counted over the window ending October 7, 2026. Any row with fewer than ten closings is a small sample. Glencove’s $735,000 sits between Willow Brook’s $712,500 and L’Ambiance’s $746,000, but it is one sale; the only comparison that holds up is the 60-month record of 11 sales.

The wider Pelican Bay guide places all of these neighborhoods inside the Pelican Bay Foundation, so they share the Foundation’s amenities and assessment; they differ in product, age, size and in what each neighborhood’s own association adds on top.

How Does Glencove Compare With Willow Brook?

Willow Brook at Pelican Bay is the closest in age and size: 112 garden condominiums in 14 low-rise buildings built in 1988, against Glencove’s 96 homes in twelve buildings built in 1987. Willow Brook recorded 4 closings in the 12 months at a $712,500 median, and 9 in 24 months at $675,000, both small samples. Willow Brook has the longer recent record; Glencove has the longer 60-month record we can read in detail.

How Does Glencove Compare With Serendipity?

Serendipity at Pelican Bay has 66 homes, two-story garden condominiums and garden residences, built 1985 to 1990. It recorded 6 closings in 12 months at a $690,000 median, and 7 in 24 months at $580,000, small samples. It is smaller than Glencove and is a good second look for a buyer whose search is a lower-priced Pelican Bay garden condominium.

How Does Glencove Compare With Laurel Oaks?

Laurel Oaks at Pelican Bay is 160 low-rise garden condominiums built in 1990 and 1991. It recorded 10 closings in 12 months at $652,500 and 12 in 24 months at $642,500, a deeper recent record than Glencove’s. A buyer who values being able to compare many recent sales will find more at Laurel Oaks; a buyer who prefers a smaller building and the 1987 vintage will look at Glencove.

How Does Glencove Compare With Avalon?

Avalon at Pelican Bay has 174 garden condominiums built 1992 to 1994, gated per the roster. It recorded 10 closings in 12 months at $589,500 and 17 in 24 months at $650,000. Avalon’s 12-month median is $145,500 below Glencove’s single sale, which says more about the one Glencove sale than about the two neighborhoods.

How Does Glencove Compare With Lugano, Sanctuary and Chanteclair Maisonettes?

Lugano at Pelican Bay has 71 homes, with four low-rise garden buildings and villas built 1985 to 1989, and 5 closings in 12 months at $895,000. Sanctuary at Pelican Bay has 72 homes in five buildings built 1982 to 1984, with 2 closings at $757,500 in 12 months and 5 at $650,000 in 24. Chanteclair Maisonettes at Pelican Bay has 40 homes in four buildings built in 1990, with 2 closings at $555,000. All are small samples.

How Does Glencove Compare With Pebble Creek?

Pebble Creek at Pelican Bay has 264 garden condominiums in 17 low-rise buildings built 1994 to 1996, with 8 closings in 12 months at $1,130,000 and 18 in 24 months at $1,160,000. Its median is well above Glencove’s, because the product and the setting differ, and the two should not be priced from each other.

How Do the Neighbors Stratford, St. Simone and Glenview Compare?

The Stratford at Pelican Bay is an 81-home, 22-story high-rise built 1983 to 1984, with 5 closings in 12 months at $1,250,000, and shares the driveway agreement described above. St. Simone at Pelican Bay has 36 low-rise garden condominiums built in 1990, with no closings in the 12 months and 3 in 24 months at $649,000, and also shares it. Glenview at Pelican Bay is the different building at the start of this page, a 118-unit life-care residence built in 1992.

Where Does Glencove’s Rival L’Ambiance Fit?

L’Ambiance at Pelican Bay is the buyer’s other mid-size, mid-price option: 188 garden and coach homes built 1995 to 1996 and gated, with 8 closings in 12 months at $746,000 and 32 in 60 months at $900,000. The next section sets the two side by side.

Looking at Glencove against its neighbors? Get a free Glencove home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Glencove vs L’Ambiance: Which Pelican Bay Condominium Fits You?

Glencove suits a buyer who wants a smaller 1987 building and a lower entry price and accepts that recent sales are few; L’Ambiance suits one who wants a newer, gated neighborhood with a deeper record. Glencove recorded 11 closings in 60 months at $735,000, and L’Ambiance 32 at $900,000.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Both neighborhoods’ figures come from the same Southwest Florida MLS pull of October 7, 2026 and the Collier County roll. With one closing in a year, Glencove’s 12-month median is a single sale and not a typical price; only the 60-month rows reach ten closings in both.

What Sold at L’Ambiance?

L’Ambiance recorded 8 closings in 12 months at $746,000, 14 in 24 months at $855,000 and 32 in 60 months at $900,000, with a 60-month range of $650,000 to $1,799,000. Its highest sales are larger homes than Glencove’s largest, so the useful comparison is by size, and L’Ambiance’s own page sets out its sales sale by sale.

How Do the Prices Compare Per Square Foot?

