Glenmoor Greens I is 72 condominiums in three three-floor buildings on Eastham Way inside Glen Eagle, 71 with a golf membership, with every building's milestone inspection completed. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Glenmoor Greens I owners call first when they are ready to sell, and the team buyers call when they want the building-level record before they tour: which of the three buildings a unit sits in, what each of the seven floor plans has actually sold for, what the club and the condominium each charge, where the three buildings stand on Collier County’s milestone inspection roster, and what the recorded declaration says about leasing, pets and flooring. Glenmoor Greens I is a 72-residence condominium of three three-floor buildings inside the Glen Eagle Golf & Country Club community in Naples, Florida. It sits at the south end of Eastham Way between two lakes and the golf course, and on the five-year MLS record it is the lowest-priced way into a Glen Eagle golf membership.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008. This page is built from the recorded declaration of condominium and its 1996, 2002, 2003, 2008 and 2013 amendments, the notices of commencement recorded against the three buildings, Collier County’s live milestone inspection roster, the Florida condominium records and structural integrity reserve study reporting database, the Collier County tax roll (2026 preliminary, unit by unit), FEMA’s effective and preliminary flood maps queried building by building, the school district’s address lookup, the club’s 2026 Realtor’s Packet, and every Glenmoor Greens I closing in the Southwest Florida MLS for the last five years. Where the public record stops, we say so and name the document that answers the question.
If you own a Glenmoor Greens I condo and are weighing a sale, start with the market snapshot and the seller section. If you are buying, the plan-by-plan price record, the milestone record and the rule-by-rule detail below will tell you whether a Glenmoor Greens I unit fits before you drive through the Glen Eagle gate.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Glenmoor Greens I at Glen Eagle because the proof is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Glenmoor Greens I market read built on every closing of the last five years, split from its sister condominium address by address.
If you’re searching for the best realtor for Glenmoor Greens I in Glen Eagle Golf & Country Club, Naples, whether you’re ready to sell your Glenmoor Greens I home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Glenmoor Greens I track record: In the last 12 months Glenmoor Greens I has seen 4 resales in the Southwest Florida MLS (closings dated September 26, 2025 to September 26, 2026, pulled September 26, 2026): $299,000, $254,000, $210,000 and $260,000, for $1,023,000 in total sold volume. The highest-priced Glenmoor Greens I sale in that window was $299,000, a Building B unit on the second floor. Because four sales are too few for a reliable median, we also measure the full five years: 16 closings from October 2021 to July 2026 at a median $272,500, a median 12.5 days on market and an average 98.6% of list price. The MLS pull behind this page recorded list and sold prices, not the listing office on each closing, so we do not state a represented-sale count for Glenmoor Greens I here; ask us and we will walk you through all 16 closings one by one.
For Glenmoor Greens I sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Glenmoor Greens I we also build the paperwork file before the first showing: your building’s completed milestone inspection and its 2033 next-cycle date, the association’s estoppel and the club’s estoppel, your building’s zone on both FEMA maps, the leasing rule a buyer’s investor math depends on, and the flooring rule a buyer’s contractor will ask about. The seller who answers the milestone and structural reserve questions before a lender asks them is the seller who keeps the buyer.
For Glenmoor Greens I buyers: the first question is the building, because Building A is a different product from Buildings B and C: finished in 2002 with larger plans of 1,184 to 1,476 square feet, against the 1,091 to 1,284 square feet of the two 1990s buildings. The second is the floor, since these are three-floor buildings with common stairways. The third is the bill stack, from the club’s $8,031 golf dues to the association’s own budget. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Glenmoor Greens I address; we answer them below.
Honors and recognition:
Selling your Glenmoor Greens I home? Get a free Glenmoor Greens I home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Glenmoor Greens I? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.
Glenmoor Greens I at Glen Eagle in one screen: the count, the buildings, the price, the bill stack, the flood map and the milestone record, each figure sourced below in the section that proves it.
Living in Glenmoor Greens I at Glen Eagle means a two- or three-bedroom condominium in one of three three-floor buildings at the south end of Eastham Way, an assigned parking space under the carport, the condominium’s own pool and pool house between the buildings, and the full Glen Eagle club, from the par-70 course to the fitness center, attached to the home under the club’s recorded Declaration.
Glenmoor Greens I is one of fifteen neighborhood associations inside Glen Eagle Golf & Country Club and one of its smaller condominiums by count. Of Glen Eagle’s 1,234 homes, 72 are Glenmoor Greens I condominiums, according to the Collier County tax roll (2026 preliminary) and the Florida condominium records, which lists the condominium at 72 units. What follows is the day-to-day picture, drawn from the recorded documents and county records.
Glenmoor Greens I, a Condominium, is a Chapter 718 condominium of 72 units in three buildings, operated by Glenmoor Greens I, Inc., a Florida not-for-profit corporation filed on March 25, 1991. Its declaration was recorded on May 26, 1994 at Official Records Book 1951, Page 1309, and each unit owns a one seventy-second share of the common elements. It is not the same condominium as Glenmoor Greens II, the 84-unit condominium of two-story garage buildings that shares Eastham Way, even though the two appear under one name, “Glenmoor Greens”, in the Southwest Florida MLS.
Each Glenmoor Greens I building holds 24 homes on three residential floors of eight, numbered 101 to 108, 201 to 208 and 301 to 308 on the county roll. Buildings B and C, finished in 1994 and 1996, share one layout: the end homes (01 and 08) are the 1,284-square-foot plan, most interior homes are the 1,091-square-foot plan, and a handful of upper-floor middle homes are 1,176 square feet. Building A, finished in 2002 after a recorded 2002 amendment redrew its units, is larger throughout: 1,476-square-foot ends, 1,416-square-foot homes beside them, and 1,184- or 1,294-square-foot homes at the center of each floor. All three buildings appear on Collier County’s list of condominium buildings of three or more habitable stories.
The Glenmoor Greens condominiums line Eastham Way and Hingham Way on the east side of the Glen Eagle course, and Glenmoor Greens I takes the south end of that block: Building C at 1001 Eastham Way sits on a diagonal facing a lake and the fairway, Building B at 1051 runs north to south along the golf side, and Building A at 1100 runs east to west along the south edge. The pool house at 1097 Eastham Way sits between them. The two-story Glenmoor Greens II buildings begin just north of Building C, and the Chatham Square condominiums are across the fairway to the southwest.
The owners are mostly second-home and investor buyers. The Collier County tax roll (2026 preliminary) shows a homestead exemption on 16 of the 72 Glenmoor Greens I units, so about 22% are owner-occupied as a primary residence, the lowest share of the two Glenmoor Greens condominiums; all 72 tax bills mail to United States addresses. The same roll puts the median Glenmoor Greens I just value at $246,976, with a range of $205,289 to $304,776.
Daily life at Glenmoor Greens I is a golf-community routine at a condominium price: an assigned parking space under section 8 of the declaration, the condominium’s pool and pool house a short walk from every door, a short drive to the Glen Eagle clubhouse on Glen Eagle Boulevard, and Davis Boulevard shopping minutes past the gate. The club runs the golf course, clubhouse, dining room, fitness center, four Har-Tru tennis courts and a heated pool; the condominium runs the three buildings, the carports and its own pool.
Glenmoor Greens I condos have sold for a median $272,500 across 16 Southwest Florida MLS closings in the last five years, and for $210,000 to $299,000 in the four closings of the last twelve months. Three of those four closed below their final list price, and on September 26, 2026 one home was listed at $240,000 and one was pending at a $265,000 list price.
