Glenview is an equity cooperative life-care community at 100 Glenview Place in Naples: 118 residences, one MLS sale at $199,000, 72 recorded county sales since 2021 and a regulated care contract. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
McGreevy and Comisar are the team that treats a Glenview residence as the unusual asset it is: a cooperative share and a life-care contract on one campus, not a condominium deed. Glenview is an equity cooperative life-care residence neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is 118 owned residences on one campus at 100 Glenview Place, Naples, FL 34108, completed in 1992 according to the Collier County Property Appraiser’s 2026 tax roll, and it is the only place in Pelican Bay where the thing you buy is a membership certificate in a not-for-profit cooperative corporation. 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 goes deeper on Glenview than any other source we know of, and it is honest about the edges of the public record. It is built from the Glenview’s own public pages, the Florida Office of Insurance Regulation’s report on examination of the cooperative’s continuing care program, the Florida Division of Corporations record, Florida’s cooperative and continuing care statutes as they read in 2026, Collier County’s milestone inspection rules and building list, FEMA’s flood map queried at seven points on the campus, the Pelican Bay Foundation’s published resale terms, the Collier County Property Appraiser’s 2026 roll and recorded-sales file through June 30, 2026, and the Southwest Florida MLS pull of October 7, 2026. Where the public record stops, we say so and name the document that would answer the question.
If you own at Glenview and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are comparing Glenview with a Pelican Bay condominium, the sections on how cooperative ownership works, what the monthly fee covers and what Florida’s continuing care law adds will tell you whether Glenview fits before you tour.
McGreevy and Comisar are the best realtor for Glenview at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Glenview read built on every county-recorded sale since 1992, the Florida regulator’s examination report and the cooperative statutes.
If you’re searching for the best realtor for Glenview in Pelican Bay, Naples, whether you’re ready to sell your Glenview residence or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Glenview for a specific reason. Most Glenview transfers in the county’s file never appear in the MLS: the Southwest Florida MLS shows one Glenview closing in 60 months, while the county recorded 44 qualified sales in the calendar years 2022 to 2025 alone. A listing agent who prices Glenview off a Pelican Bay condominium average, or off a generic Naples retirement community, will miss that the buyer is purchasing a cooperative share, a life-care contract and a monthly fee that bundles services a condominium owner pays for separately. We price and market Glenview as what it is.
Recent Glenview track record (last 12 months): In the last 12 months Glenview has seen 1 resale in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 7, 2025 to October 7, 2026): a one-bedroom residence of 1,006 square feet that closed June 15, 2026 at $199,000, which was also its final list price, after 57 days on the market. That is a small sample of one, so the market section below lists the sale and widens to the county’s recorded-sales history. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Glenview 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 Glenview we also build the paperwork file before the first showing, because Florida law requires the seller of a cooperative interest to give the buyer the articles, bylaws and rules, the question and answer sheet and the structural documents, and gives the buyer seven days, excluding weekends and legal holidays, to cancel. We assemble that package early so the seven days start on day one.
For Glenview buyers: the first question at Glenview is what you are buying, because a cooperative share is not a deed to an apartment. The second is what the monthly fee covers, which at Glenview includes dining, housekeeping, utilities and the Pelican Bay Foundation membership, according to the Glenview’s own site. The third is what the continuing care contract promises, which Florida’s Office of Insurance Regulation oversees. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Glenview residence; we answer them below.
Honors and recognition:
Selling your Glenview residence? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home at Glenview? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living at Glenview means owning a residence through a membership certificate in a cooperative corporation, on a Pelican Bay campus at 100 Glenview Place where dining, housekeeping, maintenance, utilities, security and Foundation membership come through one monthly fee, and skilled nursing sits on the grounds. The owner holds a share and an occupancy right, not a condominium unit.
The Glenview describes itself as Florida’s only equity ownership LifeCare community, and its public pages say “you own your apartment through a membership certificate.” That is the description of a cooperative under Florida law, and the sections that follow show what the statute, the regulator and the county records add to it.
Glenview at Pelican Bay, which the community calls The Glenview at Pelican Bay, is a 118-residence cooperative life-care community in Pelican Bay, Naples. The Collier County Property Appraiser’s 2026 tax roll matches 118 residential parcels, all coded as cooperative, with a year built of 1992 and heated areas from 786 to 2,859 square feet, median 1,310. The Florida regulator counts 118 independent living units and 42 skilled nursing units, 160 continuing care units in all.
The campus is at 100 Glenview Place, Naples, FL 34108, on Glenview Pl in the southern part of Pelican Bay. Searchers who type “100 Glenview Place Naples FL” are looking for this address, and so are buyers who see it on a county record or a listing. FEMA’s flood map places the campus on panel 12021C0383J, the southern Pelican Bay panel, and the Glenview’s own pages put Waterside Shops and Artis Naples about one mile away.
Glenview at Pelican Bay is not Glencove at Pelican Bay, a separate Pelican Bay garden condominium of 96 residences with its own page. It is not a condominium at all, and it is not one of the many places called Glenview elsewhere in the United States. The tree’s roster flags the cooperative regime as the trap: buyers purchase a share plus a life-care contract, so prices are not comparable to condominium resales.
Of the Glenview’s 18 floor plans, ten carry names that are also separate Pelican Bay neighborhoods in our roster: Avalon, Calais, Dorchester, Grand Bay, Heron, Interlachen, Jamestown, Lugano, Montenero and Oakmont. Those are plan names inside the Glenview and have no connection to Montenero at Pelican Bay, Calais at Pelican Bay or any other building of the same name. A listing that says “Oakmont plan” at Glenview is a Glenview floor plan, not the Oakmont single-family neighborhood.
The cooperative corporation is Pelican Bay Cooperative Housing Corporation, a Florida not-for-profit filed April 29, 1988, active on the Florida Division of Corporations record with annual reports through April 1, 2026, and a principal address of 100 Glenview Place. The Glenview’s site carries a “Managed by LCS” mark, and the LCS Living location page lists the community. The Division of Corporations record is filed under the cooperative’s formal name and not under “Glenview,” so a search for the building’s marketing name returns nothing; we cite the record in the sources.
Glenview shows one Southwest Florida MLS closing in 60 months: a 1,006 square foot one-bedroom that sold June 15, 2026 for $199,000, equal to its list price. The Collier County Property Appraiser’s recorded-sales file shows 72 qualified sales from January 2021 through June 30, 2026, so the county, not the MLS, is the market record here.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
No MLS window reaches ten closings, so this section lists the one MLS sale and uses the county’s recorded-sales history as the long view. We label the MLS sample small: n is 1 in every window we pulled.
| Sold date | Street | Sold price | Final list | Beds/baths | Living area | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| June 15, 2026 | Glenview Pl | $199,000 | $199,000 | 1 bed / 1 bath | 1,006 sq ft | $198 | 57 |
The sale was marketed through the MLS; it was not entered after closing, so the days-on-market figure of 57 and the sale-to-list ratio of 100.0 percent each rest on n = 1. The 12, 24, 36 and 60 month windows all return that single sale. There were no active or pending Glenview listings in the MLS on October 7, 2026.
The county’s file lists deed consideration for improved sales of $100,000 and over. The table shows calendar years 2016 to 2026, with 2026 running only through June 30.
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 2016 | 9 | $655,500 | $495,000 | $1,625,000 |
| 2017 | 10 | $983,750 | $530,000 | $1,250,000 |
| 2018 | 13 | $825,000 | $550,000 | $1,950,000 |
| 2019 | 11 | $750,000 | $480,000 | $1,800,000 |
| 2020 | 8 | $787,500 | $565,000 | $1,850,000 |
| 2021 | 17 | $825,000 | $360,000 | $1,800,000 |
| 2022 | 12 | $911,500 | $350,000 | $2,500,000 |
| 2023 | 8 | $1,042,500 | $550,000 | $2,450,000 |
| 2024 | 15 | $670,000 | $285,000 | $2,700,000 |
| 2025 | 9 | $710,000 | $300,000 | $1,550,000 |
| 2026 (to June 30) | 11 | $812,500 | $199,000 | $1,350,000 |
From January 2021 through June 30, 2026 the county recorded 72 qualified sales, from a low of $199,000 in 2026 to a high of $2,700,000 in 2024. In the five full calendar years 2021 to 2025 it recorded 61, which is 12.2 a year, or about 10.3 percent of the 118 residences turning over annually (61 divided by 5, then by 118).
A yearly median of eight to seventeen sales moves with which floor plans traded, and we do not have the plan behind each deed. The 2024 median of $670,000 sits 35.7 percent below the 2023 median of $1,042,500, and that swing says more about the mix of one-bedroom and large residences that closed than about the market. Read the high and low columns, and ask us for the plan-level comparison of the residence you are pricing.
The county recorded 44 qualified sales in the calendar years 2022 to 2025; the MLS shows one Glenview closing in the 60 months ending October 7, 2026. The Glenview’s own pages describe the resale path: when an owner leaves, “the apartment returns to the community trust and is made available for purchase at current market rate,” and its sales team walks prospects through availability. That is our reading of why most transfers never reach the MLS, and the community’s documents govern who may list and how.
The county file shows 1 sale in 1992 and 95 in 1993, the year the certificate of occupancy was issued on March 1, 1993 according to the county’s milestone building list. Those 96 are most likely the opening sales of a 118-residence building, and they are why the file’s all-time count of 428 qualified sales since 1992 overstates what a resale buyer will find today.
Selling your Glenview residence? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home at Glenview? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Glenview at Pelican Bay began as a 1988 not-for-profit cooperative corporation and a developer-led project that stalled, was rescued by prospective residents, and opened as a resident-governed cooperative in 1993. The regulator licensed its continuing care program in December 1991, and the county’s building list gives the certificate of occupancy as March 1, 1993.