Over 60 months, Glencove’s median was $471 a square foot on 11 sales and L’Ambiance’s $499 on 32. The gap is 5.6 percent, and Glencove’s 1,450 square foot homes in 2022 and 2023 sold at $560 to $586 a square foot, above L’Ambiance’s 60-month median, while its 2025 and 2024 sales sold below it.

How Do They Compare on Speed of Sale?

Glencove’s 60-month median days on market is 14 and L’Ambiance’s is 28, but they are not the same story. Six of Glencove’s 11 sales closed within 30 days of listing, and two took 180 and 216 days, so the median hides a split between quick sales in 2021 to 2023 and slow ones since 2024.

How Do the Two Neighborhoods Differ in Structure?

L’Ambiance at Pelican Bay is a gated neighborhood of 188 homes in garden and coach products, with a deeper sales record. Glencove is one condominium of 96 homes in twelve buildings with one association, a 1987 declaration restated in 2013 and no public budget. We compare leasing and pet rules for L’Ambiance only on its own page, because each association’s documents control, and we recommend reading both sets before choosing.

Which Fits You?

Choose Glencove if you want a smaller 1987 building and a lower entry price and accept that one sale in the last year, and one active listing that has sat 173 days, make its current price harder to read. Choose L’Ambiance if you want a gated address, a larger home or a neighborhood with enough recent sales to compare.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price both neighborhoods from recorded sales.

Selling at Glencove? Get a free Glencove home valuation or call Jesse direct at (239) 898-6072. Choosing between the two? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Glencove

Owning at Glencove gives a buyer a Pelican Bay address in a smaller 1987 neighborhood with an entry price between $460,000 and $850,000 over five years, with the association maintaining roofs, exteriors and parking. The costs are a $15,000 Foundation charge to the buyer at resale, a three-lease cap, a two-pet limit and thin recent sales.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

What Are the Pros?

• Smaller neighborhood: 96 homes in twelve eight-home buildings, one association and one vote per home.
• Entry price: 60-month median of $735,000, with 5 of 11 sales under $700,000 and an active listing at $630,000.
• Association maintenance: exteriors, roofs, painting, parking, fire systems and balcony structure are the association’s under the declaration.
• Pelican Bay amenities: nearly three miles of beach, eight tram stations and the Foundation’s tennis, inside one address.
• Schools nearby: Sea Gate Elementary is under a mile away, and the district shows an A for all three schools that serve the neighborhood.
• No age restriction: the recorded declaration sets no age limit for occupants.

What Are the Cons?

• Resale charge: the $15,000 Foundation resale capital assessment, paid by the buyer, rising to $15,525 from October 1, 2027.
• Thin recent record: 1 closing in 12 months and 2 in 24, with the 2025 sale at $460,000 and the 2024 sale at 216 days on market showing a wide range.
• Rentals: three leases a year under the declaration, a 90-day minimum, and the Foundation’s own rule states two.
• Pets: two pets per home, with weight limits in rules we could not read.
• No public budget or reserve study: a buyer must get the association’s financials from the seller, and the repair notices recorded in 2025 and 2026 raise questions to ask.
• Flood zone: the six building addresses we queried are in Zone AE, so flood insurance is a cost to price.

What Should a Buyer Verify Before Contracting?

Check the rules against how you plan to use the home. Confirm the current assessment in writing, ask for the budget, the reserve schedule or waiver, the insurance certificate and the repair history, and read the seven-day review period under Section 718.503 before it closes. A buyer with a large dog, or a plan to rent the home for several months a year, should read the pet and leasing rules first.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we will walk you through every cost above before you decide.

Selling at Glencove? Get a free Glencove home valuation or call Jesse direct at (239) 898-6072. Buying at Glencove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Does It Cost to Sell a Glencove Home?

A seller at Glencove pays documentary stamp tax on the deed, the association’s and the Foundation’s estoppel certificates, a negotiated commission and any mortgage payoff, and in Collier County the buyer customarily pays the owner’s title policy, though the contract controls. At the 60-month median of $735,000 the deed tax alone is $5,145.

Data updated: October 2026 (Florida Department of Revenue rate; Southwest Florida MLS median, pulled October 7, 2026)

How Much Is the Deed Tax?

Florida’s documentary stamp tax on the deed is $0.70 per $100 of consideration, rounded up to the next $100, and a Collier seller customarily pays it. At $735,000 that is 7,350 units and $5,145; at the active listing’s $630,000 it is $4,410; and at the highest sale in the file, $850,000, it is $5,950.

What Does the Estoppel Certificate Cost?

Section 718.116 of the Florida Statutes caps the fee for a condominium estoppel certificate, which a Collier seller customarily pays. The statute’s long-standing caps are $250 for the standard certificate, $100 for delivery within three business days and $150 when the account is delinquent; as we read the state’s current adjusted caps they are $299, $119 and $179. We could not find Glencove’s own estoppel fee schedule in the public record, so ask the association’s manager for the current figure. The Foundation issues its own estoppel certificate, at $250 plus $100 to expedite.