Data updated: September 2026
We tracked every one of the 16 Glenmoor Greens I closings in the Southwest Florida MLS from October 2021 to July 2026, plus the county’s recorded deeds for the same three buildings, and split them from Glenmoor Greens II address by address (the method is in the next section). Our window rule is simple: we report the shortest window that holds at least ten closings, and under ten we list the sales instead of quoting a median. At Glenmoor Greens I the 12-, 24- and 36-month windows hold 4, 5 and 9 closings, so the five-year window carries the headline figures and the last twelve months are listed one by one.
Four Glenmoor Greens I homes closed in the Southwest Florida MLS between September 26, 2025 and September 26, 2026. One sold at its full list price; the four averaged 96.3% of list and took a median 91.5 days on market.
Closed | Building | Plan (county roll) | Sold price | Days on market | Sold as % of final list |
|---|---|---|---|---|---|
March 6, 2026 | B, 1051 Eastham Way, unit 204 | 1,091 sq ft | $299,000 | 62 | 100.0% |
May 27, 2026 | A, 1100 Eastham Way, unit 305 | 1,294 sq ft | $254,000 | 75 | 97.7% |
July 24, 2026 | C, 1001 Eastham Way, unit 102 | 1,091 sq ft | $210,000 | 151 | 91.3% |
July 31, 2026 | C, 1001 Eastham Way, unit 201 | 1,284 sq ft end unit | $260,000 | 108 | 96.3% |
Source: Southwest Florida MLS, Residential, Development GLEN EAGLE, pulled September 26, 2026; plan sizes from the Collier County tax roll (2026 preliminary). The March 2026 listing gave its living area as 1,294 square feet; the county roll records unit B-204 as a 1,091-square-foot plan, and we use the county figure.
The county’s deed record agrees on the count. Counting the county’s qualified sales from August 29, 2025 to August 28, 2026 instead of MLS closings, Glenmoor Greens I recorded 2 qualified sales, at $299,000 and $254,000; the two July 2026 closings in Building C were on the roll without a qualification code yet when the county’s file was cut on August 29, 2026.
Window (to September 26, 2026) | Closings | Median | Range | Median days on market | Average sold-to-list | Closed at or above list |
|---|---|---|---|---|---|---|
12 months | 4 | listed above | $210,000 to $299,000 | 91.5 | 96.3% | 1 |
24 months | 5 | $260,000 | $210,000 to $329,800 | 108 | 95.4% | 1 |
36 months | 9 | $299,000 | $210,000 to $400,805 | 62 | 97.3% | 4 |
60 months | 16 | $272,500 | $210,000 to $400,805 | 12.5 | 98.6% | 9 |
Medians are the middle sale (for an even count, the mean of the middle two: $270,000 and $275,000 for the five-year figure); sold-to-list is the average of each sale’s own ratio. Total five-year sold volume was $4,507,105, and the median five-year price per square foot of MLS living area was $218.45. The top Glenmoor Greens I sale of the five years was $400,805, a 1,476-square-foot end unit on the ground floor of Building A in February 2024. One further 2021 Building B sale ($205,000, unit 103) was entered in the MLS after closing under a misspelled subdivision name, “Glenmare Greens”; it is not counted in the windows above.
Two Glenmoor Greens I homes were in the Southwest Florida MLS on September 26, 2026: unit 206 in Building C, a 1,091-square-foot two-bedroom plan, listed at $240,000 after 380 days on market, and unit 302 in Building A, a 1,416-square-foot two-bedroom-plus-den plan, pending with a contingency at a $265,000 list price after 106 days. Against 4 closings in twelve months, one active listing is about three months of supply.
Building decides price at Glenmoor Greens I more than any other feature, because Building A holds the larger plans. In the five-year MLS record Building A closed at $229,000 to $400,805 (the top sale was its 1,476-square-foot end unit), Building B at $220,000 to $350,000, and Building C at $210,000 to $370,000. The 1,284-square-foot end units in Buildings B and C closed at $275,000 (2021), $370,000 (2024) and $260,000 (2026); the 1,091-square-foot interior units at $210,000 to $350,000. Floor mattered less than timing: the top sales of 2024 were a ground-floor and a second-floor unit.
Glenmoor Greens I followed the Naples condominium cycle. The seven closings of late 2021 and early 2022 sold within two weeks of listing, most at or above list, at $220,000 to $276,500. Prices peaked in 2024, when three closings reached $350,000, $370,000 and $400,805. From 2025 on, sales took longer and closed lower: the 2025 closing was $329,800 after 162 days, and the four closings of 2026 sit between $210,000 and $299,000 at a median 91.5 days on market.
Glenmoor Greens I is Glen Eagle’s entry price. Across all 15 Glen Eagle neighborhoods the Southwest Florida MLS recorded 63 sales at a median $405,000 in the twelve months to September 24, 2026. Glenmoor Greens I’s own four sales in the same span all closed at $299,000 or less, and its five-year median of $272,500 sits below every other Glen Eagle condominium in the five-year MLS table, including its sister Glenmoor Greens II at $440,000 and Chatham Square II at $295,000. The comparable-subdivisions section below lays the full table out.
For buyers, 2026 is a buyer’s market at Glenmoor Greens I: three of four recent sales closed below list, the median sale of the last year sat three months, and one listing has been on the market more than a year. For sellers, the months from November to April bring the seasonal buyers who own most of Glenmoor Greens I, and a listing priced to the current ask and documented on the completed milestone inspection competes on the right terms. We tell both sides the same thing: the building file matters as much as the price.
Thinking about Glenmoor Greens I at Glen Eagle? Ask us for the building file before you tour: which building a unit is in, what its plan has sold for, what the 2023 milestone inspections found and when the next cycle is due. Buyers: call Marc at (239) 287-5873 or read how we represent buyers in Naples. Sellers: call Jesse direct at (239) 898-6072 or get a free Glenmoor Greens I home valuation.
Glenmoor Greens I and Glenmoor Greens II share one Southwest Florida MLS subdivision name, “GLENMOOR GREENS”, so a search for Glenmoor Greens returns both condominiums mixed together. We split every row by street number against the Collier County tax roll, where each Eastham Way and Hingham Way address carries its own condominium number and building letter.
The county roll is unambiguous. Every parcel at 1001, 1051 and 1100 Eastham Way belongs to Glenmoor Greens I (condominium 319900, 72 units), and every parcel at 880 to 994 Eastham Way and 963, 968 and 973 Hingham Way belongs to Glenmoor Greens II at Glen Eagle (condominium 320200, 84 units). Of the 29 GLENMOOR GREENS closings in the MLS over five years, 16 are Glenmoor Greens I, 12 are Glenmoor Greens II, and one, 6824 Sterling Greens Place unit 3403 in January 2022, is a Sterling Greens condominium entered under the wrong name.
Street address | Building | Condominium | Homes | Floors |
|---|---|---|---|---|
1051 Eastham Way | B | Glenmoor Greens I | 24 | three |
1001 Eastham Way | C | Glenmoor Greens I | 24 | three |
1100 Eastham Way | A | Glenmoor Greens I | 24 | three |
985, 975, 965, 955, 945, 935, 925 Eastham Way | D, E, F, G, H, I, J | Glenmoor Greens II | 4 or 8 each | two |
915, 905, 895, 885, 880, 890, 900 Eastham Way | K, L, M, N, P, Q, R | Glenmoor Greens II | 4 each | two |
963, 973, 968 Hingham Way; 994 Eastham Way | S, T, U, V | Glenmoor Greens II | 4 or 8 each | two |
Three shortcuts help. A Glenmoor Greens unit number in the 300s is always Glenmoor Greens I, since every Glenmoor Greens II building has two floors. An Eastham Way address above 1000 is Glenmoor Greens I. And a Glenmoor Greens listing with a garage is Glenmoor Greens II, whose declaration attaches one garage to every unit. Two MLS quirks to watch: one 2021 Building B sale was entered as “Glenmare Greens”, and several listings state a living area that differs from the county’s recorded plan; when they disagree, we go with the county.
