Montclair Park Fairway Estate Homes is 79 single-family golf homes on Provincetown Drive, Harwich Court, Kenridge Place and Chartwell Lane inside Glen Eagle Golf & Country Club, built 1990 to 2004. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Montclair Park Fairway Estate Homes owners call first when they are ready to sell, and the team buyers call when they want the street-by-street record before they tour: which of the 79 homes back onto the golf course, what each street has sold for, how old the roof and the building code are, and what the club and the neighborhood association each bill. Montclair Park Fairway Estate Homes is a 79-home single-family neighborhood inside the Glen Eagle Golf & Country Club community in Naples, Florida. It holds Glen Eagle’s oldest single-family homes, every one of them carrying a golf membership, on four streets that wind between the fairways: Provincetown Drive, Harwich Court, Kenridge Place and Chartwell Lane. With Lago Villaggio at Glen Eagle, it is one of the community’s two highest-priced single-family neighborhoods.
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 guide is built from the club’s recorded membership exhibit and 2026 fee schedule, the Collier County tax roll and parcel map for all 79 homes, FEMA’s flood map intersected with every lot, FEMA’s letters of map amendment, USGS ground elevations at every lot, the school district’s address lookup, and every Montclair Park Fairway Estate Homes closing in the Southwest Florida MLS for the last five years, matched house by house to the county’s recorded plats. Where the public record stops, we say so and name the document that answers the question.
A note on the name, because it causes confusion: the neighborhood is sold under three different labels. The club and the association call it Montclair Park Fairway Estate Homes. The county records it as two plats, Montclair Park North (Provincetown Drive) and Embassy Woods Golf and Country Club at Bretonne Park, Phase One (Harwich Court, Kenridge Place and Chartwell Lane), the community’s original name. And the MLS files the same houses under “Montclair Park North,” “Montclair Park” and “Embassy Woods.” All three describe the same 79 homes. Montclair Park Villas, the attached villas on Marblehead Drive next door, is a separate neighborhood with its own association, and Montclair at Audubon, elsewhere in Naples, is an unrelated community.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Montclair Park Fairway Estate Homes because the proof is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a market read built on all 22 of this neighborhood’s MLS closings of the last five years, each matched to its recorded plat.
If you’re searching for the best realtor for Montclair Park Fairway Estate Homes in Glen Eagle Golf & Country Club, Naples, whether you’re ready to sell your Montclair Park Fairway Estate Homes home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Montclair Park Fairway Estate Homes track record (last 24 months): In the last 12 months Montclair Park Fairway Estate Homes has seen 1 resale in the Southwest Florida MLS, and one more recorded by the county that never ran through the MLS, so we widen to 24 months: 10 resales closed between December 2, 2024 and May 13, 2026 (pulled September 26, 2026), at a median sold price of $730,000, a range of $448,800 to $1,195,000 and $7,553,800 in total sold volume. The highest-priced sale in that window was $1,195,000 for a three-bedroom Provincetown Drive home in May 2026. Those 10 homes closed at an average 96.6% of list price (the mean of each sale’s own ratio) after a median 11.5 days on market, and four of the 10 sold at or above their list price. The MLS pull behind this page recorded list price, sold price, size and days on market, not the listing office on each closing, so we do not state a represented-sale count here; ask us and we will walk you through all 10 closings one by one.
For Montclair Park Fairway Estate Homes 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. Here we also build the paperwork file before the first showing: the club’s and the association’s estoppel certificates, the roof permit and date on a house that may be more than thirty years old, the wind-mitigation report, your lot’s position on the flood map and any FEMA letter on file for it, and the one-time charges your buyer will owe the club at closing. In a neighborhood with no homes on the market on September 26, 2026, the seller who has those answers ready is the seller who sets the next price.
For Montclair Park Fairway Estate Homes buyers: the first question is supply, because it is thin: one MLS closing in the last 12 months and none listed today, so a buyer who wants this street registers interest early. The second is the lot, because the lot decides the view: most homes back onto a fairway or a lake, some onto Glen Eagle Boulevard’s landscaping. The third is the age of the house, because 67 of the 79 were built before Florida’s statewide building code took effect in 2002. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific address; we answer them below.
Honors and recognition:
Selling your Montclair Park Fairway Estate Homes home? Get a free Montclair Park home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Montclair Park Fairway Estate Homes? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.
Montclair Park Fairway Estate Homes in one screen: the count, the streets, the price, the membership, the bill stack and the flood map, each figure sourced below in the section that proves it.