Who Pays the Commission?

Commissions are negotiable and not set by law. Since the National Association of REALTORS settlement took effect on August 17, 2024, an offer of compensation to a buyer’s agent cannot be posted on the MLS, and a buyer’s agent needs a written agreement stating the compensation before touring a home. We put the listing commission and any buyer-side offer in writing before you sign.

Who Pays the Owner’s Title Policy?

In Collier County the buyer customarily selects the closing agent and pays for the owner’s title insurance policy, but nothing in the statutes requires it and the purchase contract controls. We do not count the owner’s policy as a seller cost on this page. The Foundation’s $15,000 resale capital assessment is also a buyer cost.

What Else Does a Glencove Seller Pay?

The Foundation charges a seller $500 if the owner’s member cards are not returned at closing, and the association may charge a transfer fee up to the legal maximum per applicant. Ask the association’s manager what it charges and who pays it under the contract, and put the answer in the contract.

How Are Taxes and Association Dues Prorated?

Florida property taxes are billed in November for the calendar year and paid in arrears, so a seller who closes before the bill is paid credits the buyer for the days the seller owned the home, usually estimated from the prior year’s bill. The quarterly assessment is prorated to the closing date in the same way, and the closing statement shows both lines.

Selling at Glencove? Get a free Glencove home valuation and we will build your net sheet before you list, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

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

If you’re searching for a Glencove listing agent, or thinking, ‘I need someone to sell my Glencove home…’, McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we price every Glencove listing against the sales of its own size and year, never against a Pelican Bay average.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Our credentials as a Glencove listing agent:

• 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

Recent Glencove sold-listing stats (last 12 months, October 7, 2025 to October 7, 2026, Southwest Florida MLS): 1 resale (n=1, a small sample), $735,000 in total volume, a $735,000 median price, 55 days on market and a 95.5 percent sale-to-list ratio. Over 60 months the record is 11 resales, a $735,000 median, 14 median days on market and a 95.5 percent median sale-to-list ratio. In the last 12 months Glencove has seen one resale; we do not publish a count of how many we represented, because the MLS pull records closings, not our listings, and we will tell you exactly what we have and have not closed in the neighborhood when you call.

What makes selling at Glencove different from selling a generic Naples condominium is that the home belongs to a 96-home association, and the buyer needs the Board’s approval. Under Article 19 the Board has 30 days to act on a complete file and may require a credit check, a background check and an interview, so a buyer who files late can push a closing past its contract date. The Foundation’s FY2027 schedule charges your buyer a $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, a cost your buyer weighs against your price. A lease cap of three a year, against two in the Foundation’s rule, narrows the investor pool. And with only eleven sales in five years, a buyer will test your price against each of them, so we put a home’s size, floor and condition beside the sale that most resembles it before we set the number.

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

Get a free Glencove home valuation priced against the sales of your own size and year, or see our Pelican Bay home valuation page for the community-wide picture. Call Jesse direct at (239) 898-6072, text or call.

We are building a dedicated seller page, sell my home in Glencove at Pelican Bay, and until it is live our Pelican Bay seller page covers the community-wide process.

How Do I Sell My Home at Glencove?

Start by requesting the association’s current document package and the Foundation’s estoppel certificate, then list at a price set against recorded sales of your own size and year. Once a contract is signed, the buyer files the association’s application with the executed contract, and the Board has 30 days to act.

How Long Does Glencove Take to Approve a Buyer?

The Board has 30 days to approve a sale after it receives the notice and a complete file. If the Board disapproves without good cause, the association has a further 30 days to produce a purchaser or buy the home. Plan a closing around 30 days from a complete file, and ask the manager how the Board schedules its decisions.

What Does a Glencove Buyer Pay to Apply?

The declaration sets the transfer fee at the maximum Florida law permits, per applicant, and the association’s packet is not public, so ask the manager for the current fee and put the answer in the contract. The buyer also pays the Foundation’s $15,000 resale capital assessment, and you pay the Foundation’s estoppel fee of $250, plus $100 to expedite.

Is a 1,450 Square Foot Home Priced Differently From a 1,521 Square Foot Home?

Yes, and a buyer will price them separately. The three 1,450 to 1,453 square foot sales in 2022 and 2023 had a $825,000 median, and the four 1,521 square foot sales from 2024 to 2026 had a $687,500 median. We price your home against sales of the same size and year, never against the neighborhood median.

Can an Investor Buy My Glencove Home?

An investor can buy, but cannot rent freely. The declaration allows three leases in a calendar year, for 90 days at the least or more than a year, with the Board’s approval each time, and the Foundation’s own rule states two a year, so the stricter limit governs in practice.

What Documents Must I Give a Glencove Buyer?

Section 718.503 of the Florida Statutes requires a seller to give the buyer the declaration, articles, bylaws, rules, the current budget and financial statement. The buyer may cancel within seven days, excluding weekends and holidays, after receipt, so assembling the file before listing helps.