Glenmoor Greens I was built by the Glenmoor developer companies in three stages over eight years: Building B in 1994, Building C in 1996 and Building A in 2002, inside the Embassy Woods Golf and Country Club at Bretonne Park community that was renamed Glen Eagle in 1998.
The community around Glenmoor Greens began in 1990 as Embassy Woods Golf and Country Club at Bretonne Park, with a Mark McCumber course that opened in 1991. The master association was renamed Glen Eagle Golf & Country Club, Inc. in amended and restated articles filed with the state on January 20, 1998, and the members elected an entirely owner-controlled board on August 2, 2004, according to the club’s own history and the articles of amendment filed that September. The Florida condominium records still list Glenmoor Greens I at “Embassy Woods Blvd E, Naples 33962”, the pre-rename street name and ZIP.
Glenmoor Building Corporation recorded the Glenmoor Greens I declaration on May 26, 1994 at Official Records Book 1951, Page 1309 (83 pages), and named Kraft Construction as the contractor for Buildings B and C in notices of commencement recorded from 1992 to 1995. It certified Building C complete in an April 1996 amendment. Building A came later: Glenmoor I Condo Building Corporation, with Avi Baron as president, recorded an April 2002 amendment redrawing the boundaries of units A-101 to A-308, and a February 2003 amendment certifying that Building A’s 24 units were complete. The Clerk’s index also shows lien contests and a bond claim between that developer and one of its Building A contractors, Platinum Coast Builders and Developers, from 2002 to 2007.
Collier County’s list of milestone buildings gives certificates of occupancy of May 10, 1994 for Building B, July 4, 1996 for Building C and December 20, 2002 for Building A; the county tax roll gives the same years built. Building A’s certificate came after the statewide Florida Building Code took effect on March 1, 2002; Buildings B and C predate it. Because Glen Eagle lies within three miles of saltwater, Buildings B and C reached the milestone law’s 25-year age in 2019 and 2021, and all three buildings carry 2023 milestone permit numbers and a completed first cycle on the county roster.
Glenmoor Greens I, Inc. was filed as a Florida not-for-profit corporation on March 25, 1991, the same day as Glenmoor Greens II, Inc. (document N42702), and has since been reinstated, according to the state corporate record read for our Glen Eagle guide on September 23, 2026; the state’s corporate site was down for maintenance when we rechecked on September 26, 2026. The Florida condominium records list it as project PR1S021697, 72 units.
Glenmoor Greens I has seven floor plans on the Collier County tax roll: three in Buildings B and C (1,091, 1,176 and 1,284 square feet) and four in Building A (1,184, 1,294, 1,416 and 1,476 square feet). Each building repeats its own layout floor by floor, so a buyer can identify the plan from the building letter and unit number.
Plan (county base area) | Building | Where in each building | Homes | How the MLS usually lists it |
|---|---|---|---|---|
1,091 sq ft | B and C | most interior positions, 02 to 07 | 30 | two bedrooms, two baths |
1,176 sq ft | B and C | upper-floor middle positions (B: 205, 304, 305; C: 204, 205, 304, 305) | 7 | two bedrooms, two baths |
1,284 sq ft | B and C | end positions 01 and 08 (Building B unit 108 is recorded at 1,091) | 11 | three bedrooms, two baths |
1,184 sq ft | A | ground-floor center, 104 and 105 | 2 | two bedrooms, two baths |
1,294 sq ft | A | upper-floor center, 204, 205, 304, 305 | 4 | two bedrooms, two baths |
1,416 sq ft | A | 02, 03, 06, 07 on every floor | 12 | two bedrooms plus den, two baths |
1,476 sq ft | A | end positions 01 and 08 on every floor | 6 | three bedrooms, two baths |
Plan sizes and positions are from the Collier County tax roll (2026 preliminary), unit by unit; bedroom counts are from the MLS listings and vary with how each owner describes the third room. Building B carries 16 of the 1,091-square-foot homes and Building C 14; the counts above total the 72 units.
The declaration designates one parking space per unit as a limited common element for that unit’s exclusive use. The spaces sit under long carports beside each building: notices of commencement show carports for Building C in 1995, “Carports 1-24” for Building A in 2003, and a 2018 notice for replacing the Building C carports after damage from Hurricane Irma. There are no garages at Glenmoor Greens I; that is the clearest physical difference from Glenmoor Greens II.
Building C looks over a lake and the fairway on its long side; Building B faces the golf side and the pool; Building A faces south over the course edge and north over the parking court. Ground-floor homes step out to the lawn; third-floor homes have the longest views and the most stairs. Each floor above the ground is reached by the common stairways the declaration requires owners to keep clear.
A Glenmoor Greens I condo comes with two layers of amenities: the unit, its assigned parking space and the condominium’s own pool and pool house from Glenmoor Greens I, Inc., and the full Glen Eagle club, including golf, from the membership the club’s recorded Declaration exhibit attaches to 71 of the 72 units.
Layer | Who runs it | What it covers for a Glenmoor Greens I owner | Recorded source |
|---|---|---|---|
The unit | The owner | Interior, floor coverings, screens, doors, windows and the unit’s own air conditioning equipment, cleaning and painting of the lanai | Declaration, sections 8 and 11 |
The condominium | Glenmoor Greens I, Inc. | The common elements of the three buildings, including the common stairways and hallways, the carports and parking, and the pool, pool house and grounds at 1097 Eastham Way | Declaration, sections 8 and 11; recorded notices of commencement |
The club | Glen Eagle Golf & Country Club, Inc. | Golf course, clubhouse, dining, fitness center, club tennis courts and pool, gatehouse and private roads | Club declaration and 2026 Realtor’s Packet |
Unlike the Chatham Square and Sterling condominiums, Glenmoor Greens I shares no “commons” association with a neighbor: its pool belongs to the condominium alone, and there is no third layer of assessment between the condominium and the club.
The pool house sits at 1097 Eastham Way, between the three buildings. A 2012 notice of commencement recorded work to “extend pool patio, add shade cover and add small addition to pool house” by Tri-Town Construction, and the association replaced the fence around the common area in 2013, under notices of termination that describe the property as 1097 Eastham Way. The 2023 federal aerial image shows the pool and deck with a fenced court beside them. The declaration bars owners who lease their unit from using the recreation facilities while a tenant is in residence.
Golf is attached to 71 of the 72 Glenmoor Greens I units. The club’s recorded “Designation of Membership” exhibit, in the 2015 Amended and Restated Master Declaration and Bylaws, lists Glenmoor Greens I at 71 golf and 1 social membership. A golf membership covers the par-70, 18-hole Mark McCumber course that opened in 1991, with cart fees of $26.50 per 18 holes in 2026; a social membership covers every non-golf facility and golf from May through October. The membership belongs to the unit and cannot be bought, sold or upgraded separately, according to the club’s 2026 Realtor’s Packet.
The Glen Eagle clubhouse holds a dining room, private dining room, lanai, the 19th Hole lounge, a fitness center, billiard and card rooms, a meeting room and an activities center, and the club adds four lighted Har-Tru tennis courts and a heated pool, according to the club’s amenities page and its 2026 packet. Every Glenmoor Greens I owner pays a $600 annual food and beverage minimum. There is no marina or beach club inside Glen Eagle; East Naples Community Park, home of the US Open Pickleball Championships, is the nearest large pickleball venue.
Glenmoor Greens I owners pay three recurring bills: Glen Eagle club dues of $8,031 a year for the 71 golf units in 2026, the Glenmoor Greens I association’s own assessment for the buildings, pool and reserves, and the club’s $600 food and beverage minimum. The condominium’s budget and assessment are not published.