Living in Montclair Park Fairway Estate Homes means a detached, mostly one-level house on a quiet street that curves along Glen Eagle’s golf holes and lakes, a golf membership fixed to every lot by the recorded master declaration, the clubhouse a short cart ride away, and neighbors who run their own association without a management company.
Montclair Park Fairway Estate Homes is the club’s name for the 79 single-family homes on Provincetown Drive, Harwich Court, Kenridge Place and Chartwell Lane. The club lists it among its fifteen neighborhoods in the club’s 2026 Realtor’s Packet, and its association, Montclair Park Fairway Estate Homes Association, Inc., has been on file with the Florida Division of Corporations since December 5, 1990. The “Fairway” in the name is literal: most of the lots back onto golf holes or the lakes between them.
The county records these homes as two plats, and the difference matters when you read a tax bill or a title report. The 46 homes on Provincetown Drive are the Montclair Park North plat, built 1992 to 2003. The 33 homes on Harwich Court (20), Kenridge Place (5) and Chartwell Lane (8) are Blocks M and N of Embassy Woods Golf and Country Club at Bretonne Park, Phase One, recorded at Plat Book 17, Pages 47 to 49, and built mostly 1990 to 1992, when Glen Eagle was still called Embassy Woods. The club’s recorded membership exhibit groups both plats under the one neighborhood name and counts them together as 79.
Provincetown Drive is a long U-shaped loop off the east side of Glen Eagle Boulevard, north of the clubhouse: its west row backs onto the boulevard’s landscaped edge and its east row onto golf holes and a lake. Harwich Court and Kenridge Place are two cul-de-sacs just inside the Davis Boulevard gate, south of Glen Eagle Boulevard, wrapped by fairways and a lake. Chartwell Lane is a short cul-de-sac of eight homes east of the clubhouse and tennis courts, with golf on three sides. Directly south of Provincetown Drive along the boulevard is Montclair Park Villas at Glen Eagle, the attached villas on Marblehead Drive.
The 2026 Collier County roll shows a Florida homestead exemption on 45 of the 79 homes, 57%: 26 of 46 on Provincetown Drive and 19 of 33 on the Embassy Woods streets. That is a higher full-time share than Glen Eagle as a whole, where 534 of 1,234 homes (43%) are homesteaded, and it fits the product: a detached golf-course house with an attached garage and, on many lots, a screened pool, bought by people who live here most of the year.
Daily life is the club on one side and East Naples on the other. The clubhouse, pool, tennis courts, fitness center and dining are at 1403 Glen Eagle Boulevard, within a few hundred yards of Chartwell Lane and a short drive or cart ride from Provincetown Drive and Harwich Court. Publix at Kings Lake Square on Davis Boulevard and Publix at Berkshire Commons on Radio Road are each a few minutes away, and Fifth Avenue South in downtown Naples is about 11 minutes by car from the club, per free-flow routing we ran for our Glen Eagle guide (slower in season).
Montclair Park Fairway Estate Homes Association is self-managed: the club’s packet lists no management company for it, and its principal address on the state record is an owner’s home on Provincetown Drive. Its officers on the state filing give home addresses on Provincetown Drive, Harwich Court and Kenridge, which is one of the ways we confirmed that the association covers both plats. For a buyer, self-management usually means lower overhead and a more personal approval process, and it means the budget, the estoppel and the rules come from volunteer officers rather than a company office, so we ask for them early.
Montclair Park Fairway Estate Homes sold for a median $730,000 over the last 24 months, across 10 MLS closings from $448,800 to $1,195,000, pulled September 26, 2026. They took a median 11.5 days to sell and closed at an average 96.6% of list price; four of the 10 sold at or above list.
Data updated: September 2026
We use a 24-month window because only one Montclair Park Fairway Estate Homes sale ran through the MLS in the last 12 months, and a median needs ten. Every figure below names its window. With 10 sales the median is the average of the middle two, $695,000 and $765,000, so $730,000 is not itself a sale price. Sale-to-list and price per square foot are the average of each sale’s own ratio, not the ratio of the totals.
The MLS does not file these homes under one name. Over five years, Provincetown Drive sales appear as “Montclair Park North” (12) and as “Montclair Park” (2); Harwich Court and Chartwell Lane sales appear as “Montclair Park” (4); Harwich Court and Kenridge Place sales appear as “Embassy Woods” (4). Meanwhile several sales filed as “Montclair Park” or “Montclair Park Villas” are attached villas on Marblehead Drive, a different neighborhood. So we matched every sale by street address to the Collier County tax roll and kept only the homes on the Montclair Park North and Embassy Woods Phase One plats. We tracked all 22 closings that survive that test; the 14 villa closings on Marblehead Drive belong to Montclair Park Villas and are excluded here.