Your Local Real Estate Experts

Glencove owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and they read Glencove’s recorded declarations, the Foundation’s published documents, the county’s records and every recorded Glencove sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Glencove guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004 and the team launched in October 2008, and both work the Pelican Bay and North Naples market that Glencove sits in.

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Glencove page the credential that matters more is narrower than any award: we tracked every qualified Glencove sale in the county’s recorded-sales file back to 1987, and in the last 12 months we tracked the one Glencove closing in the Southwest Florida MLS, along with the ten that came before it, before this guide was written.

What Our Clients Say

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

★★★★★ “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.” Sandra Decker, 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.” Charlie Carroll, verified Google review

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Glencove home? Get a free Glencove home valuation, or call Jesse direct at (239) 898-6072.

Buying at Glencove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Glencove, see our guide to Pelican Bay, our guide to L’Ambiance, our guide to Willow Brook and our Naples guide.

Frequently Asked Questions: Glencove Buyer Edition

These are the questions buyers ask most about Glencove at Pelican Bay, the 96-home garden condominium neighborhood on Glencove Drive in Naples, answered from the recorded declarations, the Pelican Bay Foundation’s published documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the source of each figure named.

What is Glencove at Pelican Bay?

Glencove at Pelican Bay is a condominium neighborhood of 96 homes in twelve eight-home buildings, built in 1987 on Glencove Drive inside Pelican Bay in Naples, governed by one association, Glencove in Pelican Bay Condominium Association, Inc.

Where is Glencove, and what are the addresses?

Glencove is on Glencove Drive, Naples, FL 34108, in unincorporated Collier County, with building street numbers from 5800 to 5818. The county roll writes the street as Glencove Dr, so search both spellings, and use the legal description to confirm the property.

How many homes are in Glencove?

There are 96, which the declaration and the Collier County Property Appraiser’s 2026 roll both show: 96 condominium parcels, each with one vote and a one-ninety-sixth share of the common expenses.

How big are the homes at Glencove?

The county roll shows 1,450 square feet on 48 homes, 1,521 on 24 and 1,561 on 24, a median of 1,485.5. The 1987 declaration describes homes of about 1,500 and about 1,650 square feet with some den layouts, and the MLS sizes on some sales run larger, so we name the source whenever we quote a size.

When was Glencove built?

Glencove was built in 1987. The declaration was recorded on June 3, 1987, the surveyors certified buildings from June to August 1987, and the county’s recorded-sales file shows 63 qualified sales in 1987.

How many stories are Glencove’s buildings?

The recorded declarations we read do not state it. They refer to homes above the first floor and to stairways, so the buildings have more than one level, and the Foundation calls the neighborhood low-rise. The exact count is on the recorded plat, which we could not retrieve, so ask the seller for it.

How much do Glencove homes sell for?

In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 11 closings (n=11) at a $735,000 median, from $460,000 to $850,000. The last 12 months hold 1 closing (a small sample) at $735,000.

What do Glencove homes sell for by size?

The three 1,450 to 1,453 square foot homes sold for a $825,000 median in 2022 and 2023, the four 1,521 square foot homes for $687,500 from 2024 to 2026, and four larger MLS-measured homes for $657,500 from 2021 to 2023. All three groups are small samples, and size and date overlap.

Is Glencove cheap for Pelican Bay?

Its 60-month median of $735,000 is below L’Ambiance’s $900,000 over the same window, and its single 12-month sale at $735,000 sits above Avalon’s 12-month median of $589,500 and Laurel Oaks’ $652,500. Entry price is only part of the cost, because the Foundation’s $15,000 resale charge and the association’s assessment come on top.

How fast do Glencove homes sell?

Over 60 months the median was 14 days on market (n=11), but six sales closed within 30 days of listing and two took 180 and 216 days. The quick ones came in 2021 to 2023; the three most recent sales took 55, 180 and 216 days.

How many Glencove homes are for sale right now?

On October 7, 2026 the Southwest Florida MLS showed one active Glencove listing, a two-bedroom-plus-den, two-bath home of 1,656 square feet at $630,000 after 173 days on market. Ask the listing agent whether the price has changed.

What are the HOA fees at Glencove?

The association’s own assessment is not public, so we do not print one; ask the seller for the current budget. The Foundation’s FY2027 assessment is $3,435 per unit, billed to the association for a condominium, and Collier County’s Pelican Bay Services Division line is $1,250.00 on the tax bill.

What does the Pelican Bay Foundation add?

Nearly three miles of beach, eight tram stations, 18 Har-Tru tennis courts at two locations, a Community Center and a fitness center, per the Foundation’s published pages. Its FY2027 assessment is $3,435 a unit: $2,180 operating, $497 reserve and $758 bulk media.

What is the resale capital assessment?

