Glenmoor Greens II is 84 condominiums in eighteen two-story buildings on Eastham Way and Hingham Way inside Glen Eagle, each with its own attached garage, and new tile roofs recorded in 2018. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Glenmoor Greens II owners call first when they are ready to sell, and the team buyers call when they want the building-by-building record before they tour: which of the eighteen buildings a unit is in, what the ground-floor and upstairs plans of each building generation have actually sold for, what the club and the condominium each charge, what the county record shows about the roofs, and what the 2022 restated declaration says about leasing, pets, parking and flooring. Glenmoor Greens II is an 84-residence condominium of two-story garage buildings inside the Glen Eagle Golf & Country Club community in Naples, Florida. It lines Eastham Way and Hingham Way beside the lakes and the golf course, every home has its own attached garage, and on the five-year MLS record it carries the highest median price of any Glen Eagle condominium.
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, its 1999 and 2008 amendments and the full restatement adopted in 2022, the builders’ surveyor’s certificates for all eighteen buildings, the notices of commencement recorded for the roofs, pool and fire systems, Collier County’s milestone roster, the Florida condominium records and structural integrity reserve study databases, 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 II 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 II home and are weighing a sale, start with the market snapshot and the seller section. If you are buying, the plan-by-plan price record and the rule-by-rule detail of the 2022 restated declaration will tell you whether a Glenmoor Greens II 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 II 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 II market read built on every closing of the last five years and every recorded deed, split from its sister condominium address by address.
If you’re searching for the best realtor for Glenmoor Greens II in Glen Eagle Golf & Country Club, Naples, whether you’re ready to sell your Glenmoor Greens II 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 II track record: In the last 12 months Glenmoor Greens II has seen 7 resales in the Southwest Florida MLS (closings dated September 26, 2025 to September 26, 2026, pulled September 26, 2026), from $345,000 to $490,000, for $2,955,000 in total sold volume. The highest-priced Glenmoor Greens II sale in that window was $490,000, a 2,088-square-foot upstairs home in Building H. Because seven sales fall short of our ten-sale rule, we measure the headline over three years: 10 closings from September 2023 to September 2026 at a median $440,000, a median 80.5 days on market and an average 96.4% 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 II here; ask us and we will walk you through every closing one by one.
For Glenmoor Greens II 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 II we also build the paperwork file before the first showing: the 2018 roof replacement notice, the association’s estoppel and the club’s estoppel, your building’s zone on both FEMA maps, the leasing rule a seasonal buyer will ask about, and the flooring standard a buyer’s contractor will need. Two 2025 sales, including the highest recorded price in the condominium’s five-year record, $560,000, were recorded in the county’s deed file without appearing in the MLS, which is a reminder that a Glenmoor Greens II price has to be read from both records.
For Glenmoor Greens II buyers: the first question is the building generation, because the 1997 and 1998 buildings (D to J) have different plans from the 1999 to 2001 buildings (K to V), and they have sold in different price bands. The second is upstairs or downstairs: the ground-floor homes open at grade, and each upstairs home has its own enclosed stairwell. 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 II address; we answer them below.
Honors and recognition:
Selling your Glenmoor Greens II home? Get a free Glenmoor Greens II home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Glenmoor Greens II? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.
Glenmoor Greens II at Glen Eagle in one screen: the count, the buildings, the price, the bill stack, the flood map and the rules, each figure sourced below in the section that proves it.
Living in Glenmoor Greens II at Glen Eagle means a townhouse-style condominium: a two- or three-bedroom home on one floor of a two-story building, your own garage and front entry, the condominium’s own pool, spa, tennis court and pickleball court, 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 II is one of fifteen neighborhood associations inside Glen Eagle Golf & Country Club. Of Glen Eagle’s 1,234 homes, 84 are Glenmoor Greens II condominiums, according to the Collier County tax roll (2026 preliminary) and the Florida condominium records, which lists the condominium at 84 units. What follows is the day-to-day picture, drawn from the recorded documents and county records.
Glenmoor Greens II, a Condominium, is a Chapter 718 condominium of 84 units in eighteen two-story buildings, operated by Glenmoor Greens II, Inc., a Florida not-for-profit corporation filed on March 25, 1991. Its declaration was recorded on March 4, 1997 at Official Records Book 2290, Page 961, and the owners restated it in full in 2022. It is not the same condominium as Glenmoor Greens I, the 72-unit condominium of three-floor buildings at the south end of Eastham Way, even though the two appear under one name, “Glenmoor Greens”, in the Southwest Florida MLS.
The original declaration planned the whole condominium from the start: “60 Units will be contained in fifteen two-story buildings of four Units each; 24 Units will be contained in three two-story buildings at eight Units each.” Glenmoor Building Corporation built the first seven buildings, D to J, in 1997 and 1998. Transeastern Properties, Inc. completed the rest, Buildings K to V, from 1999 to 2001, and in December 2001 recorded a surveyor’s certificate correcting building names that had first been drawn as “Buildings 8 through 18”. The two generations use different plans, which is why the county roll shows 1,487-square-foot ground-floor homes in D to J and 1,499-square-foot ground-floor homes in K to V.
Glenmoor Greens II fills the Eastham Way and Hingham Way block north of Glenmoor Greens I, on the east side of the Glen Eagle course. The first-generation buildings, D to J, run along the west and south edge of the block nearest the lakes and fairway; the second-generation buildings, K to V, fill the north end and the Hingham Way side. The pool, spa and courts sit at 972 Hingham Way on the east side of the block. The 2023 federal aerial on this page shows all eighteen tile-roofed buildings.
Glenmoor Greens II has the highest share of year-round owners of the two Glenmoor condominiums. The Collier County tax roll (2026 preliminary) shows a homestead exemption on 35 of the 84 units, so about 42% are owner-occupied as a primary residence; 83 of the 84 tax bills mail to United States addresses and one to Canada. The same roll puts the median Glenmoor Greens II just value at $359,085, with a range of $318,291 to $453,864.
Daily life at Glenmoor Greens II looks more like a villa street than a condominium building: you park in your own garage, walk in at grade or up your own stairwell, and walk to the condominium’s pool, spa and courts. The club runs the golf course, clubhouse, dining room, fitness center, four Har-Tru tennis courts and a heated pool; the condominium runs the eighteen buildings, the garages’ structure, roofs and exteriors, and its own recreation area.