Here are the 10 closings of the last 24 months, newest first, by street, size and result. Sizes are living area as recorded on the MLS listing.
Closed | Street | Beds and baths | Living area (sq ft) | List price | Sold price | Sold to list | Days on market | Price per sq ft |
|---|---|---|---|---|---|---|---|---|
May 2026 | Provincetown Dr | 3 bed, 2.5 bath | 2,355 | $1,195,000 | $1,195,000 | 100.0% | 3 | $507 |
August 2025 | Provincetown Dr | 3 bed, 2 bath | 2,102 | $490,000 | $448,800 | 91.6% | 3 | $214 |
June 2025 | Provincetown Dr | 3 bed, 2 bath | 1,814 | $699,900 | $655,000 | 93.6% | 8 | $361 |
June 2025 | Provincetown Dr | 3 bed, 2 bath | 2,004 | $590,000 | $550,000 | 93.2% | 104 | $274 |
June 2025 | Provincetown Dr | 3 bed, 2.5 bath | 2,273 | $649,000 | $600,000 | 92.4% | 275 | $264 |
February 2025 | Provincetown Dr | 3 bed, 2.5 bath | 2,433 | $795,000 | $765,000 | 96.2% | 10 | $314 |
February 2025 | Harwich Ct | 3 bed, 2 bath | 1,828 | $710,000 | $695,000 | 97.9% | 76 | $380 |
January 2025 | Provincetown Dr | 3 bed, 2 bath | 2,038 | $949,000 | $950,000 | 100.1% | 45 | $466 |
December 2024 | Harwich Ct | 3 bed, 2 bath | 1,960 | $899,000 | $910,000 | 101.2% | 13 | $464 |
December 2024 | Provincetown Dr | 3 bed, 2 bath | 2,024 | $785,000 | $785,000 | 100.0% | 0 | $388 |
Totals for the window: 10 sales, $7,553,800 in volume, median $730,000, median 11.5 days on market, average sale-to-list 96.6%, average price per square foot $363 (median $371). The spread is the story: $214 to $507 a square foot for homes of similar size on the same streets. In our experience a gap that wide in one neighborhood means condition, not location: an original 1990s interior and roof at one end, a rebuilt kitchen, impact glass and a new roof at the other.
One Montclair Park Fairway Estate Homes sale closed in the MLS in the 12 months to September 26, 2026: a three-bedroom, two-and-a-half-bath Provincetown Drive home of 2,355 square feet at $1,195,000 in May 2026, at its full list price after three days. The Collier County deed record adds a second: a Provincetown Drive home recorded at $757,000 in October 2025 that does not appear in the MLS, the kind of private sale that happens when a neighbor or a buyer who has been waiting knocks on a door. Two sales are not a market, so we list them rather than quote a median.
No Montclair Park Fairway Estate Homes home was active or pending in the MLS on September 26, 2026. That is not unusual here: the neighborhood has averaged about four and a half MLS sales a year over five years, and in 2026 so far there has been one. For a seller, it means no competing listing; for a buyer, it means the next house on these streets may sell before it is widely seen, which is why buyers who want Montclair Park Fairway Estate Homes tell us in advance.
Over five years, 22 Montclair Park Fairway Estate Homes closings ran through the MLS (one Provincetown Drive house sold twice, in November 2021 and March 2022), at a median $692,500, a median 16 days on market and an average 97.6% of list price. Ten of the 22 sold at or above list.
Year | MLS closings | Sales, low to high |
|---|---|---|
2021 (from October) | 5 | $530,000 to $775,000 |
2022 | 4 | $610,000 to $690,000 |
2023 | 2 | $456,000 and $699,900 |
2024 | 3 | $785,000 to $910,000 |
2025 | 7 | $448,800 to $950,000 |
2026 (to September 26) | 1 | $1,195,000 |
The read: the neighborhood moved from the $600,000s in 2021 and 2022 into the $700,000s to $900,000s for its best houses from late 2024, with the $1,195,000 sale of May 2026 the high-water mark, while original-condition homes still sold in the $450,000 to $600,000 range. With so few sales a year, we read the individual houses rather than a yearly median.