A $15,000 charge the buyer pays the Foundation for deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027, to $15,525. A current Pelican Bay member moving within the community may qualify for a one-time exemption with a $1,000 processing fee.

Is Glencove gated?

We could not verify that it is. The documents we read describe no gate, and the Foundation states Pelican Bay is not gated at the community level and its arterial roads are public. Ask the association in writing if a gate matters to you.

Is Glencove a 55+ community?

No. The recorded declaration contains no age restriction, and Article 24.5 states that nothing in it limits sale, lease or occupancy on the basis of race, creed, color, sex, religion, national origin, handicap or familial status.

Can I rent out a home at Glencove?

Yes, with limits. Leases must be in writing for the whole home, for 90 days or more than a year, no more than three times a calendar year, with the Board’s approval within 30 days. The Foundation’s 2019 rule says two leases a year, so the stricter limit governs in practice.

Can I use a Glencove home as a short-term rental?

No. The 90-day minimum, the bar on transient occupancy and the single-family use clause rule out nightly and weekly rentals, and the Foundation’s 2019 leasing amendment addresses short-term stays too.

What are the pet rules at Glencove?

No more than two commonly accepted household pets per home, meaning dogs, cats and pet birds, kept within the home and not allowed to roam free. The Board sets weight limits in rules we could not read, so ask for them in writing.

How does a buyer get approved at Glencove?

The buyer gives the Board notice with the executed contract, and the Board may require a credit check, a criminal background check, references and an interview. It has 30 days to act. Get the Board’s written approval before closing.

Can the board refuse a buyer?

Only for good cause as the declaration defines it, concerning the applicant’s conduct and financial record or a failure to supply information or fees. If the Board disapproves without good cause, the association must produce an approved buyer or buy the home itself within 30 days, or the sale is deemed approved.

Is Glencove in a flood zone?

FEMA’s current map, effective February 8, 2024, puts all six Glencove building addresses we queried in Zone AE, a Special Flood Hazard Area, with a base flood elevation of 10 feet on NAVD88. Price flood insurance before you contract and ask for a current elevation certificate.

What is the preliminary FEMA flood map?

A draft map FEMA released on March 20, 2025, with a 90-day appeal period that Collier County says starts August 19, 2026 and a target effective date of summer 2027, subject to change. It is not in effect, and we do not state a new zone for Glencove; check your address on FEMA’s Map Service Center.

Does Glencove need a milestone inspection or a structural reserve study?

Only if a building has three or more habitable stories. The declarations we read do not state the story count, and Collier County’s January 2026 milestone list has no Glencove row. The contract disclosure under Section 718.503 is the written answer, and a buyer should read it.

Have there been special assessments?

We found none recorded in the clerk’s index, but assessments need not be recorded, and the association’s minutes are not public. Ask the seller in writing about any levied or planned assessment, especially given the 2025 and 2026 repair notices.

What repair work has the association done recently?

Collier County’s recorded notices of commencement show a fence in February 2024, a concrete beam replacement in December 2025, balcony slab-edge concrete repairs in April and May 2026, and stucco and wood beam repairs in August and September 2026. Ask whether the work is complete and how it was funded.

What is near Glencove?

By road, Sea Gate Elementary is 0.95 miles away, Publix at 8855 Tamiami Trail North is 3.06 miles, the Pelican Bay Community Center is 3.19 miles, Mercato is 3.43 miles and NCH North Naples Hospital is 5.37 miles, on our free-flow routing of October 7, 2026.

Which schools serve Glencove?

Collier County Public Schools’ address lookup assigns Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, and the district’s 2021 to 2025 grade report shows an A in every year for all three. Confirm by address in the district’s lookup before relying on it.

Is Glencove the same as Glen Cove or Glenview?

No. Glen Cove, as two words, is a name used elsewhere, and Glenview at Pelican Bay is a separate 118-unit life-care residence built in 1992 and not a condominium. Use Glencove Drive and the condominium’s legal description to confirm.

How does Glencove compare with L’Ambiance?

L’Ambiance is a gated neighborhood of 188 garden and coach homes built 1995 to 1996, with 32 closings in 60 months at $900,000, against Glencove’s 96 homes, 1987 vintage and 11 closings at $735,000. The decision table above sets them side by side.

How does Glencove compare with Willow Brook?

Willow Brook at Pelican Bay has 112 low-rise garden condominiums built in 1988 and recorded 4 closings in 12 months at $712,500, a small sample, against Glencove’s one closing at $735,000. They are the closest pair by age and size.

What is the shared driveway agreement?

A recorded 1987 agreement, with a 2015 addendum, under which Glencove shares a perpetual access easement and a yearly landscaping and pavement budget with The Stratford and St. Simone. Under the addendum, Glencove does not pay for the neighbors’ improvements to the drive.

Can I install hard flooring in an upstairs home?

Only with the Board’s written approval and an approved sound-deadening installation, inspected before the hard flooring goes in. The declaration requires wall-to-wall carpeting above the first floor except in kitchens, baths, balconies, foyers and utility rooms.