The record is short but specific, and every date below comes from a state, county or contemporaneous news source.
The Florida Division of Corporations shows Pelican Bay Cooperative Housing Corporation filed as a not-for-profit on April 29, 1988, with amended and restated articles on file from June 26, 1997 and a last amendment on May 25, 2012. The Naples Daily News reported on February 5, 2013 that the land was bought on June 15, 1988, and that the site is 7.7 acres.
The same 2013 article records that the developer, the Forum Group, declared bankruptcy before ground was broken, that a group of citizens banded together to save the project, and that Hurricane Andrew delayed completion. By then it had been decided that the community would remain a cooperative and hire experts in the senior living field to manage the property. The community’s executive director told the paper in 2013 that it was the only resident-owned cooperative in Florida and one of eight in the country; that is a 2013 statement, and we cite it as such.
The Florida Office of Insurance Regulation’s report on examination records that the cooperative received its certificate of authority to offer continuing care contracts on December 20, 1991. Collier County’s milestone building list shows a certificate of occupancy dated March 1, 1993, and the county roll shows a year built of 1992. The recorded-sales file shows 1 qualified sale in 1992 and 95 in 1993.
The Glenview’s own about page says the community has been home to residents “for more than twenty years” and describes an intentionally intimate scale. Its public pages and the 2013 article agree on the structure that survived: a resident-owned cooperative, a resident board, professional management, and skilled nursing on the campus. The LCS Living location page lists the Glenview among the communities LCS manages.
Glenview at Pelican Bay offers 18 floor plans from a 1,006 square foot one-bedroom to a 3,529 square foot penthouse, according to the Glenview’s residences page. The county roll shows heated areas from 786 to 2,859 square feet with a median of 1,310 across 118 parcels, so the two sources measure differently and the recorded plan controls.
The Glenview’s residences page lists these plans and sizes, which we report as the community states them.
| Plan | Bedrooms (as published) | Square feet |
|---|---|---|
| Avalon | 1 | 1,006 |
| Beachwalk | 2 | 1,293 |
| Dorchester | 2+ | 1,610 |
| Grand Bay | 2+ | 2,004 |
| Montenero | 3+ | 3,100 |
| Oakmont | 3+ | 3,220 |
| Penthouse 4 | penthouse | 3,529 |
The page also names Calais, Edgewater, Floridian, Heron, Interlachen, Jamestown, Keewaydin and Lugano, plus four penthouses, to make 18 plans in all. We did not find sizes for every plan on a public page.
The county’s smallest heated area is 786 square feet against the community’s published 1,006 minimum, and the county’s largest is 2,859 against 3,529. Possible reasons include a different measuring convention, combined residences carried on one parcel, or plans that changed after the original build. We do not know which, and we do not decide it for you. The residence’s own plan, as the cooperative’s records show it, is the document that controls, and our valuation work uses it.
The Glenview’s residences page says each residence includes all utilities except phone and cable television, weekly housekeeping and linen service, an annual spring cleaning, maintenance of appliances and air conditioning, refuse removal, clinical staff on duty around the clock and 24-hour on-site security. It also says the lanai may be open or enclosed, and that the building has open community balconies from the first to the eleventh floor. Because the cooperative owns the air conditioning unit and the appliances in every residence, according to its equity ownership page, an owner does not replace them.
There are four penthouse plans, led by the 3,529 square foot Penthouse 4. Penthouses are the largest residences and the rarest sales; the county’s highest recorded sale since 2021 was $2,700,000 in 2024, and we do not know the plan behind it. We will tell you which plans have traded and at what price when you ask about a specific residence.
The Glenview’s pages speak of Gulf-coast light, terraces overlooking Pelican Bay and a short tram ride to the beach, which are marketing descriptions and not recorded view rights. The cooperative’s documents describe no view protection that we have read, and a buyer who values a particular exposure should stand in the residence at the time of purchase.
A Glenview residence is priced against residences of the same plan and floor, not against a Pelican Bay condominium, and an automated estimate cannot tell a 1,006 square foot one-bedroom from a 3,100 square foot three-bedroom. Get a free Glenview home valuation and Jesse will follow up with the sales that fit your plan, or call Jesse direct at (239) 898-6072.
For Pelican Bay owners weighing a move, our guide to selling a home in Pelican Bay sets out the community-wide process and costs.
At Glenview you own a membership certificate in a not-for-profit cooperative corporation, and the corporation holds title to the land and buildings. Chapter 719 of the Florida Statutes defines that structure: legal title sits in the entity, and the owner’s beneficial use is a share plus a lease or other muniment of possession of the residence.
The distinction matters because the documents, the approvals and the closing are different from a condominium sale.
Section 719.103 defines a cooperative as the form of ownership in which “legal title is vested in a corporation or other entity and the beneficial use is evidenced by an ownership interest in the association and a lease or other muniment of title or possession granted by the association as the owner of all the cooperative property.” A unit owner is the person holding a share and a lease or other muniment of possession, and the statute says an interest in a unit is an interest in real property. The Glenview’s pages describe the same arrangement as owning the apartment “through a membership certificate.”
In a condominium, the buyer receives a deed to a unit and a share of common elements, and a condominium association governs under Chapter 718. At Glenview the buyer takes a share in the corporation and the right to occupy a specific residence, and the corporation governs under Chapter 719 and the continuing care provisions of Chapter 651. The county roll still carries one parcel per residence, 118 in all, coded as cooperative.
Section 719.503(2) requires the seller of a cooperative interest to give the buyer, at the seller’s expense, a current copy of the articles of incorporation, the bylaws and rules, the question and answer sheet, the inspector-prepared summary of any milestone inspection report, and the association’s most recent structural integrity reserve study or a statement that none has been completed. The resale contract must carry either an acknowledgment that the buyer received the documents more than seven days earlier, or a clause letting the buyer cancel within seven days, excluding Saturdays, Sundays and legal holidays.
Section 651.055 says that, for a resident who has received a transferable membership or ownership right, the provider may not charge a fee for the transfer of membership or sale of an ownership right. Section 719.106 separately caps any fee for approval of a transfer or lease at $100 per applicant, with husband and wife or parent and dependent child counted as one. What Glenview’s own documents provide is not published, so we ask for the current fee schedule in writing before a listing.
The Glenview’s independent living page says that when the time comes the apartment “returns to the community trust and is made available for purchase at current market rate,” which describes a resale handled through the community. We have not read the cooperative’s occupancy agreement, so we do not state who may list a residence, who holds a right of first offer, or what an owner must give the community before marketing. We confirm those terms in the documents for each residence before we price it.
A cooperative share is financed and insured differently from a deed, and not every lender or title company handles it. We do not state a lender list or a loan product because the public record does not give one. In Collier County the buyer customarily chooses the closing agent and pays the owner’s title policy where a deed is conveyed, and the contract controls; for a share transfer, the closing agent decides which instruments are recorded and which charges apply.
The Glenview’s monthly fee covers chef-prepared dining, housekeeping, transportation, concierge services, maintenance, utilities, valet, 24-hour security, access to on-campus amenities and Pelican Bay Foundation membership, according to the Glenview’s independent living page. The fee amount is not published on the public pages we read, so a buyer should request the current schedule.
The independent living page FAQ names the items above, and the equity ownership page adds wellness and a calendar of clubs, classes and events, while stating that the fee does not include “your home,” which the owner already holds. The services page lists a fine dining room, a private dining room, a heated pool and spa with sun deck, a fitness center, a game room, a library, an auditorium, valet and secure covered parking.
The residences page excludes telephone and cable television from the utilities. Beyond that exclusion, we have not read the fee schedule, the occupancy agreement or the budget, and we do not state what else a resident pays for separately. Meals beyond the dinner service are described as a la carte on the dining page, so the dining line is a question to ask: which meals are in the fee and which are billed.
The Glenview’s dining page describes a continental breakfast three times a week, a restaurant-style dinner every evening made from scratch, lunch and additional meals a la carte, a private dining room reservable through the concierge, and a monthly cooking demonstration. Whether each of those is in the monthly fee or billed separately is a schedule question we put to the community for each buyer.
Section 651.085 requires quarterly meetings between residents and the provider’s governing body and requires reasons, by cost center, for any monthly maintenance fee increase above the latest Consumer Price Index for the Southern Region, and section 651.055 requires 60 days’ advance notice of fee changes. Those are statutory protections that apply to a continuing care provider; they do not set the fee, and they do not replace the budget a buyer should review.
Section 719.104 governs cooperative records, financial reports and assessments, and section 719.106 requires reserve funding and, for buildings of three habitable stories or more, a structural integrity reserve study at least every ten years. The cooperative’s budget and reserve figures are association records that we do not quote; we tell buyers to request them under the statute and to read them with their own accountant.
A Glenview buyer faces four layers of cost: the cooperative’s monthly fee, the Pelican Bay Foundation membership that the Glenview says the fee includes, the Pelican Bay Services Division assessment, and a one-time $15,000 Foundation resale capital assessment on fee-eligible transfers recorded on or after October 1, 2026. Whether it applies to a share transfer is not published.
The Pelican Bay Foundation’s FY2027 Approved Budget Package sets the total annual assessment at $3,435: $2,180 operating, $497 replacement reserve and $758 for bulk media fees (2,180 plus 497 plus 758 equals 3,435). The Foundation’s 2026-2027 estoppel form says that when a unit is a condominium the billing is paid by the condominium association and when it is a single-family or commercial property the owner pays directly; it does not mention cooperatives. The Glenview says Foundation membership is part of its monthly fee, and we have not read how the cooperative’s budget carries the line.