Glenmoor Greens II condos have sold for a median $440,000 across 10 Southwest Florida MLS closings in the last three years, and for $345,000 to $490,000 in the seven closings of the last twelve months, at a median $415,000. Two homes were listed on September 26, 2026, at $385,000 and $429,900.
Data updated: September 2026
We tracked every one of the 12 Glenmoor Greens II closings in the Southwest Florida MLS from September 2022 to May 2026, plus every recorded deed on the county roll for the same eighteen buildings, and split them from Glenmoor Greens I 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 II the 12- and 24-month windows hold 7 and 9 closings, so the three-year window carries the headline figures and the last twelve months are listed one by one.
Seven Glenmoor Greens II homes closed in the Southwest Florida MLS between September 26, 2025 and September 26, 2026. Two sold at full list price; the seven averaged 97.2% of list and took a median 113 days on market.
Closed | Building | Floor and plan (county roll) | Sold price | Days on market | Sold as % of final list |
|---|---|---|---|---|---|
January 9, 2026 | T, 973 Hingham Way, unit 103 | ground, 1,599 sq ft | $375,000 | 30 | 100.0% |
February 5, 2026 | E, 975 Eastham Way, unit 101 | ground, 1,487 sq ft | $485,000 | 113 | 89.8% |
March 13, 2026 | N, 885 Eastham Way, unit 102 | ground, 1,499 sq ft | $375,000 | 58 | 100.0% |
April 24, 2026 | J, 925 Eastham Way, unit 102 | ground, 1,487 sq ft | $415,000 | 21 | 97.6% |
April 30, 2026 | E, 975 Eastham Way, unit 104 | ground, 1,487 sq ft | $470,000 | 158 | 99.0% |
May 6, 2026 | H, 945 Eastham Way, unit 202 | upstairs, 2,088 sq ft | $490,000 | 194 | 98.0% |
May 27, 2026 | V, 994 Eastham Way, unit 101 | ground, 1,499 sq ft | $345,000 | 198 | 95.8% |
Source: Southwest Florida MLS, Residential, Development GLEN EAGLE, pulled September 26, 2026; floor and plan from the Collier County tax roll (2026 preliminary). Several listings stated a living area larger than the county’s recorded plan (for example 1,627 square feet for a 1,487-square-foot Building E home); we use the county figure.
The county’s deed record matches the MLS for these seven: counting qualified sales from August 29, 2025 to August 28, 2026, Glenmoor Greens II recorded 7 sales at a median $415,000 ($345,000 to $490,000). The deed record also holds two 2025 sales the MLS never carried: unit 202 in Building V at $450,000 in June 2025 and unit 202 in Building I at $560,000 in August 2025, both marked qualified on the Collier County roll. That $560,000 upstairs home is the highest recorded Glenmoor Greens II price of the five years.
Window (to September 26, 2026) | Closings | Median | Range | Median days on market | Average sold-to-list | Closed at or above list |
|---|---|---|---|---|---|---|
12 months | 7 | $415,000 (listed above) | $345,000 to $490,000 | 113 | 97.2% | 2 |
24 months | 9 | $415,000 | $345,000 to $500,000 | 103 | 96.3% | 2 |
36 months | 10 | $440,000 | $345,000 to $500,000 | 80.5 | 96.4% | 2 |
60 months | 12 | $440,000 | $345,000 to $500,000 | 44 | 97.0% | 4 |
Medians are the middle sale (for an even count, the mean of the middle two: $415,000 and $465,000 for the three-year figure); sold-to-list is the average of each sale’s own ratio. Total three-year sold volume was $4,300,000, and the median three-year price per square foot of MLS living area was $265.08. The top MLS sale of the five years was $500,000, a ground-floor home in Building G in December 2024.
Two Glenmoor Greens II homes were listed in the Southwest Florida MLS on September 26, 2026: unit 202 in Building M at 895 Eastham Way, a 1,727-square-foot upstairs two-bedroom-plus-den home, at $429,900 after 165 days, and unit 102 in Building Q at 890 Eastham Way, a 1,499-square-foot ground-floor home, at $385,000 after 120 days. Against 7 closings in twelve months, two listings is between three and four months of supply.
The building generation decides price at Glenmoor Greens II. In the five-year MLS record, the first-generation buildings D to J closed at $415,000 to $500,000 (seven closings), while the second-generation buildings K to V closed at $345,000 to $380,000 (five closings). The county deed file carries the same split: its two off-MLS 2025 sales were $560,000 in Building I and $450,000 in Building V. Upstairs homes are larger in both generations (1,727 to 2,088 square feet against 1,487 to 1,599 downstairs), and the largest upstairs plan, 2,088 square feet in Buildings E and H, closed at $490,000 in May 2026.
Glenmoor Greens II held its value better than most Glen Eagle condominiums. The 2022 and 2023 closings ($380,000 and $465,000) sold in two to three days at full list. The 2024 closings were $465,000 and $500,000. The seven closings of January to May 2026 ranged from $345,000 to $490,000 at a $415,000 median, with days on market lengthening to a median 113 and most closing just under list. The county’s qualified-sale median for the latest twelve months was the same $415,000.
Glenmoor Greens II is Glen Eagle’s premium condominium. 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 II’s own twelve-month median of $415,000 sits just above that all-Glen Eagle figure, which includes the single-family streets, and its five-year median of $440,000 is the highest of any Glen Eagle condominium, above Sterling Lakes II at $430,000 and far above its sister Glenmoor Greens I at $272,500. The comparable-subdivisions section below lays the full table out.
For buyers, 2026 gives some room: most recent sales closed a few percent under list, the median sale took almost four months, and two listings give a choice of generation and floor. For sellers, Glenmoor Greens II is a steadier market than the three-floor condominiums nearby, because it carries no milestone inspection question and its roofs were recorded for replacement in 2018; a listing priced to its generation’s recent sales competes well. The months from November to April bring the most buyers.
Thinking about Glenmoor Greens II at Glen Eagle? Ask us for the building file before you tour: which generation the building is, whether the unit is upstairs or down, what its plan has sold for in both the MLS and the county deed record, and what the 2022 restated declaration allows. 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 II home valuation.