Can I park more than one car?

Each home has one assigned covered parking space, and the remaining parking is general use. The declaration bars commercial vehicles, trucks, trailers, boats, campers, motorcycles and mopeds, so ask the association how guest and second-car parking works.

Can I put a For Sale sign on my home?

No. The declaration bars For Sale and For Rent signs anywhere on the condominium property. Open house signs follow the Board’s rules.

Does the Foundation approve a sale?

No. The Foundation states it requires no transfer approval and holds no right of first refusal, though a sub-association may require approval, and Glencove’s Board does. The Foundation’s steps are the estoppel certificate, the resale capital assessment and the member card process.

What should I ask before I contract for a Glencove home?

Ask for the current budget, reserve schedule or waiver, insurance certificate, rules and regulations, minutes for the last twelve months, the repair history, any engineer’s report and the story count. The seven-day review under Section 718.503 starts when you receive them.

Can I talk to McGreevy and Comisar before I decide to buy?

Yes, without obligation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the call costs nothing. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Frequently Asked Questions: Glencove Seller Edition

These are the questions sellers ask most about selling a home at Glencove at Pelican Bay, the 96-home garden condominium neighborhood on Glencove Drive in Naples, answered from the recorded declarations, the Pelican Bay Foundation’s published documents, Florida statutes, Collier County’s records and the Southwest Florida MLS, with the source of each figure named.

What is my Glencove home worth?

It depends on your home’s size, floor, condition and the date you sell. The 60-month median is $735,000 on 11 closings, with a range of $460,000 to $850,000. Get a free Glencove home valuation or call Jesse direct at (239) 898-6072.

How do you price a 1,450 square foot home against a 1,521 square foot home?

Separately, against sales of the same size and year. The three 1,450 to 1,453 square foot sales in 2022 and 2023 had a $825,000 median at $568 a square foot, and the four 1,521 square foot sales from 2024 to 2026 had a $687,500 median at $452. We do not price either from the neighborhood median.

What is the Glencove median sale price?

$735,000 over the 60 months to October 7, 2026 (n=11, from $460,000 to $850,000), and also $735,000 over the last 12 months, but that figure is a single sale and a small sample. The 24-month median is $597,500 (n=2) and the 36-month median $687,500 (n=4), both small samples.

Why is the last 12 months only one sale?

Because only one Glencove home closed between October 7, 2025 and October 7, 2026, on May 26, 2026. A single sale cannot show a market trend, so we lead with the 60-month window, the first with ten or more closings, and show the shorter windows as small samples.

How long does a Glencove home take to sell?

The 60-month median is 14 days on market (n=11), but six sales closed within 30 days and two took 180 and 216 days. The three most recent sales took 55, 180 and 216 days, so a seller should plan for a longer marketing period than the median suggests.

Should I price off the 12-month or the 60-month window?

Neither alone. The 12-month window is one sale, and the 60-month window mixes the strong 2022 and 2023 sales with the softer 2024 to 2026 ones. We price from the sales of your size and date, and show you the gap between the two stretches before you choose a number.

What does the buyer have to do to be approved?

Give the Board notice with the executed contract. The Board may require a credit history, criminal background check, references and an interview, and has 30 days to act. The association’s packet and fee are not public, so ask the manager for them when you sign a contract.

How long does buyer approval take at Glencove?

The Board has 30 days to act on a sale. If it disapproves without good cause, the association has a further 30 days to produce a purchaser or buy the home. Plan a closing around 30 days from a complete file, and have the buyer file the day the contract is signed.

What does a Glencove buyer pay to apply?

The declaration sets the transfer fee at the legal maximum per applicant, and the association’s packet is not public, so we do not print a number. Your buyer also pays the Foundation’s $15,000 resale capital assessment for deeds recorded on or after October 1, 2026.

What does the Foundation charge my buyer?

The $15,000 resale capital assessment, rising 3.5 percent a year from October 1, 2027, to $15,525. A buyer who is a current Pelican Bay member moving within the community may qualify for a one-time exemption with a $1,000 processing fee. The Foundation does not approve the sale.

What do I pay at closing?

Documentary stamp tax on the deed, the association’s and the Foundation’s estoppel certificates, any mortgage payoff, and a negotiated commission, plus prorated taxes and assessments. In Collier County the buyer customarily pays for the owner’s title policy, and the Foundation’s resale capital assessment is a buyer cost.

How much is the documentary stamp tax on my sale?

$0.70 per $100 of consideration, which is $5,145 at $735,000, $4,410 at $630,000 and $5,950 at $850,000. A Collier seller customarily pays it, and the contract controls.

Who pays for the owner’s title policy in Collier County?

The buyer customarily selects the closing agent and pays for the owner’s title policy, though nothing in the statutes requires it and the purchase contract controls. We do not list it as a seller cost.

What does an estoppel certificate cost?