The Foundation’s realtors page says the Capital Resale Assessment rises from $10,000 to $15,000 for fee-eligible transfers recorded in Collier County on or after October 1, 2026, and then rises 3.5 percent a year from October 1, 2027. The 2026-2027 estoppel lists the $15,000 as a buyer cost due at closing and a $250 seller estoppel fee with an optional $100 expedite, and a $500 seller charge for Foundation ID cards not returned. Section 7.04 of the Foundation bylaws exempts certain transfers, and we do not know whether a Glenview membership-certificate transfer is fee-eligible, so we ask the Foundation before a contract.
The estoppel form states that the Foundation does not require approval of a transfer, that approval may be required by a condominium sub-association, and that the Foundation has no right of first refusal. Any approval at Glenview is therefore the cooperative’s, not the Foundation’s.
The county’s Pelican Bay Services Division page publishes the FY 2027 assessment as Operations and Maintenance $789.07 plus Capital and Projects $460.93, a total of $1,250.00, which is $104.17 a month (1,250 divided by 12). We do not state how the division’s assessment reaches a cooperative residence, because the county page does not say; a buyer reads it on the tax notice and in the cooperative’s budget.
Section 719.108(6) requires an association to issue an estoppel certificate within 10 business days of a written request, and the statute caps the fee. As we read the state’s current adjusted caps, the figures run $299 standard, $119 expedited and $179 when the account is delinquent; the statutory base amounts are $250, $100 and $150. The contract controls who pays, and in Collier County the seller customarily pays the estoppel fees. Florida’s documentary stamp tax is $0.70 per $100 on a deed; whether the share transfer at Glenview is documented by a deed, an assignment or another instrument is a question for the closing agent.
Selling your Glenview residence? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home at Glenview? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Glenview holds a state certificate of authority to provide continuing care, which makes it a regulated provider under Chapter 651 of the Florida Statutes on top of its cooperative status. The Office of Insurance Regulation licensed its program on December 20, 1991 and examines it, and the statute supplies rescission, reserve, meeting and fee-notice protections.
Section 651.021 bars anyone from providing continuing care in Florida without a certificate of authority from the Office of Insurance Regulation. Section 651.011 defines continuing care as furnishing shelter and nursing care or personal services to a resident under a contract, upon payment of an entrance fee, and says an accommodation, admission, member or similar fee counts as an entrance fee. How the statute treats a Glenview share purchase in detail is a legal question we leave to the buyer’s attorney, and we point to the statute so you can read it.
The Office’s report on examination of Pelican Bay Cooperative Housing Corporation, doing business as The Glenview at Pelican Bay, covers January 1, 2013 to December 31, 2021 and was signed August 7, 2023. It counts 160 continuing care units, 118 independent living and 42 skilled nursing. It records four findings, all about residents’ council documentation and the reporting of quarterly meetings under sections 651.091(2) and 651.085, and it records that the minimum liquid reserve required by section 651.035 was funded at December 31, 2021. We report what the public document says and do not characterize the provider’s current finances.
Section 651.055(2) gives a person who signs a continuing care contract a seven-day right to rescind. That is separate from the seven-day resale cancellation right in section 719.503, which applies to the cooperative interest. A Glenview buyer therefore has two statutory windows to understand, and the closing agent and the buyer’s attorney should map both to the contract dates.
Section 651.055(1)(h)6 provides that, for a resident who has occupied and received a transferable membership or ownership right, the refund provisions are deemed satisfied by that transferable right. That is the statutory reason a Glenview resale is a sale of the share at market rate and not a refund of an entrance fee from the provider.
Section 651.085 requires quarterly meetings between residents and the provider’s governing body and allows a resident to serve as a voting member of the board. The Glenview’s equity ownership page says owners participate in governance through the resident board.
Premier Place is the on-campus skilled nursing and rehabilitation center and GlenCare is the home care service that comes to a resident’s apartment, and both are part of the Glenview’s LifeCare program. The Glenview publishes a 2026 public daily rate of $693, or $21,500 a month, for non-residents at Premier Place.
Premier Place is the Glenview’s skilled nursing and rehabilitation health center on the campus, and the Florida regulator counts 42 skilled nursing units in the program. The Glenview reports a five-star Centers for Medicare and Medicaid Services quality rating and U.S. News recognition, and says the center is where residents have preferred access under LifeCare. Current ratings change; the federal Care Compare site and the Florida Health Finder show the live record, and we do not restate a rating as permanent.
The Glenview’s blog says it has no designated assisted living area, and that a resident can stay in the apartment while nurses, certified nursing assistants and health workers come to the residence. That is a different arrangement from a building with a separate assisted living floor, and it matters to a buyer comparing Glenview with a retirement condominium that has one.
The Glenview’s LifeCare page shows a public daily rate at Premier Place of $693, or $21,500 a month, as of 2026. A 2024 LifeCare value insert on the Glenview’s site showed $600 a day, or $18,600 a month. The 2026 daily rate is 15.5 percent above the 2024 figure (93 divided by 600), and the page does not say what portion of care is covered for a resident.
The 2024 insert describes an annual 90-day stay benefit at Premier Place that is free for as long as a resident lives at the Glenview, to be used consecutively or in increments. The 2026 independent living page comparison table says “45 days free at Premier Place.” We do not know which statement matches today’s contract, and the Glenview’s continuing care contract controls. Ask for the current contract, in writing, before relying on either number.
The Glenview’s home page lists Newsweek’s America’s Best CCRCs 2026, U.S. News 2026 Best Continuing Care Retirement Community and Best Independent Living, and Best of Florida 2026. These are the community’s claims about third-party rankings; we do not independently rank the community and we do not rate it.
Glenview is governed by the cooperative’s articles of incorporation, bylaws and rules, its occupancy agreement and continuing care contract, and Chapters 719 and 651 of the Florida Statutes. The articles were amended and restated June 26, 1997. The bylaws, rules and occupancy agreement are not published on the public pages we read.
The Division of Corporations record for Pelican Bay Cooperative Housing Corporation lists amended and restated articles from June 26, 1997 and a last amendment on May 25, 2012. The articles define the corporation’s purposes and membership, and the statute requires the seller to give them to a buyer.
We have not read the Glenview’s bylaws, house rules or occupancy agreement, because they are not on the public pages we found. They answer questions this page cannot: who may list a residence, who approves a buyer, what a buyer must prove, how the fee is set and what happens when a residence returns to the community. A seller can obtain them under section 719.503(2), and we do so before a listing.
Section 719.106 permits cooperative documents to require approval of a transfer and limits any approval fee to $100 per applicant, with husband and wife or parent and dependent child counted as one. The Glenview’s pages describe a process in which its sales team walks a prospect through availability. We do not state the Glenview’s approval criteria or timeline because we have not read them, and we plan for approval as a step that precedes a contract.
The Division of Corporations holds the articles, the Office of Insurance Regulation holds the continuing care filings, and the Collier County Clerk’s Official Records hold any recorded instruments. We link the first two in the sources and tell you plainly when a document is not public.
The Glenview’s public pages do not state an age rule for residents, and we do not state one. Florida and federal fair housing law allow housing for older persons only under specific conditions, so any age restriction at the Glenview must come from its recorded or filed documents, which a buyer should request.
We searched the Glenview’s public pages for an age requirement and found none. The pages describe the community as a LifeCare community and use the phrase senior living in their titles, which is a description of the service and not a stated eligibility rule. We state no age requirement, and we describe the property and its documents, not the people who live there.
The federal Fair Housing Act, at 42 U.S.C. 3607(b)(2), exempts housing for persons 55 or older only when at least 80 percent of occupied units have at least one occupant who is 55 or older, the community publishes and follows policies that demonstrate that intent, and it verifies occupancy. Whether Glenview relies on that exemption, or on something else, is a question for its documents.
We have not found an age rule for Pelican Bay as a whole in the Foundation pages we read. The Glenview is one association inside it with its own documents. Read our Pelican Bay guide for the community-wide picture.
The Glenview’s public pages say nothing about leasing, so we do not state whether an owner may rent a residence. Section 719.106 allows cooperative documents to require approval of a lease and caps the fee at $100 per applicant, and the Foundation has its own recorded leasing limit for single-family dwellings.
Section 719.106 provides that a cooperative’s documents may require approval of a lease or sublease, and that a fee for the approval may not exceed $100 per applicant, except that a renewal with the same lessee carries no charge. An association may also require a security deposit up to one month’s rent. These are limits on what the cooperative may charge, and they do not tell us whether the Glenview permits leasing.
The Foundation recorded an amendment to its Second Amended and Restated Declaration on May 28, 2019 (Official Records Book 5634, Page 1101) that defines leasing broadly, includes short-term rental platform arrangements, and says no single-family dwelling unit may be leased more than two times per calendar year, unless neighborhood covenants provide otherwise. Whether that limit reaches a cooperative residence is not clear from its text, and the stricter of the Foundation’s rule and the Glenview’s own rule governs in practice. The documents control.
The Glenview’s model, in which an owner’s residence returns to the community trust for resale when the time comes, does not describe leasing as a use. A buyer who wants a rental investment should ask the Glenview whether occupancy by anyone other than the resident is permitted at all before they look further.
The Glenview’s public pages we read publish no pet rule, so we state none. Pet policies in a cooperative come from the occupancy agreement, house rules or a resident handbook, and a buyer with a pet should obtain the current written policy before making an offer.
We searched the Glenview’s pages for pets and for any size, breed or number limit and found no rule text. We do not rely on a marketing badge or a third-party listing for a pet rule, because a rule that governs your residence has to be in a document the cooperative adopted.