Glenmoor Greens II and Glenmoor Greens I 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 880 to 994 Eastham Way and at 963, 968 and 973 Hingham Way belongs to Glenmoor Greens II (condominium 320200, 84 units), and every parcel at 1001, 1051 and 1100 Eastham Way belongs to Glenmoor Greens I at Glen Eagle (condominium 319900, 72 units). Of the 29 GLENMOOR GREENS closings in the MLS over five years, 12 are Glenmoor Greens II, 16 are Glenmoor Greens I, and one, 6824 Sterling Greens Place unit 3403 in January 2022, is a Sterling Greens condominium entered under the wrong name. A further 2021 Glenmoor Greens I sale was entered as “Glenmare Greens”.
Building | Street address | Homes | Floors | Year built (county roll) | Generation |
|---|---|---|---|---|---|
D | 985 Eastham Way | 4 | two | 1997 | first |
E | 975 Eastham Way | 8 | two | 1997 | first |
F | 965 Eastham Way | 4 | two | 1997 | first |
G | 955 Eastham Way | 4 | two | 1997 | first |
H | 945 Eastham Way | 8 | two | 1998 | first |
I | 935 Eastham Way | 4 | two | 1997 | first |
J | 925 Eastham Way | 4 | two | 1997 | first |
K, L, M | 915, 905, 895 Eastham Way | 4 each | two | 1999, 2000, 2000 | second |
N, P, Q, R | 885, 880, 890, 900 Eastham Way | 4 each | two | 1999, 2000, 2000, 1999 | second |
S, T, U | 963, 973, 968 Hingham Way | 4, 8, 4 | two | 2000, 2001, 2000 | second |
V | 994 Eastham Way | 4 | two | 2000 | second |
A, B, C (Glenmoor Greens I) | 1100, 1051, 1001 Eastham Way | 24 each | three | 2002, 1994, 1996 | not this condominium |
Three shortcuts help. A Glenmoor Greens unit number in the 300s is never Glenmoor Greens II, because 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. When a listing’s own square footage disagrees with the county, as it does on several Glenmoor Greens II rows, we go with the county’s recorded plan.
Glenmoor Greens II was planned by Glenmoor Building Corporation, the Embassy Woods-era builder, and finished by Transeastern Properties, a builder of the Glen Eagle era that began when the community changed hands and took the Glen Eagle name in 1998. Its declaration was recorded on March 4, 1997, the first buildings were certified that spring, and the last eleven were certified complete in December 2001.
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. A 1999 amendment to the Glenmoor Greens II declaration replaced its references to the Embassy Woods master association with the Glen Eagle names. The Florida condominium records list Glenmoor Greens II at 1403 Glen Eagle Boulevard, the clubhouse address.
Glenmoor Building Corporation recorded the Glenmoor Greens II declaration on March 4, 1997 at Official Records Book 2290, Page 961 (81 pages), after recording notices of commencement for Buildings D to J from February 1996, and certified Buildings G and J complete in April 1997 and Building E in September 1997. Transeastern Properties, Inc. then completed Buildings H and I (certified June 1999), and the remaining buildings through 2001, certifying Buildings K, L, M, N, P, Q, R, S, T, U and V in a December 2001 surveyor’s certificate signed by its president, Arthur Falcone. Transeastern Properties was later renamed TEP Holdings, Inc., according to the state corporate record read for our Glen Eagle guide.
The owners amended the declaration in 1999 and 2008, then adopted a complete amended and restated declaration, articles and bylaws at a meeting held March 22, 2022 and reconvened April 14, 2022, recorded August 17, 2022 at Official Records Book 6164, Page 2004 (70 pages), prepared by The Murrell Law Firm. That restatement governs today.
Glenmoor Greens II, Inc. was filed as a Florida not-for-profit corporation on March 25, 1991, the same day as Glenmoor Greens I, Inc. (document N42703), with amended and restated articles on file and The Murrell Law Firm as registered agent, 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 PR1U021699, 84 units.
Glenmoor Greens II has nine floor plans on the Collier County tax roll: four ground-floor plans from 1,487 to 1,599 square feet and five upstairs plans from 1,727 to 2,088 square feet. The first-generation buildings (D to J) and the second-generation buildings (K to V) each use their own set, so a buyer can identify the plan from the building letter and unit number.
Plan (county base area) | Floor | Buildings | Homes | How the MLS usually lists it |
|---|---|---|---|---|
1,487 sq ft | ground | D, E, F, G, H, I, J (the outer units in E and H) | 14 | two bedrooms plus den, two baths |
1,545 sq ft | ground | E and H (units 102, 103) | 4 | two bedrooms plus den, two baths |
1,499 sq ft | ground | K to V | 22 | two bedrooms plus den or three bedrooms, two baths |
1,599 sq ft | ground | T (units 102, 103) | 2 | two bedrooms plus den, two baths |
1,734 sq ft | upstairs | D, F, J; E and H outer units; I unit 202 | 11 | two bedrooms plus den, two baths |
2,017 sq ft | upstairs | G; I unit 201 | 3 | two bedrooms plus den, two baths |
2,088 sq ft | upstairs | E and H (units 202, 203) | 4 | three bedrooms, two baths |
1,727 sq ft | upstairs | K to V | 22 | two bedrooms plus den, two baths |
1,886 sq ft | upstairs | T (units 202, 203) | 2 | two bedrooms plus den, 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. The counts above total 42 ground-floor and 42 upstairs homes.
Section 4.4 of the original declaration, carried into the limited common elements section of the 2022 restatement, designates “one attached garage per Unit” as a limited common element for that unit’s exclusive use; the maintenance, repair and replacement of the garages’ structural components, roofs and exterior surfaces is a common expense of the association. Each second-story home has “a private enclosed stairwell” to its front door, also a limited common element.
The first-generation buildings along the west and south edge look toward the lakes and fairway; the second-generation buildings on the north end and Hingham Way look over the condominium’s own lawns and the pool area. Upstairs homes are larger and have the longer views; ground-floor homes have no stairs at all, which matters to buyers who want single-level living with a garage.
A Glenmoor Greens II condo comes with two layers of amenities: the unit, its attached garage and the condominium’s own pool, spa, tennis court and pickleball court from Glenmoor Greens II, Inc., and the full Glen Eagle club, including golf on 72 of the 84 units, from the membership the club’s recorded Declaration exhibit attaches to each unit.