Bill | Amount | How often | Source |
|---|---|---|---|
Glen Eagle golf membership dues | $8,031 a year (2026) | half on January 1, half on July 1 | Club 2026 Realtor’s Packet |
Glen Eagle social membership dues (one unit) | $5,402 a year (2026) | half on January 1, half on July 1 | Club 2026 Realtor’s Packet |
Club food and beverage minimum | $600 a year | calendar year, not prepaid | Club 2026 Realtor’s Packet |
Glenmoor Greens I condominium assessment | not published; set in the association’s annual budget, each unit paying a one seventy-second share | as the board sets it | Declaration, sections 6.1 and 10 |
Property taxes | millage code 266, 10.6058 mills in 2025; the county’s 2026 preliminary roll computes a median of about $2,419 per Glenmoor Greens I unit | annual | Collier County Tax Collector and tax roll |
Community development district | none | none | County CDD layer and state special district list |
The club’s dues nearly doubled over ten years: golf dues were $4,078 in 2016 and are $8,031 in 2026, according to the club’s archived 2016 Sale Information Packet and its 2026 packet. The condominium’s own budget, reserve schedule and any special assessment are held by the association’s manager and are not public; a buyer under contract receives them with the resale disclosure documents Florida law requires.
Cost at closing | Amount | Paid by | Source |
|---|---|---|---|
Club Resale Capital Contribution (golf unit) | $9,000 | buyer | Club declaration Article 11.12(B); 2026 packet |
Club Resale Capital Contribution, buyer already a Glen Eagle owner | $4,500 (golf) | buyer | 2026 packet |
Club transfer fee | $425 (golf), $350 (social) | per contract | 2026 packet |
Club estoppel certificate | $299, or $399 if needed in under five business days | per contract | 2026 packet |
Association estoppel and application fees | set by the association within Florida’s statutory caps | per contract | Florida Statutes sections 718.116 and 718.112 |
Any association capital or working capital charge | ask for it on the estoppel; none is fixed in the recorded declaration we read | per the association | Association estoppel certificate |
A buyer of a golf unit therefore brings $9,000 to the club at closing on top of the price, before the estoppel and transfer fees.
Fees are where Glenmoor Greens I buyers most often get surprised. Selling a Glenmoor Greens I condo? Get a free Glenmoor Greens I home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Glenmoor Greens I is governed by three layers: its own condominium association, Glenmoor Greens I, Inc., under Chapter 718; the Glen Eagle master association and club under Chapter 720; and Collier County for building safety, including the milestone inspection program that covers all three of its buildings.
Glenmoor Greens I, Inc. is a Florida not-for-profit corporation (document N42702). The Florida condominium records list it as the managing entity of Glenmoor Greens I, a Condo (project PR1S021697, 72 units), at 6704 Lone Oak Boulevard, Naples, in the state’s condominium public records extract read September 26, 2026. The club’s 2026 packet lists Guardian Property as the manager for Glenmoor Greens I, and the association’s recorded notices since 2012 name Guardian Property Management as its agent.
Glen Eagle Golf & Country Club, Inc. is both the master homeowners’ association and the club, owned by the 1,234 Glen Eagle homeowners (document N39323). Every Glenmoor Greens I owner is a member of both the master association and the condominium association, and the club’s packet notes that neighborhood rules “could have more strict rules than the Master Association, however, they can never have less strict rules.”
The Clerk’s records show one recent lawsuit naming the association: Cypress Property and Casualty Insurance Company sued Guardian Property Management, Glenmoor Greens I, Inc. and a services company in Collier circuit court in 2023 (case 11-2023-CA-003163), and the court approved a settlement and dismissed the case without prejudice in July 2025. The recorded order does not state the nature of the claim; a buyer’s attorney can read the court file and ask the association whether anything remains open.
The Glenmoor Greens I declaration of condominium was recorded in 1994 and amended by the developer in 1996, 2002 and 2003 and by the owners in 2008 and 2013, and it sets rules on leasing, guests, pets and flooring that are typical of a Naples golf-community condominium of its era. The recorded instruments and their key sections are summarized below; the full text is public at the Collier Clerk.
Instrument | Recorded | What it does |
|---|---|---|
May 26, 1994, OR 1951 PG 1309 | Creates the condominium (83 pages) and its rules | |
April 10, 1996, OR 2169 PG 632 | Certifies Building C substantially complete | |
April 26, 2002, OR 3026 PG 324 | Redraws units A-101 to A-308 | |
February 4, 2003, OR 3211 PG 2415 | Certifies Building A complete | |
March 7, 2008, OR 4336 PG 3264 | Cuts the longest lease from one year to six months | |
May 18, 2013, OR 4922 PG 1390 | Updates required and optional association insurance |
Section 14 of the declaration requires the board’s prior written approval of any sale or gift, and of occupancy by an heir or anyone else who takes title, “to maintain a community of congenial, financially responsible residents”. Co-owners other than a married couple, and a trust, corporation or other entity, must designate one approved natural person as the “primary occupant”, and only one change of primary occupant is approved in any twelve months. The board may delegate approvals to a committee of at least three members during the months when many owners are away.
All units above the ground floor must keep wall-to-wall carpet, except in kitchens, bathrooms, porches or lanais and foyers; a substitute floor covering with “substantially equivalent sound-deadening qualities” needs the board’s prior written approval. Window coverings visible from outside must be white or off-white. Any exterior change, including a shutter or awning on a porch or balcony, needs the board’s prior written consent, and no porch may be carpeted, covered or enclosed without it.
Section 12.8 of the declaration bars any unit owner other than the developer from posting a sign anywhere on the condominium property, so a Glenmoor Greens I listing is marketed without a yard or window sign. The club’s 2026 packet sets out the Glen Eagle open-house procedure.
No. Section 12.5 of the Glenmoor Greens I declaration says plainly that “there are no age restrictions for owner/occupants of units or family members permanently residing”, so Glenmoor Greens I is an all-ages condominium, not a 55-and-over community under the federal Housing for Older Persons Act. Occupants under 18 must be closely supervised by an adult. In practice most owners are retirees and seasonal residents, but a buyer of any age can purchase and live there.
Yes, with limits: a Glenmoor Greens I owner may lease the whole unit, with the board’s approval, for at least 30 days and no more than six months, and the association approves no more than four leases of a unit in any year. Annual leases are not allowed, so Glenmoor Greens I suits seasonal renting rather than a year-round tenant.
The rule set fits a winter season: a three- or four-month lease from January to April, perhaps a second shorter lease, and the unit’s owner back in residence or the unit closed for summer. Club rental rules add their own fees for tenants who golf. An investor looking for a twelve-month tenant should look elsewhere; a buyer who wants to offset carrying costs with a winter rental can, within the four-lease cap.
A Glenmoor Greens I owner may keep one small pet of a normal domesticated household type, such as a cat or a dog weighing no more than 30 pounds, under section 12.6 of the declaration. The pet must be leashed or carried outside the unit, no pets may stay in a unit when the owner is not in residence, tenants may not keep pets at all, and the board may order the removal of a pet that becomes a nuisance. Reptiles, amphibians and livestock are barred.
Glenmoor Greens I is the only Glenmoor Greens condominium subject to Florida’s milestone inspection and structural integrity reserve study laws, because its three buildings have three habitable stories. All three show “Milestone Completed” on Collier County’s roster with the next inspection cycle in 2033, and the condominium appears in the state’s structural integrity reserve study reporting database.
Florida’s milestone law, section 553.899 of the Florida Statutes, requires condominium buildings of three or more habitable stories to be inspected by an engineer or architect when they reach 30 years of age, or 25 years if they are within three miles of saltwater, and every ten years after. Glen Eagle is inside Collier County’s three-mile saltwater line, so the 25-year clock applies. The county runs the program through its milestone inspection office.