Ask for the written pet policy, whether it distinguishes dogs from cats, whether there is a weight limit or a fee, where a pet may be walked on the campus, and whether the policy changes when a resident moves to Premier Place. Put the answer in the contract file.
Federal and Florida fair housing law treat service animals and assistance animals under separate rules from pets. A person who needs one should tell the community early, and we recommend the buyer’s attorney review the written policy.
Glenview is a cooperative building of well over three habitable stories, so Collier County’s milestone inspection rule and Florida’s structural integrity reserve study requirement apply. The county’s building list shows a certificate of occupancy of March 1, 1993, which puts the first milestone deadline at December 31, 2025, or December 31, 2024 on the coastal track.
Collier County’s milestone page says mandatory structural inspections apply to condominium and cooperative association buildings of three or more habitable stories, and section 553.899 covers a residential cooperative under Chapter 719. The Glenview’s own page describes open community balconies from the first to the eleventh floor, so the building is well above three stories.
The county’s page sets the first inspection by December 31, 2025 for a building with a certificate of occupancy between July 1, 1992 and December 31, 1994, and by December 31, 2024 for a coastal building within three miles of salt water with a certificate of occupancy before July 1, 1997. Pelican Bay sits between the Gulf of Mexico and Clam Bay, so the coastal track very likely applies. On either track the first deadline has passed, and the next inspection is due every ten years after the first is completed.
The county’s milestone building list, dated as of January 2026, has a Glenview at Pelican Bay row for 100 Glenview Place with a certificate of occupancy date of March 1, 1993. Its due-date column reads January 1, 1984, which cannot be a real due date for a building completed in 1993, so we do not rely on that column. We did not read the status on the county’s Milestone Map, and we do not state whether the inspection is complete.
Section 719.106 requires a residential cooperative association to complete a structural integrity reserve study at least every 10 years for each building of three habitable stories or higher. For an association existing before July 1, 2022 and controlled by unit owners, the study was due by December 31, 2024, and the statute allows it to be done with a milestone inspection due by December 31, 2026 but in no event after December 31, 2026. We do not state what the Glenview’s study contains, because it is a record we have not read.
Section 719.503(2) requires the seller to provide the inspector-prepared milestone summary, where applicable, and the most recent structural integrity reserve study or a statement that none has been completed. The county charges $500 per milestone report submitted on or after January 1, 2026, which an association pays.
A milestone inspection is a structural visual inspection by an architect or engineer; if phase one finds substantial structural deterioration, phase two follows, and repairs must be permitted within 150 days and commenced within 365 days of the phase two report. The purpose of the inspection is not to determine compliance with the building code. We tell buyers to request the summary and the study and to have their own professional read them.
Glenview’s campus sits on FEMA panel 12021C0383J, effective February 8, 2024, and our queries of FEMA’s flood map at seven points on the campus returned Zone X at three and Zone AE with base flood elevations of 10 to 11 feet at four. The Glenview says it is in evacuation zone A and runs on a full-campus generator.
We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at seven points around 100 Glenview Place, using the flood zones layer and the FIRM panels layer. The panel at every point was 12021C0383J, effective February 8, 2024. A residence’s own flood risk depends on its floor, which is why an elevation certificate matters.
| Point (latitude, longitude) | Flood zone | Base flood elevation |
|---|---|---|
| 26.2169, -81.8107 | X | none |
| 26.2166, -81.8107 | X | none |
| 26.2169, -81.8110 | X | none |
| 26.2163, -81.8107 | AE | 11 feet |
| 26.2169, -81.8113 | AE | 11 feet |
| 26.2169, -81.8104 | AE | 10 feet |
| 26.2169, -81.8101 | AE | 10 feet |
A further point to the north failed to return twice and is not reported. These are campus points and not residences.
WINK News reported in 2026 that the building is in evacuation zone A and that a waterline from Hurricane Ian still marks how high the floodwater reached. A buyer who wants the Ian record should ask which floors and areas took water and what was repaired.
WINK News reported that the Glenview has a generator capable of powering the entire community, including air conditioning, elevators and critical medical equipment, and the Glenview’s 2023 blog post says the generator ran air conditioning, refrigeration and elevators for eight and a half days after Hurricane Ian until Florida Power and Light restored service. The Glenview says half of its staff stayed on campus during the storm. Those are the community’s statements and a news report, not an engineering record.
The cooperative corporation holds title to the buildings, so the corporation’s master insurance policy matters to every owner. We do not state its carrier, limits or deductibles, because they are association records, and we tell buyers to request the policy summary and to ask their own agent which personal coverage a cooperative share needs. FEMA’s Map Service Center publishes the flood map and its panels for anyone to check.
Collier County announced on August 19, 2026 that a preliminary Flood Insurance Rate Map is under review, with a 90-day appeal period, and a target effective date in summer 2027. We have not compared the preliminary map against the campus, so we do not state a new zone; check the county’s floodplain management page and the preliminary map before relying on the effective map.
Selling your Glenview residence? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home at Glenview? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Glenview residence carries two layers of amenities: the campus itself, with a dining room, private dining room, heated pool and spa, fitness center, library, auditorium, game room and valet parking, and the Pelican Bay Foundation, which the Glenview says is part of every resident’s membership, with beaches, trams and racquet sports.
The campus layer comes from the Glenview’s own pages and the Foundation layer from the Foundation’s pages. We describe what each says and do not rate either.
The Glenview’s services and amenities page lists a fine dining room and a private dining room, a heated pool, spa and sun deck, a fitness center, a game room, a library, an auditorium, and valet and secure covered parking. The residences page adds 24-hour on-site security and clinical staff on duty around the clock. We have not toured these spaces for this page, and hours and programs are the community’s to confirm.
The Glenview’s wellness page describes a program called LCS Life+ built on four pillars, which it names as connection, movement, nutrition and longevity, and a fitness calendar of six mornings a week that includes cardio, strength and mobility, chair yoga, balance, Tai Chi and Qi Gong. It also lists weekly happy hours, concerts, game nights and croquet tournaments. A buyer should ask for the current calendar and whether any class carries a separate charge.
The Pelican Bay Foundation describes nearly three miles of private white sand beach, open daily from 9 a.m. to sunset, with beach attendants, loungers, umbrellas and kayaks. It describes an open-air electric tram with eight stations along a raised berm that connects to boardwalks through the mangroves, making more than 900,000 trips a year. The Glenview’s own Pelican Bay page says the tram reaches the beach in minutes and names the north beach, Marker 36, and the south beach, Sandbar.
The Foundation lists a racquets program, a fitness center and a Community Center among its exclusive amenities. The Glenview’s Pelican Bay page says the Foundation has 18 clay courts at two locations, a new racquets center with eight more courts, and 20 outdoor pickleball courts; that is the Glenview’s description, and the Foundation’s racquets page governs the current facilities. The Foundation’s racquets complex is open.
The Glenview’s pages put Waterside Shops and Artis Naples about one mile away, Fifth Avenue South and Third Street South about five miles away. Our own routing, in the logistics section below, measures Artis Naples at 1 minute and Waterside Shops at 2 minutes by car from the campus.
The residences page excludes telephone and cable television, and the dining page describes lunch and additional meals as a la carte. The Foundation’s beach restaurants and the racquets program’s lessons are their own charges at their own prices. We do not state a dollar figure for any of them because the Glenview and the Foundation set them.
The Collier County Public Schools attendance tool, queried for the 2027 school year at 100 Glenview Place, assigns every record at the address to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, with no rezoning noted. Each school earned an A in every school year from 2021 through 2025.
Schools matter to a Glenview buyer less often than to other Pelican Bay buyers, because the campus is a life-care residence, and we report them because buyers and relocating families ask. Zoning is the district’s decision and changes from time to time.
We queried the district’s address search for 100 Glenview Pl on October 7, 2026, for the 2027 school year, and it returned 100 records, all assigning Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School, with no rezone shown for any of them. A 100-record answer reflects the residence numbers on the campus’s one street address.
| Level | Zoned school | School grade, 2021 to 2025 | Drive from the campus | Road miles |
|---|---|---|---|---|
| Elementary | Sea Gate Elementary | A, A, A, A, A | 3 minutes | 0.9 |
| Middle | Pine Ridge Middle | A, A, A, A, A | 5 minutes | 2.0 |
| High | Barron Collier High | A, A, A, A, A | 8 minutes | 3.7 |
Source: Collier County Public Schools, 2025 Accountability Brief (grades for the school years 2021 to 2025); district attendance tool, 2027 school year, queried October 7, 2026; OpenStreetMap routing from the campus, no live traffic, computed October 7, 2026.
The district’s 2025 Accountability Brief says Collier County Public Schools earned an A for 2024-25, was the only Southwest Florida district rated A, and moved up to sixth of 67 Florida districts from seventh. The brief’s tables show an A for each of the three zoned schools in each of the five school years. A grade is the state’s judgment, and we report it without adding one of our own.
Use the district’s attendance-boundary tool with the street address, or call the Student Assignment office. A zone shown on a tool is not a guarantee of enrollment, and boundaries and capacity rules can change. A buyer for whom a school decides the purchase should put the confirmation in writing before the offer.
A school zone says which campus an address is assigned to. It says nothing about a residence’s age, price or fit, and we describe the Glenview’s property and records, not the people who live there.
Work in a Glenview residence passes through the cooperative first, because the corporation owns the building and its air conditioning and appliances, and then through Collier County’s permit office for anything that needs a permit. We did not pull parcel-level permit histories for the campus and publish no permit count.
The purpose of the checklist below is practical: a buyer should know which approvals to ask a seller for before signing, and which public records answer the question.
The Glenview’s equity ownership page says the cooperative owns the air conditioning unit and all appliances in every residence. We have not read the occupancy agreement or house rules, so we do not state what an owner may alter, who must approve it, or what deposit or hours apply. We ask for the alteration rules in the seller’s document package under section 719.503(2).