Layer | Who runs it | What it covers for a Glenmoor Greens II owner | Recorded source |
|---|---|---|---|
The unit | The owner | Interior, floor coverings, fixtures, the unit’s own air conditioning, and turning off the water when the unit is empty 48 hours or more | 2022 restated declaration, maintenance sections |
The condominium | Glenmoor Greens II, Inc. | Eighteen buildings: structure, roofs and exteriors, including the garages’ structure, roofs and exterior surfaces; the enclosed stairwells; the pool, spa, tennis and pickleball courts and grounds | 2022 restated declaration; 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 |
Like Glenmoor Greens I, and unlike the Chatham Square and Sterling condominiums, Glenmoor Greens II shares no “commons” association with a neighbor. Its recreation area belongs to the condominium alone.
The condominium’s recreation area is at 972 Hingham Way. A 2020 notice of commencement recorded the resurfacing of the pool and spa with a new pebble finish, new waterline tile, depth markers and coping, and the 2022 restated declaration names “the pool area, the tennis court, the pickle ball court” among the places pets may not go. The pool house was included in the 2018 tile roof notice for the eighteen buildings, and a 2023 notice recorded new fencing and gates at 944 Eastham Way. The 2023 federal aerial shows the pool, deck and a fenced court.
Golf is attached to 72 of the 84 Glenmoor Greens II units; the other 12 carry a social membership. The club’s recorded “Designation of Membership” exhibit, in the 2015 Amended and Restated Master Declaration and Bylaws, lists Glenmoor Greens II at 72 golf and 12 social memberships, one of the larger social-unit groups among Glen Eagle’s condominiums. 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, so a buyer who wants golf should confirm which kind the unit carries before signing.
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 II 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 a short drive away for players who outgrow the condominium’s own court.
Glenmoor Greens II owners pay three recurring bills: Glen Eagle club dues of $8,031 a year for the 72 golf units or $5,402 for the 12 social units in 2026, the Glenmoor Greens II association’s own assessment for the eighteen buildings, garages, roofs, recreation area 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 (72 units) | $8,031 a year (2026) | half on January 1, half on July 1 | Club 2026 Realtor’s Packet |
Glen Eagle social membership dues (12 units) | $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 II condominium assessment | not published; set in the association’s annual budget | as the board sets it | 2022 restated declaration and bylaws |
Property taxes | millage code 266, 10.6058 mills in 2025; the county’s 2026 preliminary roll computes a median of about $3,546 per Glenmoor Greens II 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. The taxes run higher than at Glenmoor Greens I because the just values are higher, not because of any extra levy.
Cost at closing | Amount | Paid by | Source |
|---|---|---|---|
Club Resale Capital Contribution | $9,000 (golf unit) or $8,000 (social unit) | buyer | Club declaration Article 11.12(B); 2026 packet |
Club Resale Capital Contribution, buyer already a Glen Eagle owner | $4,500 (golf) or $4,000 (social) | 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 application or transfer fee | a preset fee not to exceed the maximum allowed by law | per the association | 2022 restated declaration, section 14.6 |
Association estoppel | set by the association within Florida’s statutory caps | per contract | Florida Statutes section 718.116 |
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 II buyers most often get surprised. Selling a Glenmoor Greens II condo? Get a free Glenmoor Greens II 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 II is governed by three layers: its own condominium association, Glenmoor Greens II, Inc., under Chapter 718 and its 2022 restated documents; the Glen Eagle master association and club under Chapter 720; and Collier County for building permits. Because its buildings have two stories, the county’s milestone inspection program does not reach them.
Glenmoor Greens II, Inc. is a Florida not-for-profit corporation (document N42703). The Florida condominium records list it as the managing entity of Glenmoor Greens II, a Condo (project PR1U021699, 84 units), care of Southwest Property Management Corp., 1044 Castello Drive, Naples, in the state’s condominium public records extract read September 26, 2026. The club’s 2026 packet lists Southwest Property as the manager, and the association’s 2018 roof notice was signed through Southwest Property Management.
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). The 2022 restated declaration names it as the “Master Association”. Every Glenmoor Greens II 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 2022 restated bylaws adopt the state’s mandatory non-binding arbitration for the kinds of disputes listed in section 718.1255 of the Florida Statutes, and give the association the right to recover its attorney’s fees from an owner who violates the documents. A buyer’s attorney will find both provisions in the recorded restatement.
The Glenmoor Greens II declaration was recorded in 1997, amended in 1999 and 2008, and restated in full in 2022, and the 2022 restatement is one of the most detailed rule sets in Glen Eagle: it covers leasing, guests, pets, flooring, water shut-off, hurricane protection, vehicles, electric-vehicle charging, drones, smoking and grills. The recorded instruments and their key sections are summarized below; the full text is public at the Collier Clerk.
Instrument | Recorded | What it does |
|---|---|---|
March 4, 1997, OR 2290 PG 961 | Creates the condominium (81 pages) | |
November 16, 1999, OR 2611 PG 2460 | Updates the master association references to Glen Eagle; leasing, maintenance and expense-sharing edits | |
December 10, 2001, OR 2940 PG 367 | Certifies the last eleven buildings complete | |
October 6, 2008, OR 4398 PG 2785 | Three leases a year, six-month maximum | |
August 17, 2022, OR 6164 PG 2004 | Restates everything; governs today |
Section 14 of the 2022 restatement requires the board’s approval of every sale or gift. The seller must give the board written notice at least 30 days before the intended closing, with the buyer’s name and address and the signed contract; the board may require a personal interview with the buyer and everyone who will live in the unit, and a background or credit check on every occupant over 18. A seller whose buyer is disapproved without good cause may demand that the association furnish an approved alternate purchaser at the same price and terms. A sale made without approval is void unless the board later approves it in writing.
No. Glenmoor Greens II has no age restriction: the 2022 restated declaration defines a single family to include children and requires only that occupants under 18 be closely supervised by an adult, and it contains no age-55 occupancy rule under the federal Housing for Older Persons Act. Most owners are retirees and seasonal residents, and 42% of units carry a homestead exemption, but a buyer of any age can purchase and live there.
Yes, with limits: a Glenmoor Greens II owner may lease the whole unit, with the board’s approval, for at least 30 continuous days, no more than three times in a calendar year, and for no more than six months in any twelve-month period. Annual leases are not allowed, so Glenmoor Greens II suits a winter rental, not a year-round tenant.
Section 13.2 of the 2022 restatement reads, in part: “No unit may be leased more often than three (3) times in any calendar year, nor may a Unit be leased for a period of less than thirty (30) continuous days.” The rest of the rule set:
The rule set fits a winter season: a lease of three to six months from January, with the garage and the private entrance that seasonal renters prefer. An owner can split the season into shorter leases, up to three a year, spaced at least 30 days apart. An investor looking for a twelve-month tenant should look elsewhere.