Building | Address | County milestone record | Status on September 26, 2026 | Next inspection cycle | Certificate of occupancy |
|---|---|---|---|---|---|
B | 1051 Eastham Way | PL20230005855 | Milestone Completed, Cycle Completed | 2033 | May 10, 1994 |
C | 1001 Eastham Way | PL20230006379 | Milestone Completed, Cycle Completed | 2033 | July 4, 1996 |
A | 1100 Eastham Way | PL20230006699 | Milestone Completed, Cycle Completed | 2033 | December 20, 2002 |
Source: Collier County MilestoneMap service, queried for every Glenmoor, Eastham Way and Hingham Way record on September 26, 2026 (three records returned, all Glenmoor Greens I), and the county’s milestone buildings by year list for the certificate dates. No Glenmoor Greens II building appears, because its buildings have two stories.
“Milestone Completed” means the county has closed the building’s inspection record for this cycle: a Phase 1 visual inspection, and a Phase 2 inspection with any required repairs if Phase 1 found substantial structural deterioration. The county roster does not say whether Phase 2 was needed at Glenmoor Greens I, and the engineer’s reports are filed in each building’s record on the county’s GMCD public portal. A buyer’s first request should be the three reports; a seller’s best preparation is to have them in the listing file. For comparison, four of the five Chatham Square II buildings across the fairway show as delinquent on the same roster.
Florida law requires a structural integrity reserve study for every condominium building of three or more habitable stories, under section 718.112 of the Florida Statutes as amended by HB 913 in 2025, with the first study for existing owner-controlled associations due by December 31, 2025. Glenmoor Greens I appears in the state’s SIRS reporting database for submissions made before July 2025, as “Glenmoor Greens I, a Condo” (ID 263987), read on September 26, 2026; it did not appear in the visible rows of the database for submissions from July 2025 on. The study itself is an association record, not published online.
Because Glenmoor Greens I must obtain a structural integrity reserve study, its members cannot vote to waive or reduce reserves for the study’s items (roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, and other items over the statutory threshold), under section 718.112(2)(f). That makes the reserve line in the Glenmoor Greens I budget a real number, and it is the first line a buyer should read in the resale package. It is also why the budget of a three-story condominium can move differently from that of its two-story sister next door.
A buyer of a Glenmoor Greens I resale is entitled to the declaration, bylaws, rules, the current budget and financial statement, and, for a building subject to the law, a copy of the most recent structural integrity reserve study and the milestone inspection summary, under section 718.503 of the Florida Statutes. Under HB 913 the buyer’s rescission period after receiving those documents is seven days. A 72-unit association with 25 or more units must also post its official records on a website or app, under section 718.111(12)(g).
The milestone record is the first thing we put in a Glenmoor Greens I listing file. Selling a Glenmoor Greens I condo? Get a free Glenmoor Greens I home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
The notices of commencement recorded against Glenmoor Greens I show a condominium that has kept up its shared facilities and buildings: pool and pool-house work in 2012, a common-area fence in 2013, carport replacement after Hurricane Irma in 2018, and a fire alarm upgrade at Building B in 2026.
Recorded | Work | Contractor | Record |
|---|---|---|---|
September 26, 2012 | Extend pool patio, add shade cover, small addition to pool house | Tri-Town Construction | |
September 26, 2013 | Common area fence replacement, 1097 Eastham Way (notices of termination) | Tri-Town Construction | |
September 21, 2018 | Two notices filed by the association | 3G Home Exteriors | |
November 15, 2018 | Building C carport replacement, “Irma damage” | 3G Home Exteriors | |
March 6, 2026 | Building B fire alarm modification and upgrade | Signature Fire and Security |
Construction-era notices show Kraft Construction on Buildings B and C (1992 to 1995), A. Baron Construction and Platinum Coast Builders on Building A (2002), and Freedom Screening on the Building A carports (2003). We found no recorded notice for a roof replacement under the association’s name; the roof ages are a question for the manager and the structural integrity reserve study.
Glenmoor Greens I’s three buildings are in FEMA Zone X, outside the high-risk flood zone, on both the effective 2024 flood map and the preliminary map now in its appeal period, and the condominium is in Collier County evacuation Zone C. Buildings B and C predate Florida’s statewide building code; Building A was finished after it.
Building | Effective FEMA zone (panel 12021C0413J, effective February 8, 2024) | Preliminary FEMA zone (issued March 20, 2025) |
|---|---|---|
B, 1051 Eastham Way | X, minimal flood hazard | X, minimal flood hazard |
C, 1001 Eastham Way | X, minimal flood hazard | X, 0.2% annual chance (shaded X) |
A, 1100 Eastham Way | X, 0.2% annual chance (shaded X) | X, 0.2% annual chance (shaded X) |
Pool house, 1097 Eastham Way | X, 0.2% annual chance (shaded X) | X, 0.2% annual chance (shaded X) |
Source: FEMA National Flood Hazard Layer and FEMA preliminary flood hazard data, queried at each building’s county address points on September 26, 2026. One county structure point at 1091 Eastham Way, at the lake edge, falls in a Zone AE strip on the effective map and in shaded X on the preliminary map; no Glenmoor Greens I residential building point does. Collier County opened the appeal period on the preliminary maps on August 19, 2026 and expects them to take effect in summer 2027, per the county’s August 2026 release.
Glenmoor Greens I is in evacuation Zone C on Collier County’s hurricane evacuation zone layer, queried at all three buildings on September 26, 2026. Hurricane Ian’s peak storm tide in Naples Bay was about 7.1 feet, according to the National Hurricane Center’s Ian report, and the ground at Glen Eagle homes sits at roughly 10.6 to 12.3 feet on the USGS elevation data our Glen Eagle research sampled. The recorded storm damage we found at Glenmoor Greens I is wind damage: a 2018 notice of commencement recorded the replacement of the Building C carports for damage from Hurricane Irma. We found no public report of storm-surge flooding at the Glenmoor Greens buildings in Irma, Ian, Helene or Milton.
Buildings B and C were finished in 1994 and 1996, before the statewide Florida Building Code took effect on March 1, 2002; Building A received its certificate of occupancy on December 20, 2002, after it. The association insures the buildings under its master policy (the 2013 amendment requires property coverage including windstorm, and lists leakage, seepage and wind-driven rain among optional coverages), under section 718.111 of the Florida Statutes; owners carry an HO-6 policy for the interior, finishes and contents. A wind mitigation report on the unit’s openings can lower an owner’s HO-6 premium. Because the buildings are in Zone X, flood insurance is optional for most lenders; Citizens Property Insurance is phasing in a requirement that its policyholders carry flood coverage, under its flood rules, so an owner insured through Citizens should check the date that applies to the unit.
Every Glenmoor Greens I address is zoned to Calusa Park Elementary, East Naples Middle and Lely High School for the 2026-27 school year, according to the Collier County Public Schools address lookup queried for 1051 and 1100 Eastham Way on September 26, 2026.
School | Grades | Address | 2026 state grade |
|---|---|---|---|
K to 5 | 4600 Santa Barbara Blvd | A | |
6 to 8 | 4100 Estey Ave | A | |
9 to 12 | 1 Lely High School Blvd | B |
Grades are from the district’s 2026 Accountability Brief, dated July 1, 2026. Private options within a short drive include Seacrest Country Day School, St. John Neumann Catholic High School and the Community School of Naples.
The largest project near Glenmoor Greens I is Vitano, a proposed community of about 622 homes and a Whole Foods Market on 82 acres at the southeast corner of Davis Boulevard and Santa Barbara Boulevard, roughly half a mile from Glen Eagle. Road work on Davis Boulevard and at the I-75 and Collier Boulevard interchange is also planned or under way.