Ask whether the residence has had any change to walls, balcony enclosures, kitchens, baths or flooring, who approved it, and whether a county permit and final inspection exist. A seller who cannot produce approvals for structural or enclosure work should expect a buyer to ask for a credit or a closing condition. A lanai is described as open or enclosed on the Glenview’s residences page, so ask which one a residence has and whether the enclosure was approved.
Collier County publishes a permit history lookup for addresses and the Collier County Clerk records notices of commencement for larger projects. The county’s milestone inspection report fee is $500 for reports submitted on or after January 1, 2026, per the county’s milestone page. We did not search either record for the campus, and we say so plainly.
The Florida Department of Business and Professional Regulation’s license search shows whether a contractor’s license is active. Because the cooperative controls access to the building, a contractor also needs the cooperative’s approval to work inside it, and the cooperative’s rules, which we have not read, govern hours and insurance.
Near Glenview the public record shows restoration and dispute, not a new neighborhood: Waterside Shops is adding tenants, Artis Naples holds accreditation from the American Alliance of Museums, and the Pelican Bay Foundation filed an administrative appeal on April 17, 2026 against a county interpretation allowing a waterpark at Naples Grande.
We separate what is recorded from what is proposed, and we state a proposal only where an official or contemporaneous page describes it. We predict no outcome.
Waterside Shops publishes a redevelopment page that lists openings and announcements, including Vuori, which it describes as now open, and Dior. The page is the owner’s description, not a county approval, and we state no schedule. By our routing Waterside Shops is 2 minutes and 0.7 miles from the Glenview campus.
Artis Naples, the performing arts and museum campus at 5833 Pelican Bay Boulevard, is 1 minute and 0.5 miles from the campus by our routing. Its history page records the Baker Museum’s accreditation by the American Alliance of Museums.
The Gulf Shore Association of Condominiums reported on April 22, 2026 that Collier County’s Zoning Division had determined a proposed waterpark at the Naples Grande Resort was permissible without a Planned Unit Development amendment, and that the Pelican Bay Foundation filed an administrative appeal on April 17, 2026. The Bay Villas Association also appealed, and hearing dates were not set when the article ran. We found no final decision.
The cooperative’s documents that we have read describe no view protection, and the Glenview’s marketing language about terraces and light is not a recorded right. A buyer who values a particular exposure should stand in the residence. If a nearby project is approved, the county’s public hearing notices are the first public sign.
Glenview is 1 minute from Artis Naples, 2 minutes from Waterside Shops, 7 minutes from Mercato, 12 minutes from Fifth Avenue South and 43 minutes from Southwest Florida International Airport by free-flow driving from 100 Glenview Place. The two NCH hospitals are 10 and 12 minutes away, and Naples Airport is 14.
Drive times in Naples change with the season and the hour, so we state free-flow figures from the campus and say what they are. The Glenview also provides transportation as part of its monthly fee, according to its independent living page, and its schedule governs.
The table shows routing from the campus’s geocoded point to each destination, using OpenStreetMap-based routing with no traffic, rounded to the minute.
| Destination | Minutes | Miles |
|---|---|---|
| Artis Naples | 1 | 0.5 |
| Waterside Shops | 2 | 0.7 |
| Clam Pass Park | 2 | 0.9 |
| Sea Gate Elementary | 3 | 0.9 |
| Pine Ridge Middle | 5 | 2.0 |
| Publix, 8833 Tamiami Trail North | 5 | 3.0 |
| Pelican Bay Community Center | 6 | 3.1 |
| Mercato | 7 | 3.4 |
| Barron Collier High | 8 | 3.7 |
| NCH North Naples Hospital | 10 | 5.3 |
| NCH Baker Hospital | 12 | 5.5 |
| Fifth Avenue South | 12 | 6.1 |
| Naples Municipal Airport | 14 | 7.1 |
| Naples Pier | 15 | 7.3 |
| Southwest Florida International Airport | 43 | 30.9 |
Source: OpenStreetMap routing from the campus point, no live traffic, computed October 7, 2026.
NCH North Naples Hospital is 10 minutes and 5.3 miles from the campus, and NCH Baker Hospital downtown is 12 minutes and 5.5 miles away, by the routing above. On the campus itself, Premier Place provides skilled nursing and rehabilitation, which is a separate matter from emergency care. The Florida Health Finder and the federal Care Compare site publish the live record for the nursing center.
Publix on Tamiami Trail North is 5 minutes away and Mercato 7 minutes, and the Pelican Bay Community Center is 6 minutes by road. Fifth Avenue South, at 12 minutes, is the downtown dining and shopping street. We list distances and not opinions, because a restaurant list ages faster than a drive time.
Clam Pass Park, the county’s public beach park, is 2 minutes by car. The Foundation’s private beaches are reached by tram or boardwalk, and the Foundation’s tram schedule governs. Pelican Bay’s beach hours are daily from 9 a.m. to sunset, per the Foundation.
Naples Municipal Airport is 14 minutes and 7.1 miles from the campus, and Southwest Florida International Airport is 43 minutes and 30.9 miles away by free-flow routing. A traveler leaving in season should add time, because the same trip takes longer when traffic is heavy.
Selling your Glenview residence? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home at Glenview? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Glenview’s one MLS closing in the last 12 months, at $199,000, cannot be ranked against the 12-month medians of its neighbors, and the two buildings in the table with ten or more closings, Crescent and Marbella, show how different a condominium market looks. Glenview’s county record, 72 recorded sales since January 2021, is the better comparison.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Comparing buildings by one median is crude, because each has its own plan sizes, age and ownership form, and a building with a few sales can swing on one closing. We show the 12-month figures side by side because a buyer shopping Pelican Bay asks the question, and we label every building with fewer than ten closings a small sample. Where a count is even, its median is the mean of the middle pair.
The table covers the 12 months to October 7, 2026 in the Southwest Florida MLS, with unit counts, product classes and years built from the Pelican Bay roster.
| Building | Product | Units | Built | 12-month closings (n) | 12-month median sold | Sample |
|---|---|---|---|---|---|---|
| Marbella | high-rise (21 stories), full-service retirement condo with in-house assisted living | 115 | 1999 | 11 | $2,800,000 | n of 10 or more |
| Crescent | mid-rise (four 3-story buildings) and 2-story garden buildings | 148 | 1992 to 1997 | 17 | $1,420,000 | n of 10 or more |
| Calais | carriage homes and mid-rise | 131 | 1990 to 1992 | 7 | $1,100,000 | small sample |
| Valencia | low-rise and mid-rise condo | 135 | 1988 to 1990 | 4 | $760,000 | small sample |
| Glencove | garden condo (low-rise) | 96 | 1987 | 1 | $735,000 | small sample |
| Laurel Oaks | garden condo (low-rise) | 160 | 1990 to 1991 | 10 | $652,500 | n of 10 or more |
| Avalon | garden condo (gated) | 174 | 1992 to 1994 | 10 | $589,500 | n of 10 or more |
| Glenview | equity co-op life-care residence | 118 | 1992 | 1 | $199,000 | small sample |
Source: Southwest Florida MLS, closings October 7, 2025 to October 7, 2026, pulled October 7, 2026; Pelican Bay roster. The medians for Valencia, Laurel Oaks and Avalon are even counts, so each is the mean of its middle pair ($695,000 and $825,000; $645,000 and $660,000; $589,000 and $590,000).
Marbella is the Pelican Bay building that also pairs services with assisted living inside one structure, and the next section compares the two directly. Crescent, Calais and Avalon have build years that overlap Glenview’s 1992, and Laurel Oaks and Valencia came just before. We describe each only by the roster’s product class and its market figures, because each building’s own rules are its own page.
Glencove shares most of Glenview’s name and none of its structure: a 96-residence low-rise garden condominium built in 1987 whose one MLS closing in 12 months was $735,000. A buyer who types “Glenview” into a search box may see either, which is why we separated them at the top of this page.
Pelican Bay has many more buildings than these eight, and our Pelican Bay community guide covers the whole. Glenview’s position in the table is a function of its ownership form: a share and a life-care contract, a fee that bundles services, and a resale record kept largely by the county and not the MLS. For that reason we price a Glenview residence against the same plan at Glenview and against the county’s recorded sales, not against a condominium median.
A median built on one sale is that sale. A median built on four moves by hundreds of thousands of dollars if one sale drops out, and an even count makes the median a mean of two sales. Read Glenview’s 12-month figure of $199,000 as one data point and read the county’s yearly table, which holds 8 to 17 recorded sales a year, as the longer record.
Glenview and Marbella both pair services with care on one site, but they are different products: Glenview is a cooperative with a life-care contract and one MLS closing in 12 months, $199,000, and Marbella is a condominium tower with 11 closings at a median of $2,800,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Marbella is the building a Glenview buyer most often compares when the question is a full-service Pelican Bay residence with care available on the premises, and the reverse is also true. The table uses only figures from our MLS and county records and the roster for the two buildings, with the window and the count beside each.
| Measure | Glenview | Marbella |
|---|---|---|
| Ownership form | Cooperative: a share and an occupancy right, with a continuing care contract | Condominium (per the roster) |
| Roster product | Equity co-op life-care residence | High-rise (21 stories), full-service retirement condo with in-house assisted living |
| Year built | 1992 | 1999 |
| Units | 118 on the roll | 115 on the roll |
| 12-month closings (n) | 1 (small sample) | 11 |
| 12-month median sold | $199,000 | $2,800,000 |
| 12-month low to high | $199,000 to $199,000 | $1,700,000 to $4,000,000 |
| 12-month volume | $199,000 | $30,925,000 |
| 12-month median price per sq ft | $198 | $1,196 |
| 12-month median days on market | 57 (n=1) | 67 (n=6, marketed sales only) |
| 12-month median sale-to-list | 100.0% (n=1) | 92.6% (n=6) |
| 60-month closings (n) | 1 | 59 |
| 60-month median sold | $199,000 | $2,599,000 |
| Lowest 60-month sale | $199,000 | $1,275,000 |
| Active listings on October 7, 2026 | 0 | 1 at $2,995,000 (2,555 sq ft) |
| County recorded sales, 2021 to June 30, 2026 | 72 | 55 |
Source: Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser, 2026 tax roll and recorded sales through June 30, 2026; Pelican Bay roster. We compare only what our records for both buildings support; the two buildings’ rules, fees and approvals are not compared here, and a buyer should read each building’s own documents.