A Glenmoor Greens II owner may keep one small pet of a normal domesticated household type, such as a dog or a cat, weighing less than 30 pounds, under section 10.6 of the 2022 restated declaration. The pet must be carried or leashed outside the unit, droppings must be picked up at once, and pets are barred from the pool area, the tennis court, the pickleball court and the social areas. Tenants and guests may not keep pets at all; reptiles, monkeys, rodents, amphibians, poultry, swine and livestock are barred; and the board may order the removal of a pet that becomes a nuisance or a threat. An owner who keeps a pet agrees to hold the association harmless for anything the pet does.
Glenmoor Greens II is not subject to Florida’s milestone inspection or structural integrity reserve study laws, because every one of its eighteen buildings has two stories and both laws start at three habitable stories. Collier County’s milestone roster lists no Glenmoor Greens II building, while its three-floor sister, Glenmoor Greens I, has all three buildings on it.
Florida’s milestone law, section 553.899 of the Florida Statutes, applies to condominium buildings “three stories or more in height”. The Glenmoor Greens II declaration describes every building as a two-story building, and the county agrees: a query of the Collier County MilestoneMap service for every Glenmoor, Eastham Way and Hingham Way record on September 26, 2026 returned only the three Glenmoor Greens I buildings. The county’s program is described on its milestone inspection page.
The structural integrity reserve study requirement in section 718.112 of the Florida Statutes, as amended by HB 913 in 2025, also applies to buildings of three or more habitable stories. Glenmoor Greens II did not appear in the visible rows of either of the state’s SIRS databases when we read them on September 26, 2026, consistent with a two-story condominium that is not required to file one. Glenmoor Greens I does appear.
A two-story condominium still must budget reserves for roofs, painting, paving and other items over the statutory threshold under section 718.112(2)(f), but its members may vote to waive or reduce them, which a three-story association that must obtain a structural integrity reserve study may not do for the study’s items. The 2022 restated bylaws describe the association’s reserve and operating accounts; the numbers are in the budget. A buyer should read the reserve schedule and ask whether the owners have voted to waive or reduce any reserve in recent years.
A buyer of a Glenmoor Greens II resale is entitled to the declaration, bylaws, rules, the current budget and year-end financial statement, and the other items listed in section 718.503 of the Florida Statutes, and has a rescission period after receiving them. An 84-unit association must also post its official records on a website or app, under section 718.111(12)(g), since it has 25 or more units.
No milestone file is one less thing to explain on a Glenmoor Greens II sale. Selling a Glenmoor Greens II condo? Get a free Glenmoor Greens II 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 by Glenmoor Greens II show an association that has renewed its roofs, pool and fire systems: new tile roofs for all eighteen buildings and the pool house noticed in 2018, the pool and spa in 2020, fire protection contractor work in 2021 and 2022, and fencing and gates in 2023.
Recorded | Work | Contractor | Record |
|---|---|---|---|
July 28, 2009 | Association improvement (scope not legible on the recorded notice); terminated December 17, 2009 | Naples Executive Builders | |
April 16, 2018 | “Remove existing tile roof and replace with new tile” at all eighteen building addresses and the pool house | Colonial Roofing | |
May 1, 2020 | Resurface pool and spa, new waterline tile, depth markers and coping | Aloha Pool and Spa | |
June 8, 2021 | Association work by a fire protection contractor (scope not stated in the index) | Naples Fire Protection | |
May 23, 2022 | Work at Buildings H (945) and E (975) by the same fire protection contractor | Naples Fire Protection | |
March 31, 2023 | Fence and gates, 944 Eastham Way | Russ Carter Fence |
The 2018 roof notice lists every building address, 880 to 994 Eastham Way and 963, 968 and 973 Hingham Way, plus “pool house”, and was signed by the association’s president. For a buyer, that date matters to insurers, who price Florida roofs by age: if the work was finished that year, the roofs were about eight years old in 2026, and the association’s records will confirm the completion date.
Glenmoor Greens II’s eighteen buildings are all 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. Twelve buildings are in the minimal-hazard part of Zone X on the effective map and six in its shaded 0.2% band.
Buildings | Effective FEMA zone (panel 12021C0413J, effective February 8, 2024) | Preliminary FEMA zone (issued March 20, 2025) |
|---|---|---|
F, H, I, J, K, L, M, N, P, S, T, V | X, minimal flood hazard | X, minimal flood hazard |
E (975 Eastham Way), Q (890 Eastham Way) | X, 0.2% annual chance (shaded X) | X, minimal flood hazard |
D (985), G (955), R (900 Eastham Way), U (968 Hingham Way) | X, 0.2% annual chance (shaded X) | X, 0.2% annual chance (shaded X) |
Pool house, 972 Hingham 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. No Glenmoor Greens II building point falls in Zone AE on either map; the preliminary map moves two buildings from shaded X to minimal. 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 II is in evacuation Zone C on Collier County’s hurricane evacuation zone layer, queried at all eighteen 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. We found no public report of storm-surge flooding at the Glenmoor Greens buildings in Irma, Ian, Helene or Milton; the roof replacement came the spring after Irma.
Every Glenmoor Greens II building was finished between 1997 and 2001, before the statewide Florida Building Code took effect on March 1, 2002. The association insures the buildings under its master policy, under section 718.111 of the Florida Statutes. The 2022 restatement tells each owner to carry an HO-6 policy on the unit’s finishes, fixtures and contents, with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and special assessment loss protection, complying with section 627.714. The standard shutter and impact-glass rule in section 9.10 is the route to a better wind mitigation report. 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 II 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 975 and 880 Eastham Way and 973 Hingham 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 II 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 II run through two sets of rules: the club’s gate and vehicle rules for Glen Eagle as a whole, and the Glenmoor Greens II condominium’s own 2022 rules for garages, driveways, guests, pets, smoking, grills and the recreation area.