Daily logistics at Glenmoor Greens I run through two sets of rules: the club’s gate and vehicle rules for Glen Eagle as a whole, and the Glenmoor Greens I condominium’s own rules for the three buildings, the common stairways, the carports, guests and the pool.
Topic | How it works at Glenmoor Greens I | Source |
|---|---|---|
Gate | Staffed gatehouse at the Glen Eagle Boulevard entrance on Davis Boulevard; the club bars posting its gate codes | Club 2026 packet |
Parking | One assigned parking space per unit, under the carports | Declaration, section 8 |
Vehicles | The master association bars boats, trailers, campers, motor homes, pickup trucks and commercial vehicles unless garaged (SUVs exempt) | Club disclosure summary, item 11 |
Golf carts | No owner may keep a private golf cart in any Glen Eagle neighborhood | Club declaration, section 7 |
Pets | One small dog or cat of 30 pounds or less, owners only, and only while the owner is in residence | Declaration, section 12.6 |
Guests while away | First-degree family up to 30 days, four times a year; other guests up to four people, two weeks, three times a year | Declaration, section 12.2 |
Common areas | Hallways, stairways and walkways kept clear; window coverings white or off-white | Declaration, section 11 |
Taxes | Collier County, millage code 266; no community development district | Collier County Tax Collector |
Manager | Guardian Property | Club 2026 packet |
From the Glen Eagle entrance on Davis Boulevard, Fifth Avenue South in downtown Naples is about 4.9 miles and 11 minutes, Naples Airport about 3.7 miles and 9 minutes, the I-75 interchanges at exits 101 and 105 about 3.6 miles and 8 minutes, and Southwest Florida International Airport about 30 miles and 40 minutes, by free-flow road routing measured for our Glen Eagle guide. The nearest supermarkets are the Publix stores at Kings Lake Square and Berkshire Commons, two to three minutes from the gate, and NCH Baker Hospital is about 5.8 road miles away.
Glenmoor Greens I is the lowest-priced condominium in Glen Eagle on a five-year Southwest Florida MLS median: $272,500 across 16 closings, against $295,000 to $440,000 for the other condominium neighborhoods. It is also one of only three Glen Eagle condominium groups with buildings of three or more floors, and the only one whose every building shows a completed milestone inspection.
The yardstick below is the same for every row: Southwest Florida MLS closings from September 27, 2021 to September 26, 2026, pulled September 26, 2026, with Glenmoor Greens and Chatham Square each split into their two condominiums by address. Milestone status is from Collier County’s roster on the same day.
Glen Eagle condominium | Homes | Floors | 5-year MLS closings | 5-year median | Median days on market | Average sold-to-list | County milestone status |
|---|---|---|---|---|---|---|---|
Glenmoor Greens I | 72 | three | 16 | $272,500 | 12.5 | 98.6% | all 3 completed (next 2033) |
84 | two | 12 | $440,000 | 44 | 97.0% | not listed (two floors) | |
120 | three | 13 | $295,000 | 83 | 96.1% | 1 completed (next 2035), 4 delinquent | |
96 | two | 22 | $360,000 | 19 | 97.0% | not listed (two floors) | |
120 | not on roster | 31 | $364,000 | 15 | 99.4% | not listed | |
95 | three to four | 25 | $365,000 | 31 | 97.7% | open, not yet due (2028 to 2029) | |
132 | not on roster | 29 | $422,500 and $430,000 | 6 and 25 | 99.2% and 97.0% | not listed |
Sterling Lakes figures are shown separately for the two MLS names, “STERLING LAKES” (14 closings) and “STERLING LAKES II” (15 closings). Sterling Greens is shown under its own MLS name; the one 2022 Sterling Greens sale entered as “Glenmoor Greens” is not counted in either Glenmoor Greens row. Home counts are from the Collier County tax roll (2026 preliminary).
The pattern is plain: Glen Eagle’s three-floor condominium buildings trade at a discount to its two-floor ones, and Glenmoor Greens I, with the smallest plans in its two 1990s buildings, trades lowest of all. What sets it apart from the other three-floor group, Chatham Square II, is the milestone record: every Glenmoor Greens I building has completed its cycle. For a buyer that is the value case; for a seller it is the fact to lead with.
Glenmoor Greens I and Glenmoor Greens II share a name, a street and one MLS label, but they are different products. Glenmoor Greens I is three-floor condominium living at Glen Eagle’s lowest condominium price, with a carport space and a completed milestone record; Glenmoor Greens II is two-story living with an attached garage and larger plans, at about $168,000 more on the five-year median.
Question | Glenmoor Greens I | Glenmoor Greens II |
|---|---|---|
Homes | 72 in 3 buildings of 24 | 84 in 18 buildings of 4 or 8 |
Floors | three, common stairways | two; upper units by private enclosed stairwell |
Parking | one assigned carport space | one attached garage per unit |
Plans (county roll) | 1,091 to 1,476 sq ft | 1,487 to 2,088 sq ft |
Years built | 1994, 1996, 2002 | 1997 to 2001 |
5-year MLS median | $272,500 (16 closings) | $440,000 (12 closings) |
Last-12-month sales | 4, $210,000 to $299,000 | 7, $345,000 to $490,000 |
Milestone law | applies; all 3 buildings completed, next 2033 | does not apply (two stories) |
SIRS | required; listed in the state reporting database | not required for two-story buildings |
Leasing | 30 days to 6 months, 4 leases a year | 30 days to 6 months in any 12 months, 3 leases a year |
Pets | one small pet up to 30 lb, owners only | one small pet under 30 lb, owners only, kept out of pool and courts |
Golf memberships | 71 golf, 1 social | 72 golf, 12 social |
Homestead share | 22% | 42% |
Pool | own pool and pool house | own pool, spa, tennis and pickleball courts |
Manager | Guardian Property | Southwest Property |
Choose Glenmoor Greens I if you want the lowest entry price into a Glen Eagle golf membership, are comfortable with stairs or a ground-floor unit, and value a building set whose milestone inspections are already done. Choose Glenmoor Greens II if you want a garage, a townhouse-style private entrance and more square footage, and are willing to pay for them. Either way, the club, the gate and the schools are the same.
Glenmoor Greens I is the most affordable way to own inside Glen Eagle with golf attached, and its buildings have cleared the milestone law’s first cycle; the trade-offs are smaller plans in two of the three buildings, carport rather than garage parking, three floors of stairs, and rental rules that rule out annual tenants.
On Glenmoor Greens I showings, the same three questions come up before a buyer asks about the kitchen: which building is this, what floor, and what did the milestone inspection find. Building A’s larger plans answer the first; the stairs answer the second; the county roster and the engineer’s reports answer the third.
As Top 1% Real Estate Agents Nationally Since 2008, we prepare for them the same way on every Glenmoor Greens I listing. We pull the building’s status from Collier County’s milestone roster, the milestone report through the association, the building’s zone on both FEMA maps, and the association’s current budget and estoppel through the owner, and we put them in the listing package. We tell buyers that the $9,000 club capital contribution is theirs to pay. And we tell sellers what the last twelve months say plainly: three of four Glenmoor Greens I sales closed below list, the median sale took about three months, and the listing that has sat for a year shows what happens when a price reaches past the building’s recent sales.
In the last 12 months we tracked every Glenmoor Greens I closing, listing and recorded deed by building and plan for this guide. Selling a Glenmoor Greens I condo? Get a free Glenmoor Greens I home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
If you’re searching for a Glenmoor Greens I listing agent, or thinking, ‘I need someone to sell my Glenmoor Greens I home…’, McGreevy and Comisar are the team to call. We price a Glenmoor Greens I condo by building, plan and floor, lead with the completed milestone record, and market it to the seasonal and out-of-state buyers who own most of Glenmoor Greens I today.