Glenview is the better fit for a buyer who wants the cost of dining, housekeeping, utilities, security and Foundation membership in one monthly fee, skilled nursing on the same campus and a state regulator overseeing the care contract. Its lowest recorded price, $199,000 in 2026, and its county median of $812,500 in 2026 through June 30 (n=11) put it well below Marbella’s lowest 60-month MLS sale of $1,275,000, though the two are different products and the prices are not like for like.
Marbella is the better fit for a buyer who wants a condominium deed, a high-rise with larger plans, and a liquid MLS market: 11 closings in 12 months and 59 in 60 months against Glenview’s one. A buyer who values being able to compare many recent sales of the same plan will find that comparison at Marbella and not at Glenview.
Both buildings pair services with care, and a buyer who is weighing aging in place should ask each one what care is delivered, where and at what charge. Glenview’s blog says it has no designated assisted living area and that care comes to the residence; the roster describes Marbella as having in-house assisted living. Those are different arrangements, and a buyer should read each building’s own documents.
A Glenview seller competes with no active MLS listing on October 7, 2026, and with the community’s own availability list. A seller who prices to the county’s recorded sales of the same plan, and not to Marbella’s median, is pricing to the right comparison.
A buyer should list what each ownership form gives and asks before comparing prices, because a $199,000 cooperative residence and a $2,800,000 condominium are not substitutes. Call Marc at (239) 287-5873 and he will run the comparison for both buildings before you tour.
Selling at Glenview? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Glenview? See how we represent buyers or call Marc at (239) 287-5873.
Glenview’s strengths are a bundled monthly fee, a cooperative share that resells at market rate, skilled nursing on campus and a campus about a minute from Artis Naples. Its trade-offs are a cooperative’s different financing and documents, several unpublished rules, a thin MLS record and a flood map that puts part of the campus in Zone AE.
An honest comparison names what Glenview gives and what it asks, and each point below is tied to the record that supports it. Whether a point is a pro or a con depends on the buyer, so we state the fact and leave the weight to you.
A buyer who needs a deeded condominium, who wants to finance with a conventional condominium loan, who plans to rent the residence, or who needs a pet policy confirmed before looking should read Glenview’s documents first, because each of those turns on a document we have not read. We state the gap and not the buyer, and a different Pelican Bay building may fit better. Our Pelican Bay buyer guide covers how the rules differ by building.
If the pros fit, the next step is the residence: the plan, the floor, the condition and the document package. If a con is a barrier, we say so before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we would rather tell you Glenview is wrong for you than sell you a residence you will want to leave in a year.
Selling a Glenview residence at the county’s 2026 median of $812,500 (n=11, through June 30) costs the seller documentary stamps of $5,687.50 if the transfer is a deed, plus the cooperative’s estoppel certificate at up to $299, and a buyer customarily pays the owner’s title premium of $4,137.50 where a policy is issued. Commission is negotiable and is not included.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The figures below apply the state’s documentary stamp rate and the promulgated title rates to three Glenview prices: the one MLS closing ($199,000), the county’s 2026 median ($812,500, n=11) and the highest county-recorded sale since 2021 ($2,700,000, 2024). They are illustrations of arithmetic, not quotes, and they assume a deed and a policy that a cooperative share transfer may not use. The closing agent decides the instruments, and the contract controls who pays.
Documentary stamps on a deed are $0.70 per $100 of price (section 201.02, Florida Statutes), which is $0.007 times the price. The promulgated owner’s title premium is $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000. At $812,500 the premium is $575 plus $3,562.50, or $4,137.50.
| Item | At $199,000 | At $812,500 | At $2,700,000 | Usually paid by |
|---|---|---|---|---|
| Documentary stamps, if a deed | $1,393.00 | $5,687.50 | $18,900.00 | Seller (Collier custom) |
| Owner’s title premium, if a policy is issued | $1,070.00 | $4,137.50 | $9,325.00 | Buyer (Collier custom) |
| Cooperative estoppel certificate (up to) | $299 | $299 | $299 | Seller |
| Foundation estoppel, if issued | $250 | $250 | $250 | Seller |
| Foundation resale capital assessment, if fee-eligible | $15,000 | $15,000 | $15,000 | Buyer |
| Seller subtotal if every row above applies | $1,942.00 | $6,236.50 | $19,449.00 | |
| Buyer subtotal if every row above applies | $16,070.00 | $19,137.50 | $24,325.00 |
Source: Fla. Stat. 201.02; promulgated title premium schedule; Fla. Stat. 719.108; Pelican Bay Foundation FY2027 fee schedule. At $199,000 the stamps are 1,990 times $0.70, or $1,393.00, and the premium is $575 plus $495. At $2,700,000 the stamps are 27,000 times $0.70, or $18,900, and the premium is $575 plus $4,500 plus $4,250.
If the Foundation’s $15,000 resale capital assessment applies to a Glenview transfer, it equals 7.5 percent of a $199,000 price (15,000 divided by 199,000) and 1.8 percent of an $812,500 price. We do not know that it applies, because the Foundation’s bylaws exempt certain transfers and no public document says how they treat a cooperative membership certificate. We ask the Foundation before a contract.
Section 719.108(6) requires an association to deliver an estoppel certificate within 10 business days of a request and caps the fee. As we read the state’s current adjusted caps, the figures are $299, with $119 more to expedite and $179 more if the account is delinquent; the statutory base amounts are $250, $100 and $150. The Foundation’s own 2026-2027 estoppel is $250 with $100 more to expedite. A seller who needs a quick closing should order every certificate on the day the contract is signed.
Section 719.106 caps any fee for approving a transfer at $100 per applicant, and section 651.055 bars a provider from charging a fee for the transfer of a membership or the sale of an ownership right. What the Glenview’s own documents charge, if anything, at a resale is not public, so we obtain the fee schedule before a listing.
Commission is negotiable and is set between a seller and a listing broker, and since the NAR settlement a buyer’s broker’s compensation is also negotiated, so we publish no rate. Mortgage costs, attorney fees, inspections, insurance and prorated assessments are specific to the transaction. We provide a line-by-line estimate for a specific residence on request.
If the Glenview’s documents require approval of a buyer, the seller carries the residence’s monthly costs while it runs. We have not read the approval terms, so we state no timeline, and we ask for the process in writing before listing.
Selling at Glenview? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Glenview? See how we represent buyers or call Marc at (239) 287-5873.
If you’re searching for a Glenview listing agent, or thinking, ‘I need someone to sell my Glenview home…’ you are selling a cooperative share into a market the MLS barely records, where the plan sets the price and the paperwork clock starts before the first showing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked the one Glenview closing in the Southwest Florida MLS, pulled October 7, 2026, and the 72 county-recorded sales from January 2021 through June 30, 2026. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Glenview home valuation. Jesse follows up with the evidence for your residence: the county’s recorded sales of your plan, the one MLS closing and what the community’s own availability means for your price. To see how Pelican Bay residences are priced across the community, read our Pelican Bay home valuation guide.
(239) 898-6072, text or call. Confidential conversations welcome, including off-market sales that need discretion.
A dedicated Glenview at Pelican Bay seller page will walk through the sale step by step, from the document package to the closing.
We have not read the Glenview’s bylaws or occupancy agreement, so we cannot say. Section 719.106 allows cooperative documents to require approval of a transfer and caps any approval fee at $100 per applicant. We obtain the documents and the community’s written process before we list.
The public pages describe a sales team that walks prospects through availability, and we have not read a document that grants or limits an owner’s right to hire an agent. Ask the community in writing before you sign any listing agreement, and keep the dated answer in the file.
The one MLS sale was marketed 57 days (n=1, small sample), and the county’s record shows 8 to 17 recorded sales a year since 2016. We do not publish a timeline for approval or closing because we have not read the community’s process; the buyer’s seven-day cancellation windows run alongside it.
In Collier County the buyer customarily pays the owner’s title premium where a policy is issued, which is $4,137.50 at $812,500, and the Foundation’s $15,000 resale capital assessment if it applies. The seller customarily pays documentary stamps, $5,687.50 at $812,500 if the transfer is a deed, and the estoppel certificates. The cost section above shows three prices.
The public pages we read state no showing or sign rule, so we confirm the community’s current showing policy before the first appointment. Because the campus has a front desk, security and resident privacy, we expect showings to run by appointment, and we arrange them through the community.
Only after reading the cooperative’s alteration rules, which we have not read. The cooperative owns the air conditioning unit and appliances in every residence, so an owner does not replace them. We compare the cost of any work with same-plan sales before you start.
Glenview owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and read the regulator’s examination report, the statutes and the county’s recorded sales before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Glenview 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Glenview realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, 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!” Katharine Shea, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Selling your Glenview home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Glenview? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
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.