Topic | How it works at Glenmoor Greens II | Source |
|---|---|---|
Gate | Staffed gatehouse at the Glen Eagle Boulevard entrance on Davis Boulevard; the club bars posting its gate codes | Club 2026 packet |
Parking | Your own attached garage and driveway; no more than two vehicles per unit on the property; no parking on lawns or main roads | 2022 restated declaration, section 10.9 |
Vehicles | Commercial vehicles, RVs, trailers, motorcycles, golf carts and boats only inside a garage; the master association adds its own vehicle rules | 2022 restated declaration; club disclosure summary |
Golf carts | No owner may keep a private golf cart in any Glen Eagle neighborhood; club carts may cross at designated crossings | Club declaration, section 7; restated declaration |
Pets | One dog or cat under 30 pounds, owners only, kept out of the pool, courts and social areas | 2022 restated declaration, section 10.6 |
Guests while away | Close family up to two weeks, four times a year, 56 days in total; other guests two weeks at a time; four people at most | 2022 restated declaration, section 10.2 |
Empty unit | Water turned off if the unit will be empty 48 hours or more | 2022 restated declaration |
Smoking and grills | Smoke-free common areas, pool and lanais; no grill within ten feet of a building | 2022 restated declaration, sections 10.16 and 10.17 |
Taxes | Collier County, millage code 266; no community development district | Collier County Tax Collector |
Manager | Southwest 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 II is the highest-priced condominium in Glen Eagle on a five-year Southwest Florida MLS median: $440,000 across 12 closings, against $272,500 to $430,000 for the other condominium neighborhoods. Every unit has its own attached garage, and no building is on the county’s milestone roster.
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 II | 84 | two | 12 | $440,000 | 44 | 97.0% | not listed (two floors) |
72 | three | 16 | $272,500 | 12.5 | 98.6% | all 3 completed (next 2033) | |
132 | not on roster | 29 | $422,500 and $430,000 | 6 and 25 | 99.2% and 97.0% | not listed | |
95 | three to four | 25 | $365,000 | 31 | 97.7% | open, not yet due (2028 to 2029) | |
120 | not on roster | 31 | $364,000 | 15 | 99.4% | not listed | |
96 | two | 22 | $360,000 | 19 | 97.0% | not listed (two floors) | |
120 | three | 13 | $295,000 | 83 | 96.1% | 1 completed (next 2035), 4 delinquent |
Sterling Lakes figures are shown separately for the two MLS names, “STERLING LAKES” (14 closings) and “STERLING LAKES II” (15 closings). The one 2022 Sterling Greens sale entered in the MLS as “Glenmoor Greens” is counted in neither Glenmoor Greens row. Home counts are from the Collier County tax roll (2026 preliminary).
The pattern: Glen Eagle’s two-story condominiums sell above its three-floor ones, and Glenmoor Greens II, with the largest plans and a garage per unit, sells highest of all. Its price sits closer to Glen Eagle’s villa neighborhoods than to its condominium neighbors, and a buyer comparing it with Brittany Place or Montclair Park Villas is making the right comparison.
Glenmoor Greens II and Glenmoor Greens I share a name, a street and one MLS label, but they are different products. Glenmoor Greens II is two-story, townhouse-style living with an attached garage and plans of 1,487 to 2,088 square feet, at a $440,000 five-year median; Glenmoor Greens I is three-floor condominium living with carport parking and plans of 1,091 to 1,476 square feet, at $272,500.
Question | Glenmoor Greens II | Glenmoor Greens I |
|---|---|---|
Homes | 84 in 18 buildings of 4 or 8 | 72 in 3 buildings of 24 |
Floors | two; upstairs homes by private enclosed stairwell | three, common stairways |
Parking | one attached garage per unit, plus driveway | one assigned carport space |
Plans (county roll) | 1,487 to 2,088 sq ft | 1,091 to 1,476 sq ft |
Years built | 1997 to 2001 | 1994, 1996, 2002 |
5-year MLS median | $440,000 (12 closings) | $272,500 (16 closings) |
Last-12-month sales | 7, $345,000 to $490,000 | 4, $210,000 to $299,000 |
Median price per sq ft (3 years, MLS living area) | $265.08 | $231.07 |
Milestone law | does not apply (two stories) | applies; all 3 buildings completed, next 2033 |
SIRS | not required | required; listed in the state reporting database |
Roofs | tile roof replacement recorded for all 18 buildings, 2018 | ask the manager; no roof notice recorded under the association’s name |
Leasing | 30 days to 6 months in any 12 months, 3 leases a year | 30 days to 6 months, 4 leases a year |
Pets | one pet under 30 lb, owners only, out of pool and courts | one small pet up to 30 lb, owners only, only while in residence |
Golf memberships | 72 golf, 12 social | 71 golf, 1 social |
Homestead share | 42% | 22% |
Recreation | own pool, spa, tennis and pickleball courts | own pool and pool house |
Governing documents | restated in full in 2022 | 1994 declaration as amended to 2013 |
Manager | Southwest Property | Guardian Property |
Choose Glenmoor Greens II if you want a garage, your own front door, single-level living on one floor of a two-story building, and a condominium outside the milestone and SIRS regime, and the price difference fits. Choose Glenmoor Greens I if the lowest price into a Glen Eagle golf membership matters more than the garage, and a three-floor building with a completed milestone record suits you. The club, the gate and the schools are the same either way.
Glenmoor Greens II is the Glen Eagle condominium that lives most like a villa: a garage, a private entrance, larger plans, a 2018 roof notice and no milestone or SIRS obligation. The trade-offs are the highest condominium price in Glen Eagle, pre-2002 construction, twelve social rather than golf memberships, and a detailed rule set that limits leasing and pets.
On Glenmoor Greens II showings, the first questions are not about the building’s structure, because the milestone law does not apply; they are about the garage, the stairs and the membership. Buyers want to see the garage, know whether an upstairs home’s stairwell works for them, and confirm that the unit carries golf rather than social.
As Top 1% Real Estate Agents Nationally Since 2008, we prepare for them the same way on every Glenmoor Greens II listing. We confirm the unit’s membership type against the club’s designation, pull the 2018 roof notice, the building’s zone on both FEMA maps, and the association’s current budget and estoppel through the owner, and put them in the listing package. We tell buyers the $9,000 or $8,000 club capital contribution is theirs to pay. And we tell sellers what the county deed file shows: two 2025 sales, including the $560,000 top price, never reached the MLS, so a price opinion built on MLS data alone can miss the top of the market.
In the last 12 months we tracked every Glenmoor Greens II closing, listing and recorded deed by building, generation and floor for this guide. Selling a Glenmoor Greens II condo? Get a free Glenmoor Greens II 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 II listing agent, or thinking, ‘I need someone to sell my Glenmoor Greens II home…’, McGreevy and Comisar are the team to call. We price a Glenmoor Greens II condo by building generation, floor and plan, read both the MLS and the county deed record, and market it to the seasonal and year-round buyers who want a garage inside Glen Eagle.