Why sellers list with McGreevy and Comisar:
Recent Glenmoor Greens I sold-listing statistics: In the last 12 months Glenmoor Greens I has seen 4 resales in the Southwest Florida MLS, for $1,023,000 in total volume, at a median 91.5 days on market and an average 96.3% of list price; the sales were $210,000, $254,000, $260,000 and $299,000. Over five years, 16 closings, a $272,500 median, 12.5 median days on market and 98.6% of list. The MLS pull did not record the listing office on each sale, so we do not state how many we represented on the seller side; we tracked every Glenmoor Greens I closing of the last five years, building by building, for this guide.
As Top 1% Real Estate Agents Nationally Since 2008, we have learned that selling a Glenmoor Greens I condo is selling a building as much as a unit. Five things decide the result:
Your Glenmoor Greens I condo’s value starts with its building and plan (in 2026, a 1,091-square-foot Building B unit at $299,000, a 1,284-square-foot Building C end unit at $260,000, and a 1,294-square-foot Building A unit at $254,000) and adjusts for floor, view, updates and condition. Get a free Glenmoor Greens I home valuation and we will price it against the actual Glenmoor Greens I sales and current listings.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
The median Glenmoor Greens I sale in the last twelve months took 91.5 days on market in the Southwest Florida MLS; over five years the median was 12.5 days, pulled down by the fast market of 2021 and 2022. A condo priced to its plan’s recent sales and listed with the milestone file ready competes on the right terms; one priced to the 2024 peak waits.
At Glenmoor Greens I it helps, if you use it. All three buildings show a completed cycle on the county roster with the next inspection in 2033, which answers the question a buyer’s lender or insurer asks of any three-story Florida condominium. Put the county record and the engineer’s summary in the listing package.
Yes. Section 14 of the declaration requires the board’s prior written approval of any sale or gift, and a trust or company buyer must designate an approved primary occupant. Give the association the contract and application early.
The buyer. The club’s Resale Capital Contribution ($9,000 for a golf unit in 2026, $4,500 if the buyer already owns in Glen Eagle) is owed by the purchaser under the club declaration. It still affects your price, because a buyer adds it to the cost.
You can, but the leasing rule narrows the pool: leases of 30 days to six months, no more than four a year, and no pets for tenants. An investor who wants seasonal rentals fits; one who wants an annual tenant does not.
Late fall through early spring, when seasonal buyers are in Naples and the club’s open-house weekends draw traffic. A summer listing faces fewer buyers but also fewer competing Glenmoor Greens listings.
Glenmoor Greens I owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not with a call center. Between them they bring more than twenty years of Southwest Florida transactions, and they read the Glenmoor Greens I declaration and amendments, the county’s milestone records and every recent Glenmoor Greens sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004 and the team launched in October 2008. Read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. The credentials:
McGreevy and Comisar is a top-reviewed Glenmoor Greens I realtor on Google, and the quotes below are genuine five-star client reviews in the reviewers’ own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Marc 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.” Verified Google review
Selling a Glenmoor Greens I home? Get a free Glenmoor Greens I home valuation, or call Jesse direct at (239) 898-6072.
Buying at Glenmoor Greens I? Call Marc at (239) 287-5873, or read how we represent buyers in Naples.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the community around Glenmoor Greens I, see our Glen Eagle guide and our Naples guide.
Glenmoor Greens I is at the south end of Eastham Way in Glen Eagle Golf & Country Club, Naples, ZIP 34104: Building C at 1001, Building B at 1051 and Building A at 1100 Eastham Way, between two lakes and the golf course, with the Glenmoor Greens II buildings just to the north.
Glenmoor Greens I has 72 condominium units in three buildings of 24, according to the Collier County tax roll (2026 preliminary) and the Florida condominium records.
No. They are separate condominiums with separate declarations, associations and budgets. Glenmoor Greens I is 72 units in three three-floor buildings; Glenmoor Greens II is 84 units in 18 two-story buildings with attached garages. The MLS lists both as “Glenmoor Greens”, so check the street number: 1001, 1051 or 1100 Eastham Way is Glenmoor Greens I.
Three. Units are numbered 101 to 108, 201 to 208 and 301 to 308 in each building, and all three buildings are on Collier County’s roster of condominium buildings of three or more habitable stories.
Building A at 1100 Eastham Way, finished in 2002, with 1,416- and 1,476-square-foot plans on every floor. Buildings B and C are mostly 1,091-square-foot homes with 1,284-square-foot ends.
Seven plans on the county roll: 1,091, 1,176 and 1,284 square feet in Buildings B and C, and 1,184, 1,294, 1,416 and 1,476 square feet in Building A. The MLS lists them as two-bedroom, two-bedroom-plus-den and three-bedroom homes with two baths.
The four 2026 closings were $299,000, $254,000, $210,000 and $260,000. On September 26, 2026 one unit was listed at $240,000 and one was pending at a $265,000 list price. The five-year median is $272,500.
The median five-year price per square foot of MLS living area was $218.45 across 16 closings; the last twelve months’ median was $199.39.
From the 2024 peak, yes. Three 2024 closings reached $350,000 to $400,805; the four 2026 closings ranged from $210,000 to $299,000. The five-year median is $272,500.
The median sale of the last twelve months took 91.5 days on market; the five-year median was 12.5 days, reflecting the fast 2021 and 2022 market.
Club dues are $8,031 a year for a golf unit in 2026, plus a $600 food and beverage minimum. The condominium’s own assessment is set in its annual budget, which is not published; ask the manager, Guardian Property, or read it in the resale package.
Yes on 71 of 72 units. The club’s recorded membership designation lists Glenmoor Greens I at 71 golf and 1 social membership, and the membership is attached to the unit.
A $9,000 club capital contribution for a golf unit ($4,500 for a buyer who already owns in Glen Eagle), the club transfer fee and estoppel, and the association’s estoppel and application fees, plus the usual title and lender costs.
No. Glen Eagle is not in a community development district, and the 2026 preliminary roll shows no non-ad valorem assessment on the median Glenmoor Greens I bill.
No. The declaration says there are no age restrictions for owners or residents.
Yes, with board approval, for 30 days to six months, no more than four leases a year, and no pets for tenants.
No. Since the 2008 amendment the longest lease is six months.
No. The declaration says no pets are permitted in leased units.
One small pet, such as a cat or a dog of 30 pounds or less, kept only while the owner is in residence.
On the ground floor, yes. Above the ground floor the declaration requires wall-to-wall carpet except in kitchens, bathrooms, porches or lanais and foyers, unless the board approves a substitute with equivalent sound-deadening qualities.
Only with the board’s prior written approval; the declaration makes any shutter or awning on a porch or balcony subject to the board’s regulation.
One assigned parking space per unit, designated in the declaration as a limited common element, under the carports beside each building. There are no garages.
Yes. Collier County’s roster shows Buildings A, B and C as “Milestone Completed” with the next inspection cycle in 2033, read on September 26, 2026.
Glenmoor Greens I appears in the state’s SIRS reporting database for submissions before July 2025. The study itself is an association record; ask the manager for it, and a buyer receives it with the resale documents.
No special assessment is recorded in the public documents we read. The budget, reserve study and any pending assessment are association records; ask for them before you sign, and read the estoppel certificate.
Zone X at all three buildings on the effective 2024 FEMA map; Building B is minimal hazard, Buildings A and C are minimal or shaded X depending on the map.
Most lenders do not require it in Zone X. The association insures the buildings; owners who buy wind coverage through Citizens should check Citizens’ phased flood requirement.
Zone C, on Collier County’s evacuation zone layer.
Calusa Park Elementary, East Naples Middle and Lely High School for 2026-27, per the district’s address lookup.