These are the questions buyers ask most about Glenview, the cooperative life-care community at 100 Glenview Place in Naples, answered from the state’s examination report, Florida statutes, county records, the community’s own pages and the Southwest Florida MLS. Where a record is not public, the answer says so.
Glenview at Pelican Bay, which the community calls The Glenview at Pelican Bay, is a 118-residence equity cooperative and continuing care community in Pelican Bay, Naples. Owners hold a membership certificate in a not-for-profit corporation, and the campus includes Premier Place skilled nursing. The county roll shows a year built of 1992.
Glenview is at 100 Glenview Place, Naples, FL 34108, on Glenview Pl in the southern part of Pelican Bay. The county roll lists 118 residential parcels on that street, and FEMA’s flood map places the campus on panel 12021C0383J. The Pelican Bay Foundation’s trams serve all of Pelican Bay.
No. Glencove at Pelican Bay is a separate 96-residence garden condominium built in 1987, and there are many other places called Glenview in the United States. Ten of Glenview’s floor plans also share names with other Pelican Bay buildings, such as Montenero and Calais, which are plan names only.
The Collier County roll matches 118 residential parcels, all coded as cooperative, and the Florida regulator counts 118 independent living units plus 42 skilled nursing units, 160 continuing care units in all. Heated areas on the roll run from 786 to 2,859 square feet, with a median of 1,310.
The Glenview’s residences page lists 18 floor plans from the 1,006 square foot Avalon one-bedroom to the 3,529 square foot Penthouse 4. Published sizes include Beachwalk at 1,293, Dorchester at 1,610, Grand Bay at 2,004, Montenero at 3,100 and Oakmont at 3,220. We did not find sizes for every plan.
The Southwest Florida MLS recorded one Glenview closing in 60 months: $199,000 for a 1,006 square foot one-bedroom on June 15, 2026. The county’s recorded sales run from $199,000 to $2,700,000 since 2021, with a 2026 median of $812,500 on 11 sales through June 30. Price follows plan and floor.
The lowest recorded sale in the county’s file for 2021 through mid-2026 is $199,000, in 2026, which matches the MLS’s one-bedroom sale. The next lowest yearly lows were $285,000 in 2024 and $300,000 in 2025. A low price does not remove the monthly fee, so a buyer prices both together.
The county recorded 61 qualified sales in the five calendar years 2021 to 2025, which is 12.2 a year, or about 10.3 percent of the 118 residences. The yearly count ranged from 8 to 17. The MLS shows only one, because most transfers do not appear in it.
The MLS shows one Glenview closing in 60 months, while the county recorded 44 qualified sales in 2022 to 2025. The community says a residence returns to its trust and is made available for purchase at market rate, and its sales team walks prospects through availability. That is our reading of why most transfers skip the MLS.
Glenview is a cooperative. Under section 719.103 legal title is vested in a corporation, and the owner holds a share and a lease or other muniment of possession. A condominium owner receives a deed to a unit. The county roll carries one parcel per residence, coded as cooperative.
You own a membership certificate in Pelican Bay Cooperative Housing Corporation and the right to occupy your residence, which Florida treats as an interest in real property. The corporation owns the land, buildings, air conditioning units and appliances. The articles, bylaws and occupancy agreement define the rest, and the seller must give you copies.
According to the Glenview’s independent living page, the monthly fee covers chef-prepared dining, housekeeping, transportation, concierge services, maintenance, utilities, valet, 24-hour security, on-campus amenities and Pelican Bay Foundation membership. Telephone and cable television are excluded. Meals beyond the dinner service are described as a la carte.
The public pages we read do not publish the fee, so we do not state one. Ask for the current fee schedule and the annual budget in writing. Section 651.085 requires reasons, by cost center, for any increase above the latest Consumer Price Index for the Southern Region, and section 651.055 requires 60 days’ notice.
The Glenview says Foundation membership is part of its monthly fee. The Foundation’s FY2027 assessment is $3,435, and its estoppel form says a condominium’s billing goes to the association and a single-family owner’s to the owner; it does not address cooperatives. Ask how the cooperative’s budget carries the line.
The Foundation’s realtors page says the Capital Resale Assessment is $15,000 for fee-eligible transfers recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027. Its estoppel lists the $15,000 as a buyer cost. Whether a Glenview certificate transfer is fee-eligible is not published, so we ask the Foundation.
The county’s Pelican Bay Services Division page publishes the FY 2027 assessment as $789.07 for operations and maintenance plus $460.93 for capital and projects, a total of $1,250.00, or $104.17 a month. The county page does not say how the assessment reaches a cooperative residence, so ask the community.
A cooperative share is financed and insured differently from a condominium deed, and not every lender offers a share loan. We do not name a lender or loan product because the public record does not. A buyer who needs financing should ask a lender about cooperative share loans before making an offer.
We have not read the Glenview’s bylaws or occupancy agreement, so we cannot state whether a buyer needs approval. Section 719.106 allows cooperative documents to require approval of a transfer and caps any approval fee at $100 per applicant. We plan for approval as a step that precedes a contract.
Section 719.503 gives a buyer of a cooperative interest seven days, excluding Saturdays, Sundays and legal holidays, to cancel unless the buyer received the documents more than seven days earlier. Section 651.055(2) separately gives a person who signs a continuing care contract a seven-day right to rescind. Map both to the contract dates.
LifeCare is the Glenview’s continuing care program, which the Florida Office of Insurance Regulation licensed with a certificate of authority on December 20, 1991. It links independent living to Premier Place skilled nursing on the campus. The continuing care contract defines what is promised, and the contract controls.
Premier Place is the Glenview’s on-campus skilled nursing and rehabilitation center. The Florida regulator counts 42 skilled nursing units, and the Glenview reports a five-star Centers for Medicare and Medicaid Services quality rating. Ratings change, so check the federal Care Compare site and the Florida Health Finder for the live record.
The sources conflict. A 2024 LifeCare value insert on the Glenview’s site describes an annual 90-day stay benefit, and the 2026 independent living page says “45 days free at Premier Place.” We do not know which matches today’s contract, and the continuing care contract controls. Ask for it in writing.
Yes. Glenview holds a certificate of authority under Chapter 651, and the Office of Insurance Regulation examines it. Its report on examination covers January 1, 2013 to December 31, 2021, records four findings about residents’ council documentation and quarterly meeting reporting, and records that the minimum liquid reserve was funded at December 31, 2021.
The Glenview’s public pages state no age rule, and we state none. Federal law allows housing for persons 55 or older only under specific conditions, so any restriction must come from the community’s documents. Request them before relying on an assumption, because the documents control.
The public pages we read publish no pet rule, so we state none. Pet policies in a cooperative come from the occupancy agreement, house rules or a resident handbook. Ask for the current written policy, including any weight limit or fee, and put the answer in the contract file.
The public pages say nothing about leasing. Section 719.106 allows cooperative documents to require approval of a lease and caps the fee at $100 per applicant. The Foundation’s recorded leasing amendment limits single-family dwellings to two leases a year. The stricter rule governs in practice, and the documents control.
FEMA’s flood map, queried at seven campus points on October 7, 2026, returned Zone X at three and Zone AE with base flood elevations of 10 to 11 feet at four, all on panel 12021C0383J effective February 8, 2024. A residence’s own risk depends on its floor, so request an elevation certificate.
WINK News reported that the building is in evacuation zone A and that a waterline from Hurricane Ian still marks the floodwater height. Evacuation zones measure storm surge risk, not flood zones, and the county issues orders. Read Collier County’s current guidance before each season.
WINK News reported that the Glenview has a generator capable of powering the entire community, including air conditioning, elevators and critical medical equipment. The Glenview’s 2023 blog says the generator ran air conditioning, refrigeration and elevators for eight and a half days after Hurricane Ian. Those are the community’s statements, not an engineering record.
We could not confirm. Collier County’s milestone list shows a certificate of occupancy of March 1, 1993, and the first deadline has passed on either track. We did not read the county’s Milestone Map status or the cooperative’s study. Section 719.503(2) requires the seller to deliver the summary and the study, or a statement that none exists.
The Collier County Public Schools attendance tool, queried for the 2027 school year, assigns 100 Glenview Place to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. Each earned an A in every school year from 2021 through 2025. Confirm the zone with the district before relying on it.
The Foundation’s private beaches are reached by an open-air tram with eight stations or a boardwalk through the mangroves, and the Glenview’s page says the tram reaches the beach in minutes. Clam Pass Park, the county’s public beach park, is 2 minutes by car from the campus.
Naples Municipal Airport is 14 minutes and 7.1 miles from the campus by free-flow routing, and Southwest Florida International Airport is 43 minutes and 30.9 miles away. A traveler leaving in season should add time, because the same trip takes longer when traffic is heavy.
In Collier County the buyer customarily pays the owner’s title policy and the seller pays documentary stamps, $0.70 per $100 on a deed, but the contract controls. Whether a cooperative share transfer uses a deed, an assignment or another instrument is a question for the closing agent.
Glenview is a cooperative with a continuing care contract and one MLS closing in 12 months, $199,000, while Marbella is a condominium tower with 11 closings at a median of $2,800,000. They are different products, and the comparison section above sets them side by side with the sample size beside each figure.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the regulator’s report, the statutes and the county’s recorded sales for Glenview and answer the three questions that matter: what you own, what the fee covers and what the care contract promises. Call Marc at (239) 287-5873 to buy.
These are the questions Glenview owners ask before they sell, answered from Florida statutes, county records, the community’s own pages and the Southwest Florida MLS as of October 7, 2026. Where a figure depends on your residence, the answer says what we need to know.
It depends on the plan, the floor, the view, the condition and the alteration history. The one MLS sale was $199,000 for a 1,006 square foot one-bedroom, and the county’s recorded sales run from $199,000 to $2,700,000 since 2021. Request a free home valuation for a same-plan estimate.