Why sellers list with McGreevy and Comisar:
Recent Glenmoor Greens II sold-listing statistics: In the last 12 months Glenmoor Greens II has seen 7 resales in the Southwest Florida MLS, for $2,955,000 in total volume, at a median $415,000, a median 113 days on market and an average 97.2% of list price. Over three years, 10 closings, a $440,000 median, 80.5 median days on market and 96.4% 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 II closing and recorded deed 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 II home is selling a generation, a floor and a garage. Five things decide the result:
Your Glenmoor Greens II home’s value starts with its generation, floor and plan (in 2026, first-generation ground-floor homes at $415,000 to $485,000, the 2,088-square-foot upstairs plan at $490,000, and second-generation ground-floor homes at $345,000 to $375,000) and adjusts for view, updates and condition. Get a free Glenmoor Greens II home valuation and we will price it against the actual Glenmoor Greens II sales, the county’s deed record and current listings.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
The median Glenmoor Greens II sale in the last twelve months took 113 days on market in the Southwest Florida MLS; over three years the median was 80.5 days. Three 2026 sales went under contract in three to eight weeks (30, 21 and 58 days on market), while three others took 158 to 198 days; pricing to the generation’s recent sales is the difference we control.
No. Its buildings have two stories, so neither the county milestone inspection nor the state structural integrity reserve study applies. That is a selling point against the three-floor condominiums nearby; say so in the listing.
Yes. Section 14 of the 2022 restated declaration requires the board’s approval, with written notice at least 30 days before the intended closing and a copy of the contract.
The buyer: $9,000 for a golf unit or $8,000 for a social unit in 2026 ($4,500 or $4,000 if the buyer already owns in Glen Eagle), under the club declaration. It still affects your price, because a buyer adds it to the cost.
Yes, but the leasing rule narrows the pool: leases of 30 days to six months in any twelve months, three a year, and no pets for tenants. A seasonal-rental investor fits; an annual-lease investor does not.
Late fall through early spring, when seasonal buyers are in Naples. List in October or November so the photographs, video and file are ready for the January to April peak.
Glenmoor Greens II 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 II declaration, its 2022 restatement, the builders’ certificates and every recent Glenmoor Greens sale and deed 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 II realtor on Google, and the quotes below are genuine five-star client reviews in the reviewers’ own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “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!” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
Selling a Glenmoor Greens II home? Get a free Glenmoor Greens II home valuation, or call Jesse direct at (239) 898-6072.
Buying at Glenmoor Greens II? 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 II, see our Glen Eagle guide and our Naples guide.
Glenmoor Greens II fills the Eastham Way and Hingham Way block in Glen Eagle Golf & Country Club, Naples, ZIP 34104: addresses 880 to 994 Eastham Way and 963, 968 and 973 Hingham Way, beside the lakes and the golf course, just north of Glenmoor Greens I.
Glenmoor Greens II has 84 condominium units in eighteen buildings, 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 II is 84 units in two-story garage buildings; Glenmoor Greens I is 72 units in three three-floor buildings. The MLS lists both as “Glenmoor Greens”; an address from 880 to 994 Eastham Way or on Hingham Way is Glenmoor Greens II.
Yes. The declaration designates one attached garage per unit as that unit’s limited common element.
By its own private enclosed stairwell, which the declaration assigns to each second-story unit.
Two. The declaration describes all eighteen as two-story buildings, fifteen of four units and three of eight.
Nine on the county roll: ground-floor plans of 1,487, 1,499, 1,545 and 1,599 square feet, and upstairs plans of 1,727, 1,734, 1,886, 2,017 and 2,088 square feet.
Buildings D to J were finished in 1997 and 1998 by Glenmoor Building Corporation; Buildings K to V were finished from 1999 to 2001 by Transeastern Properties.
The seven closings of the last twelve months ran from $345,000 to $490,000 at a $415,000 median. On September 26, 2026 two units were listed, at $385,000 and $429,900.
The median three-year price per square foot of MLS living area was $265.08 across 10 closings; the last twelve months’ median was $250.00.
Modestly. The 2024 closings were $465,000 and $500,000; the 2026 closings ran $345,000 to $490,000, with most closing a few percent under list. The first-generation buildings have held their prices best.
The median sale of the last twelve months took 113 days on market; over three years the median was 80.5 days.
Club dues are $8,031 a year for a golf unit or $5,402 for a social 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, Southwest Property, or read it in the resale package.
On 72 of the 84 units. The club’s recorded membership designation lists Glenmoor Greens II at 72 golf and 12 social memberships; confirm which one the unit you want carries.
A club capital contribution of $9,000 for a golf unit or $8,000 for a social unit ($4,500 or $4,000 for a buyer who already owns in Glen Eagle), the club transfer fee and estoppel, and the association’s application fee and estoppel, 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 II bill.
No. There is no age restriction; minors must be supervised by an adult.
Yes, with board approval, for 30 continuous days to six months in any twelve-month period, no more than three leases a year, and no pets for tenants.
No. No lease may run more than six months in any twelve-month period.
No. The 2022 restated declaration bars pets for tenants and guests.
One small dog or cat weighing less than 30 pounds, kept out of the pool area, the tennis and pickleball courts and the social areas.
On the ground floor, yes. Upstairs, hard flooring needs the board’s prior written approval and a sound underlayment rated at least STC 66 and IIC 67; otherwise carpet is required outside the kitchen, bathrooms and laundry.
Yes, of the standard model, style and color the board adopts; the board may also adopt impact glass and other code-compliant alternatives, and only those may be installed.
Only with the board’s written approval, and you must install a separate electric meter and pay for the power and any upgrade.
No more than two vehicles per unit on the condominium property, parked in the garage, the driveway or designated spaces.
No. Its buildings have two stories, below the three-story threshold of the milestone law, and no Glenmoor Greens II building is on the county’s roster.
No, for the same reason: the requirement starts at three habitable stories.
Under a notice of commencement recorded April 16, 2018, which covers new tile roofs on all eighteen buildings and the pool house.
No special assessment is recorded in the public documents we read. The budget, reserves and any pending assessment are association records; ask for them before you sign, and read the estoppel certificate.
Zone X at all eighteen buildings on the effective 2024 FEMA map: twelve in the minimal-hazard part and six in the shaded 0.2% band.
Most lenders do not require it in Zone X. 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.