Yes. Glen Eagle has a staffed gatehouse at the Glen Eagle Boulevard entrance on Davis Boulevard.
Guardian Property, according to the club’s 2026 Realtor’s Packet and the association’s recorded notices.
Yes. Section 14 of the declaration requires the board’s prior written approval of any sale.
Yes, with approval, if it designates one approved natural person as the primary occupant; changes of primary occupant are limited to one in any twelve months.
It depends on the buyer. Glenmoor Greens I is the lower price and the completed milestone record; Glenmoor Greens II is the garage, the private entrance and the larger plan. The comparison table above lays out every difference.
Usually, because Building A’s plans are larger: its 1,476-square-foot end unit was the top Glenmoor Greens I sale of the five years at $400,805.
For a seasonal rental owner, it can be: Glen Eagle’s lowest entry price, golf attached, and leases of up to six months four times a year. For an annual-lease investor, no.
Call Marc at (239) 287-5873. We will pull the building file, the plan’s sales and the association’s documents before you tour.
Start with your building and plan. In 2026 a 1,091-square-foot Building B unit sold for $299,000 and a Building C unit of the same plan for $210,000; a 1,284-square-foot Building C end unit sold for $260,000; a 1,294-square-foot Building A unit sold for $254,000. Get a free Glenmoor Greens I home valuation for your address.
Four in the Southwest Florida MLS between September 26, 2025 and September 26, 2026, for $1,023,000 in total.
Three of the last four did, at 91.3% to 97.7% of list, because 2026 is a buyer’s market for Naples condominiums and listings priced to the 2024 peak have had to come down. Pricing to your plan’s recent sales from the first day is the fix.
The median of the last twelve months was 91.5 days on market. A well-priced unit with the milestone file ready can beat it; an overpriced one can sit a year, as one current listing has.
If you need to sell in the next year, list for the November to April season, when the seasonal buyers who own most of Glenmoor Greens I are in Naples. Prices are below the 2024 peak, so a seller who can wait may; one who cannot should price to the market.
Yes. Building A’s larger plans sell in a higher band than the 1,091-square-foot homes in Buildings B and C; its 1,476-square-foot end unit set the five-year high at $400,805.
Yes. The 1,284-square-foot end units in Buildings B and C have outsold the 1,091-square-foot interior units in the same year, and Building A’s 1,416- and 1,476-square-foot plans sit above both.
Less than timing and condition. Recent top sales included both ground-floor and second-floor units; third-floor buyers weigh views against stairs.
Fresh paint, lighting and a deep clean pay for themselves; a full remodel rarely does at this price point. If you are changing floors above the ground floor, get the board’s approval first, because the declaration requires carpet unless a sound-rated substitute is approved.
Often, yes. Most Glenmoor Greens I buyers are seasonal, and a turnkey unit suits a buyer who wants to arrive for the season. Put the furniture on a separate bill of sale.
Florida’s resale disclosure law requires the milestone inspection summary for a building subject to it, along with the structural integrity reserve study, under section 718.503. Your building’s inspection is complete; include the summary.
Who pays is set by your contract, and the standard Florida condominium contract forms include a clause for it; tell us early if one is pending, and we will write the contract to fit.
The association and the club each charge for an estoppel certificate; the club’s is $299, or $399 rushed, in 2026. Who pays is a contract term; we negotiate it up front so it does not surprise either side.
Yes. Section 14 of the declaration requires the board’s written approval of any sale; start the application as soon as the contract is signed.
The declaration lets the board disapprove a buyer on stated grounds; an unapproved transfer can be treated as void. A complete application and a qualified buyer are the answer.
The buyer. It is owed by the purchaser of a golf unit under the club declaration ($4,500 if the buyer already owns in Glen Eagle).
Yes. The membership is attached to the unit under the club’s recorded designation, so your buyer receives the same golf or social membership your unit carries.
No. Section 12.8 of the declaration bars owners from posting signs anywhere on the condominium property.
The club’s 2026 Realtor’s Packet sets the open-house procedure at the gate; we handle the registration and the guest list.
Yes, but the investor must accept leases of 30 days to six months, four a year, with no pets for tenants.
Yes, if the lease was approved by the board; the buyer takes the unit subject to it. The six-month maximum means no tenant can hold over long.
You can, but you will still handle the association approval, two estoppels and the milestone disclosure, and no sign is allowed on the property. Most owners find the listing agent pays for itself.
Your price, less commission, title and closing costs, the estoppel fees your contract assigns to you, and any unpaid assessments. We will prepare a net sheet with your address and plan.
Yes. All three buildings are in Zone X on the effective map, so most buyers’ lenders will not require flood insurance.
Florida’s flood disclosure law, section 689.302, requires a seller to disclose known flood damage claims and federal flood assistance received for the property. Answer it accurately in the disclosure form.
From the association’s manager, Guardian Property, and from your building’s record on Collier County’s GMCD public portal (permits PL20230005855, PL20230006379 and PL20230006699).
It narrows the buyer pool to owner-occupants and seasonal investors, which is most of the Glenmoor Greens I market already. Price to Glenmoor Greens I sales, which already reflect the rule.
Lower: a $272,500 five-year median against $440,000, because Glenmoor Greens II has larger two-story plans with garages. The two are different products and are priced separately.
October or November, so the listing is ready when seasonal buyers arrive and has its photographs, video and file in place for the January to April peak.
We build the building file first: milestone record, reserve study summary, flood zones, the club and association numbers the buyer will pay, and your plan’s sales, then market it with video, drone and our buyer database.
Choose the agent who can show you every Glenmoor Greens I sale by building and plan and explain the milestone record. We have done that on this page; call Jesse direct at (239) 898-6072.
Only if the numbers work: a tenant in residence complicates showings, and pets are barred for tenants. Many sellers do better listing vacant and furnished in the fall.
Not against its own market: every Glenmoor Greens I unit has an assigned carport space, and buyers comparing garages are usually looking at Glenmoor Greens II at a much higher price.
Yes. As a three-story condominium, Glenmoor Greens I must have one, and the buyer is entitled to a copy. Have the association’s current study and the reserve line of the budget ready.
Every source below is a primary record: county, state and federal agencies, the recorded documents at the Collier Clerk, the Glen Eagle club, the school district and federal imagery. Market figures come from the Southwest Florida MLS (not linked) and the Collier County tax roll (2026 preliminary files dated August 29, 2026), read directly and cited in plain text. Links were checked on September 26, 2026.
Glenmoor Greens I’s governing documents and building records are public at their official sources. Download them from the authority that holds them:
Document | Date and recording | Official source |
|---|---|---|
Declaration of condominium | OR 1951 PG 1309, May 26, 1994 | |
Leasing amendment (six-month maximum) | OR 4336 PG 3264, March 7, 2008 | |
Insurance amendment | OR 4922 PG 1390, May 18, 2013 | |
Building C completion amendment | OR 2169 PG 632, April 10, 1996 | |
Building A boundary and completion amendments | OR 3026 PG 324, 2002; OR 3211 PG 2415, 2003 | |
Pool and pool house work notice | OR 4839 PG 2061, September 26, 2012 | |
Building B fire alarm upgrade notice | OR 6560 PG 3381, March 6, 2026 | |
Club 2026 Realtor’s Packet | 2026 | |
Club master declaration and bylaws, with membership designations | 2015 restatement | |
Collier milestone buildings by year | as of January 2026 |
The association’s budget, reserve schedule, structural integrity reserve study, milestone reports and insurance schedule are held by the manager or filed with the county; owners and buyers under contract request them from Guardian Property, and the county’s milestone reports are in each building’s record on the GMCD portal.
Market data from Southwest Florida MLS, pulled September 2026.McGreevy and Comisar, Best Realtor for Glenmoor Greens I at Glen Eagle. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