We start from the county’s recorded sales of your plan, because the MLS holds one Glenview closing in 60 months. Then we adjust for floor, exposure and condition, check the community’s own availability, and compare the monthly fee a buyer will carry. We do not price from a condominium average.
The one MLS sale took 57 days on the market (n=1, small sample). The county recorded 8 to 17 sales a year since 2016, so buyers exist, but we do not publish a timeline for approval or closing because we have not read the community’s process. The buyer’s seven-day cancellation windows run alongside it.
You transfer your membership certificate in Pelican Bay Cooperative Housing Corporation and the right to occupy the residence, which Florida treats as an interest in real property. The corporation keeps title to the land and buildings. The closing agent decides which instruments are signed and recorded.
We have not read the bylaws or occupancy agreement, so we cannot say. Section 719.106 allows cooperative documents to require approval of a transfer and caps the fee at $100 per applicant. We obtain the documents and the community’s written process before listing, and we plan approval as a step before contract.
We found no public document that requires it. The community describes a sales team that walks prospects through availability, and the cooperative’s documents may say more. Ask in writing before signing a listing agreement, and keep the dated answer in the file.
Section 719.503(2) requires the articles of incorporation, the bylaws and rules, the question and answer sheet under section 719.504, the inspector-prepared milestone summary where applicable, and the most recent structural integrity reserve study or a statement that none exists. The buyer also needs the continuing care contract and disclosure.
In Collier County the seller customarily pays estoppel fees, and the contract controls. Section 719.108(6) caps the fee; as we read the state’s current adjusted caps it is $299, with $119 more to expedite. The Foundation’s own 2026-2027 estoppel is $250 with $100 more to expedite, if one is issued.
The seller customarily pays documentary stamps in Collier County, which are $0.70 per $100 on a deed: $5,687.50 at $812,500. Whether a share transfer is documented by a deed or another instrument is a question for the closing agent, and the contract controls.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. Where a policy is issued, the promulgated premium is $4,137.50 at $812,500. A cooperative share may be insured differently, so ask the closing agent.
The Foundation’s 2026-2027 estoppel lists the $15,000 Capital Resale Assessment as a buyer cost due at closing on fee-eligible transfers recorded on or after October 1, 2026. We do not know whether a Glenview certificate transfer is fee-eligible, so we ask the Foundation before a contract.
Net equals price less commission, documentary stamps if a deed is used, the estoppel certificates, any payoff and prorations. Commission is negotiable and not published here. At $812,500, stamps are $5,687.50 and estoppels about $549 at most. We provide a line-by-line estimate for your residence on request.
Commission is negotiable and set between a seller and a listing broker, and since the NAR settlement a buyer’s broker’s compensation is also negotiated. We publish no rate. Call Jesse at (239) 898-6072 and he will explain the structure for your residence.
The public pages state no sign rule, and we expect a campus with a front desk, security and resident privacy to restrict signs. We confirm the community’s showing and sign policy before listing. A Glenview sale will rely on private showings and the community’s own channels as well as the MLS.
Only after reading the cooperative’s alteration rules, which we have not read. The cooperative owns the air conditioning unit and appliances, so those are not yours to replace. We compare the cost of any work with same-plan sales before you spend.
The residences page says the building has open community balconies from the first to the eleventh floor, and floor and exposure usually affect price in a multi-story building. We do not have the floor behind each county sale, so we confirm it from the cooperative’s records for your residence.
Probably, but we cannot prove it from public data. The Glenview offers 18 plans from 1,006 to 3,529 square feet, and the county file does not say which plan each deed was. Ask us for the plan-level comparison of the residence you are pricing.
It can, but most Glenview transfers do not. The MLS shows one closing in 60 months against 44 county-recorded sales in 2022 to 2025. Whether to list in the MLS depends on the community’s process and your goals, and we explain the trade-offs in a consultation.
A cash buyer removes financing, which matters because a cooperative share loan is a narrower product than a condominium mortgage. It does not remove any approval the cooperative requires or the seven-day cancellation windows, so the timeline still depends on the documents.
The contract controls, and we have not read it. Section 651.055(1)(h)6 provides that for a resident who received a transferable membership or ownership right, the refund provisions are deemed satisfied by that transferable right, and the provider may not charge a fee for the transfer of membership.
We do not know. The community’s 2024 insert describes a 90-day annual benefit for as long as a resident lives there, and its 2026 page says 45 days. The benefit belongs to the resident under the contract, so ask for the current contract and describe it to buyers only as it reads.
The Glenview’s blog says there is no entrance fee, and the cooperative’s equity model means a seller recovers value by selling the share at market rate. Whether any other refund applies depends on your continuing care contract, which controls. Ask your attorney to read it.
FEMA’s map returned Zone X at three campus points and Zone AE at four, so a buyer’s lender or insurer may ask for an elevation certificate. Have your residence’s floor and the cooperative’s flood and wind policy summary ready. Collier is also reviewing a preliminary flood map, with a 90-day appeal period that began August 19, 2026.
Yes, as disclosures. Section 719.503(2) requires you to deliver the milestone summary where applicable and the latest structural integrity reserve study or a statement that none exists. Ask the cooperative for both now, because a missing study can slow a contract.
Tax treatment depends on your basis, your holding period and how long you lived in the residence, and we are not tax advisers. Ask your CPA about the federal exclusion for a primary residence and about any state or local effects before you sign a listing.
The county roll carries one parcel per Glenview residence, coded as cooperative, and the closing agent prorates taxes and assessments at closing. We did not verify how Florida’s homestead exemption applies to a cooperative share, so ask the Collier County Property Appraiser and your closing agent.
Yes, in principle, and the community’s own availability channel is already part of how residences change hands. We handle discreet sales, including off-market, subject to the cooperative’s process. Call Jesse at (239) 898-6072 and we will explain the options for your residence.
Yes. We can coordinate a sale and a purchase so the closings fit together, whether the next home is another Glenview plan or a Pelican Bay condominium or villa.
Tell us early. A move into care changes timing and sometimes who signs, and the continuing care contract and the cooperative’s documents govern what happens to the residence. We coordinate with your attorney, family and the community so the listing fits the care transition.
Yes, an estate or a person with legal authority can sell, but the cooperative’s documents control what the community requires, such as proof of authority. We gather those requirements before listing so the sale is not delayed.
We pull the county’s recorded sales of your plan, request the statutory document package, ask the community for its process and fee schedule in writing, and send you a pricing range with the evidence. You decide whether to list after seeing the numbers.
It depends on the documents and any approval the cooperative requires. We build the package first, order the estoppels the day the contract is signed, and confirm the buyer’s financing is suited to a cooperative share, so a 30-day closing is a plan and not a hope.
We recommend one. A cooperative share, a continuing care contract and the statutory disclosures raise legal questions that a real estate agent cannot answer. Your attorney and the closing agent should read the contract and the care agreement.
Request a free home valuation or call Jesse direct at (239) 898-6072, text or call. Tell us the plan and floor, and we will send the same-plan recorded sales and a pricing range before we talk about a listing.
Selling in Glenview? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Glenview? Call Marc at (239) 287-5873 or read how we represent buyers.
Every fact on this Glenview guide traces to a primary record below: the state’s examination report and statutes, the Florida Division of Corporations, Collier County and federal sources, the Pelican Bay Foundation’s published documents, and the county roll and the Southwest Florida MLS for parcel and sale facts. No brokerage, listing portal or IDX feed is cited. The community’s own website is cited only for what the community says about itself.
The key documents for Glenview are published by the Florida Office of Insurance Regulation, the Pelican Bay Foundation, the State of Florida and the school district; the table links each to its issuing authority. The cooperative’s bylaws, rules, occupancy agreement, budget, reserve schedule and any structural integrity reserve study come from the cooperative and are part of the package a seller provides under section 719.503.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Report on Examination of Pelican Bay Cooperative Housing Corporation | Florida Office of Insurance Regulation | Signed August 7, 2023 | Examination report, PDF |
| LifeCare value insert | The Glenview at Pelican Bay | 2024 | LifeCare insert, PDF |
| FY2027 Approved Budget Package | Pelican Bay Foundation | FY2027 | Budget package, PDF |
| Estoppel fee schedule, 2026-2027 | Pelican Bay Foundation | 2026-2027 | Estoppel schedule, PDF |
| Declaration amendment on leasing, Official Records Book 5634, Page 1101 | Pelican Bay Foundation | May 28, 2019 | Leasing amendment, PDF |
| Disclosure to prospective purchasers, Fla. Stat. 719.503 | State of Florida | current statute | Statute text |
| Reserves, structural integrity reserve study and transfer fees, Fla. Stat. 719.106 | State of Florida | current statute | Statute text |
| Continuing care contracts and rescission, Fla. Stat. 651.055 | State of Florida | current statute | Statute text |
| Milestone inspections, Fla. Stat. 553.899 | State of Florida | current statute | Statute text |
| 2025 Accountability Brief and school grades | Collier County Public Schools | 2025 | School grades, PDF |
| Tropical Cyclone Report: Hurricane Ian | National Hurricane Center | 2022 | Ian report, PDF |
| Documentary stamp tax | Florida Department of Revenue | current page | Tax page |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Glenview. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Glenview, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Glenview, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
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| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 1 review | 5/5 stars | |
| Dining | 1.26 miles | 2 reviews | 5/5 stars | |
| Dining | 1.27 miles | 7 reviews | 3/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.37 miles | 9 reviews | 3.2/5 stars | |
| Shopping | 1.38 miles | 1 review | 5/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 1 review | 1/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Glenview has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Glenview do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Glenview home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
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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.