The Foundation charges $250, plus $100 to expedite within three business days. For the association’s certificate, Section 718.116 caps the fee at $250, $100 and $150 in its long-standing terms, and $299, $119 and $179 as we read the state’s current adjusted caps. Ask the manager what Glencove’s association charges.

How is the commission set?

It is negotiated and not set by law. Since August 17, 2024 an offer of compensation to a buyer’s agent cannot be posted on the MLS, and a buyer’s agent needs a written agreement before touring. We put the listing commission and any buyer-side offer in writing before you sign.

Can I put a For Sale sign on my Glencove home?

No. Article 16.6 of the declaration bars For Sale and For Rent signs anywhere on the condominium property. Open house signs follow the Board’s rules, so your listing relies on the MLS, online marketing and appointments.

How do showings work at Glencove?

By appointment through the MLS, since signs are barred. We could not verify whether Glencove has a gate, so confirm with the association how visitors and agents enter, and whether the association needs notice of showings.

What documents must I give a Glencove buyer?

Section 718.503 requires you to give the buyer the declaration, articles, bylaws, rules, the current budget and financial statement. The buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, after receipt, so assemble the file before you list.

Do I have to give the buyer a flood disclosure?

Yes. Section 689.302 requires a flood disclosure at or before the time the sales contract is executed. The six Glencove building addresses we queried are in FEMA Zone AE, so expect buyers to ask about flood insurance and elevation.

Does my building need a milestone inspection before I sell?

Only if it has three or more habitable stories. The recorded declarations do not state Glencove’s story count and Collier County’s January 2026 milestone list has no Glencove row, so ask the association what its engineer or counsel says and put the answer in the disclosure.

What will a buyer ask about the insurance?

The carrier, limits and hurricane deductible on the association’s master policy, the date of the last replacement-value appraisal, which the declaration requires every 36 months, and what the buyer’s own policy costs for flood, wind and loss assessment. The certificate is not public, so request it from the association before you list.

What will a buyer ask about reserves?

Whether the association has a reserve schedule or has waived reserves by owner vote, what the repair projects in 2025 and 2026 cost and how they were funded, and whether any special assessment is planned. The recorded repair notices make these likely first questions.

Can an investor buy my Glencove home?

Yes, but cannot rent freely. The declaration allows three leases a year, for 90 days or more than a year, with Board approval each time, and the Foundation’s own rule states two. Investors price that in.

Can a buyer with a large dog buy my home?

Possibly. The declaration allows two household pets and leaves weight limits to the Board’s rules, which are not recorded. Get the current rules from the association and give them to the buyer early.

Do I owe the Foundation anything at closing?

Yes: the Foundation’s estoppel fee of $250, plus $100 to expedite, and $500 if the member cards are not returned at closing. Order the estoppel early. The resale capital assessment is the buyer’s cost.

What happens if my home is currently leased?

The lease continues unless it ends first, and the buyer should receive a copy. The Foundation deactivates the owner’s cards during a lease, and the declaration’s three-lease limit and 90-day minimum affect when a new tenant can move in.

How are taxes and assessments prorated?

Florida property taxes are paid in arrears, so a seller who closes before the bill is paid credits the buyer for the days the seller owned the home, usually from the prior year’s bill. The association’s quarterly assessment is prorated to the closing date.

Should I renovate before selling?

Often not. The 2024 to 2026 sales of the 1,521 square foot size range from $460,000 to $750,000, and the record does not show why. Any exterior or structural change needs the Board’s written approval, so ask before you start, and ask us to compare your home with the closest recorded sale first.

Can an entity or trust buy my home?

Yes, with a designated Primary Occupant under Article 19. The Board approves the entity and the occupant, and the declaration bars timeshare, fractional ownership and similar sharing. A buyer using an entity should file the occupant’s information with the application.

Will the repair work affect my sale?

Buyers will ask. The recorded notices show concrete beam, balcony slab-edge, stucco and wood beam repairs from December 2025 through September 2026. Have the facts ready: what was repaired, whether it is finished, how it was paid for and whether an engineer reviewed the buildings.

Do you publish what you have sold at Glencove?

Can I sell if I live out of state?

Yes. Much of the process can be handled remotely, but the buyer’s application, the Foundation’s estoppel and the return of member cards need coordination at closing.

What happens if the buyer skips the association’s approval?

An unauthorized transfer is voidable under Article 19.7, so do not close without the Board’s written approval. Put the approval deadline in the contract as a condition, and keep the buyer’s file moving.

Is the Glencove on my listing the same as Glen Cove or Glenview?

No. We title your listing with Glencove Drive in Naples and the Pelican Bay name, so it is not confused with Glen Cove elsewhere or with Glenview at Pelican Bay, a different 118-unit life-care residence.

Can I talk to McGreevy and Comisar before I decide to sell?