Southwest Property, according to the club’s 2026 Realtor’s Packet and the state condominium records.
Yes. The seller gives the board at least 30 days’ notice before closing with the contract, and the board may interview you and run a background or credit check.
It depends on the buyer. Glenmoor Greens II is the garage, the private entrance and the larger plan; Glenmoor Greens I is the lower price. The comparison table above lays out every difference.
Usually, because upstairs plans are larger: the 2,088-square-foot upstairs plan closed at $490,000 in May 2026, and the county’s top recorded sale of the five years, $560,000, was an upstairs home in Building I.
For a seasonal rental owner, it can be: garages and private entries rent well in season, within three leases a year and a six-month cap. For an annual-lease investor, no.
Call Marc at (239) 287-5873. We will pull the building file, the plan’s sales from both the MLS and the county deed record, and the association’s documents before you tour.
Start with your generation, floor and plan. In 2026 first-generation ground-floor homes (Buildings D to J) sold at $415,000 to $485,000, the 2,088-square-foot upstairs plan at $490,000, and second-generation ground-floor homes (Buildings K to V) at $345,000 to $375,000. Get a free Glenmoor Greens II home valuation for your address.
Seven in the Southwest Florida MLS between September 26, 2025 and September 26, 2026, for $2,955,000 in total at a $415,000 median.
Most sold within a few percent of list: the last seven averaged 97.2%, and two sold at full price. The exception was a home listed at $540,000 that closed at $485,000, above the other Building E sale that year but below its ask.
The median of the last twelve months was 113 days on market, but three 2026 sales went under contract in three to eight weeks. Pricing to your generation’s recent sales is what shortens it.
Glenmoor Greens II has held value better than Glen Eagle’s three-floor condominiums, and it carries no milestone or SIRS question. List for the November to April season, when the most buyers are in Naples.
Yes. In the five-year MLS record the first-generation buildings D to J sold at $415,000 to $500,000 and the second-generation buildings K to V at $345,000 to $380,000.
Yes. Upstairs plans are 1,727 to 2,088 square feet against 1,487 to 1,599 downstairs, and the top recorded sale of the five years, $560,000, was an upstairs home. Ground-floor homes appeal to buyers who want no stairs.
It can. Seventy-two units carry golf and twelve carry social; a golf buyer will not buy a social unit, and the membership cannot be upgraded separately. State your unit’s membership in the listing.
Paint, lighting and a deep clean pay for themselves. If you are putting hard flooring in an upstairs unit, get the board’s approval and use a sound underlayment rated STC 66 and IIC 67 first, or a buyer’s inspector will ask.
Often, yes, for a seasonal buyer who wants to arrive for the season. Put the furniture on a separate bill of sale.
No milestone inspection or structural integrity reserve study is required for Glenmoor Greens II’s two-story buildings, so there is none to disclose. The resale documents under section 718.503 still include the declaration, budget and financial statement.
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 one; the club’s is $299, or $399 rushed, in 2026. Who pays is a contract term, and we settle it at the offer.
Yes. Section 14 of the 2022 restated declaration requires approval; give the board written notice at least 30 days before closing with the signed contract.
It can disapprove a buyer for good cause, but if it disapproves without good cause you may demand an approved alternate purchaser at the same price and terms, under section 14. A sale made without approval is void.
Yes. The board may require a personal interview with the buyer and every future occupant, and a background or credit check on occupants over 18. Tell your buyer at the offer.
The buyer: $9,000 for a golf unit or $8,000 for a social unit in 2026, under the club declaration.
Yes. The membership, golf or social, is attached to the unit under the club’s recorded designation.
Not without the board’s prior written permission; the 2022 restatement bars “For Sale”, “For Rent” and “Open House” signs anywhere on the property, including windows and vehicles.
The club’s 2026 Realtor’s Packet sets the open-house procedure at the gate; we handle the registration, and any sign at the unit needs the association’s permission.
Yes, but the investor must accept leases of 30 days to six months in any twelve months, three a year, with no pets for tenants.
Yes, if the lease was approved by the board; the buyer takes the unit subject to it. No lease can run past six months in a year.
You can, but you will still handle the association approval and interview, two estoppels and the sign rule. 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 for your unit.
Yes. The association recorded a notice on April 16, 2018 for new tile roofs on all eighteen buildings and the pool house; confirm the completion date with the manager and put it in the listing file, because insurers price Florida roofs by age.
Yes. Every building is 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.
Yes. An attached garage is the feature that separates Glenmoor Greens II from most Glen Eagle condominiums, and one reason its median sits $167,500 above Glenmoor Greens I’s.
Higher: a $440,000 five-year median against $272,500, for larger two-story plans with garages. The two are priced separately.
It narrows the buyer pool to owner-occupants and seasonal investors, who are most of the Glenmoor Greens II market already; recent sales already reflect the rule.
October or November, so the listing is photographed and ready for the January to April peak.
Because two 2025 Glenmoor Greens II sales, $450,000 and the $560,000 top price, were recorded without appearing in the MLS. A price opinion that reads only the MLS can undervalue an upstairs first-generation home.
We price from both the MLS and the county deed record, by generation, floor and membership, put the roof notice, flood zones and club and association numbers in the listing file, and market with video, drone and our buyer database.
Choose the agent who can show you every Glenmoor Greens II sale by building generation and floor, including the ones the MLS missed. We have done that on this page; call Jesse direct at (239) 898-6072.
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 II’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 |
|---|---|---|
Amended and restated declaration, articles and bylaws | OR 6164 PG 2004, August 17, 2022 | |
Original declaration of condominium | OR 2290 PG 961, March 4, 1997 | |
2008 leasing amendment | OR 4398 PG 2785, October 6, 2008 | |
1999 amendment | OR 2611 PG 2460, November 16, 1999 | |
Surveyor’s certificate, Buildings K to V | OR 2940 PG 367, December 10, 2001 | |
2018 tile roof replacement notice | OR 5498 PG 1799, April 16, 2018 | |
2020 pool and spa resurfacing notice | OR 5758 PG 1321, May 1, 2020 | |
Club 2026 Realtor’s Packet | 2026 | |
Club master declaration and bylaws, with membership designations | 2015 restatement |
The association’s budget, reserve schedule, insurance schedule and rules are held by the manager; owners and buyers under contract request them from Southwest Property.
Market data from Southwest Florida MLS, pulled September 2026.McGreevy and Comisar, Best Realtor for Glenmoor Greens II 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.