Yes, without obligation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the call costs nothing. Call Jesse direct at (239) 898-6072, and if you are also buying your next home, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Sources and Authoritative References

Every Glencove fact on this page comes from a recorded document filed with the Collier County Clerk, the Pelican Bay Foundation’s published documents, a Florida statute, a federal or Collier County record, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026. Glencove’s association publishes no website, budget or reserve study, so where the public record stops, the page says so.

The links are grouped by who issued them and numbered continuously. The MLS and the Property Appraiser’s bulk files are not linked because they are not public documents with a stable address.

Glencove Association Records, Recorded With the Collier County Clerk

1. Second Amended and Restated Declaration of Condominium of Glencove in Pelican Bay (recorded April 25, 2013)
2. Original Declaration of Condominium of Glencove in Pelican Bay (recorded June 3, 1987)
3. Amended and Restated Declaration (recorded December 6, 1994)
4. 1995 amendment on leasing
5. 1988 amendment
6. 1989 amendment
7. 1999 amendment to the Amended and Restated Bylaws
8. 2010 bylaws amendments
9. Certificate of Amendment to the Second Amended and Restated Bylaws (recorded March 5, 2026)
10. Surveyor’s certificate, Building 4 (1987)
11. Surveyor’s certificate, Buildings 7, 8 and 12 (1987)
12. Surveyor’s certificate recorded August 1987
13. Surveyor’s certificate recorded 1987, building elevations
14. Surveyor’s certificate, Buildings 9, 10 and 11 (1987)
15. Surveyor’s letter on the remaining buildings (1987)
16. Reciprocal Driveway Easement Maintenance Agreement (April 30, 1987)
17. Addendum to the Reciprocal Driveway Maintenance Agreement (recorded February 6, 2015)
18. Bill of Sale of fire suppression facilities (recorded September 10, 2008)
19. Notice of commencement, concrete beam replacement (December 24, 2025)
20. Notice of commencement, balcony slab-edge concrete repair (April 30, 2026)
21. Notice of commencement, balcony slab-edge concrete repair (May 8, 2026)
22. Notice of commencement, stucco and wood beam repairs (August 31, 2026)
23. Notice of commencement, fence (February 1, 2024)
24. Collier County Clerk of Courts, official records public access search
25. Florida Department of State, Division of Corporations (Sunbiz)

Pelican Bay Foundation

26. Information for realtors
27. Community map
28. Tram service
29. Beaches
30. Exclusive amenities
31. Racquets program
32. Community Center
33. Fitness center
34. Sandbar
35. Marker 36
36. Design review and covenants application
37. Realtor guest card request
38. FY2027 Approved Budget Package
39. Estoppel certificate, 2026 to 2027
40. Lease Application Packet, 2027
41. Resale capital exemption form
42. Rules and Regulations (December 12, 2024)
43. Second Amended and Restated Declaration
44. Declaration amendment on leasing (May 28, 2019)
45. Amended and Restated Bylaws
46. Pelican Bay planned unit development with ordinances
47. FY2024 audited financial statements

Florida Statutes and State Agencies

48. Section 553.899, mandatory structural inspections for condominium and cooperative buildings
49. Section 718.112, bylaws and structural integrity reserve studies
50. Section 718.116, assessments and estoppel certificates
51. Section 718.110, amendment of the declaration
52. Section 718.1255, dispute resolution
53. Section 718.503, developer and resale disclosure to buyers
54. Section 689.302, flood disclosure
55. Section 201.02, tax on deeds
56. Section 196.031, homestead exemption
57. Section 193.155, homestead assessments
58. Florida Department of Revenue, documentary stamp tax
59. Florida Department of Revenue, property tax information for taxpayers
60. Florida Department of Business and Professional Regulation, licensee search
61. Florida Department of Business and Professional Regulation, condominiums

Federal Records

62. FEMA, National Flood Hazard Layer
63. FEMA, Map Service Center
64. FloodSmart, National Flood Insurance Program
65. U.S. Census Bureau, geocoder

Collier County and the School District

66. Collier County, Pelican Bay Services Division
67. Collier County, Milestone Inspections
68. Collier County, milestone buildings by year (January 2026)
69. Collier County, proposed Flood Insurance Rate Map release (August 19, 2026)
70. Collier County, GMCD CityView permit locator
71. Collier County Tax Collector, property taxes
72. Collier County Public Schools, 2025 accountability brief and school grades
73. Collier County Public Schools, school zone lookup
74. Sea Gate Elementary School
75. NCH North Naples Hospital
76. Collier County, Vanderbilt Beach Road widening release (July 6, 2026)
77. Collier County, Vanderbilt Beach Road Extension Phase I release (June 2026)
78. Collier County Parks, Pelican Bay Community Park

Downloadable Documents

The Glencove documents below are official records, linked at the issuing clerk, foundation or legislature so you always open the current, unaltered copy. Glencove’s association does not publish its budget, reserve study or insurance certificate; request those from the association in writing and compare what you receive with the recorded documents here.

Market data from Southwest Florida MLS, pulled October 2026.

McGreevy and Comisar, Best Realtor for Glencove. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.