Of the 22 five-year closings, 14 were on Provincetown Drive ($448,800 to $1,195,000) and 8 on the Embassy Woods Phase One streets: four on Harwich Court ($456,000 to $910,000), three on Kenridge Place ($690,000 to $699,900) and one on Chartwell Lane ($610,000). Both groups are under ten sales, so we give ranges rather than medians. The Provincetown Drive homes are newer on average (a median build year of about 1998 against 1992) and a little larger on the roll; the Embassy Woods cul-de-sacs are older, quieter and closer to the Davis Boulevard gate and the clubhouse.
The Collier County property appraiser’s published sales file (dated August 29, 2026) records 18 qualified Montclair Park Fairway Estate Homes sales in the last 60 months, median $699,900, from $456,000 to $1,195,000, and no builder sales. The county count is a little lower than the MLS count because deeds reach the file weeks after closing and some are not marked qualified; it is a little higher in one respect, because it catches the October 2025 private sale on Provincetown Drive that the MLS never saw.
Montclair Park Fairway Estate Homes sits near the top of Glen Eagle’s price ladder per house and at the top per square foot. Across all of Glen Eagle, the MLS recorded 63 sales in the 12 months to September 24, 2026 at a $405,000 median, most of them condominiums. Among single-family neighborhoods over five years: Lago Villaggio, $725,750 median on 28 sales; Montclair Park Fairway Estate Homes, $692,500 on 22; Oxford Village, $650,500 on 9; Addison Reserve, $575,000 on 26. Over the last 24 months this neighborhood’s average of $363 a square foot is the highest of the four.
For sellers, the conditions are about as good as they get in a small neighborhood: no competing listing, a $1,195,000 sale in May 2026 that resets the ceiling, and a 24-month median of $730,000. For buyers, the opportunity is in condition: the four 2025 sales that closed between 91.6% and 93.6% of list were priced for original houses, and a buyer with a renovation budget can still enter well under the median. Neither side should read the median alone, because the lot, the roof and the interior move a price here more than the calendar does.
Thinking about a home on Provincetown Drive, Harwich Court, Kenridge Place or Chartwell Lane? Montclair Park Fairway Estate Homes is one of fifteen neighborhoods inside Glen Eagle Golf & Country Club, all 79 of its homes are golf memberships, and nothing is listed today, so the first thing we do for any caller is tell them what the last sale on their street means for their house. Selling? Get a free Montclair Park home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Montclair Park Fairway Estate Homes began with Glen Eagle itself: the Harwich Court, Kenridge Place and Chartwell Lane homes sit on the first residential plat of Embassy Woods Golf and Country Club at Bretonne Park, and their association was filed December 5, 1990, the year the community was founded, a year before the golf course opened.
Glen Eagle began as “Embassy Woods Golf and Country Club at Bretonne Park.” The master association was incorporated August 1, 1990, the Mark McCumber course opened in 1991 as a public course, and restated articles filed January 20, 1998 renamed the corporation Glen Eagle Golf & Country Club, Inc., as recorded in the club’s amended and restated articles and told in the club’s own history. The whole community is zoned as the Bretonne Park planned unit development, 333.5 acres on the county’s PUD master list. The 1990 course was already under construction that spring, when the turf trade magazine Florida Green reported on Embassy Woods at Bretonne Park.
Harwich Court, Kenridge Place and Chartwell Lane are Blocks M and N of the Phase One plat, recorded at Plat Book 17, Pages 47 to 49 of the Collier County public records; the same plat created the clubhouse tract and the first golf tracts. The legal description of every one of these 33 homes still begins “Embassy Woods Golf and C.C. at Bretonne Park Phase One,” which is why title work, tax bills and some MLS listings still use the old name decades after the 1998 rename. A 2025 county Hearing Examiner notice for a variance at 6745 Harwich Court describes the lot in exactly those words and applies the Bretonne Park PUD’s setback rules to it.
Provincetown Drive is the Montclair Park North plat, 46 home lots plus common tracts, built out from 1992 to 2003. The club’s recorded membership exhibit cites it at Plat Book 18, Pages 29 and 30, beside the Embassy Woods Phase One plat, under the single name Montclair Park Fairway Estate Homes. It shares the “Montclair Park” name with the villa plats on Marblehead Drive to its south, which is the source of most of the MLS labeling confusion, but it is a separate single-family plat under a separate association.
Montclair Park Fairway Estate Homes Association, Inc. was filed December 5, 1990, with its principal address today at an owner’s home on Provincetown Drive. It lapsed and was reinstated in 2003 and has filed its annual reports continuously since 2009, per the state corporate record. Three facts tie both plats to it: the club’s membership exhibit groups them under its name and counts 79 homes, the association’s officers list home addresses on Provincetown Drive, Harwich Court and Kenridge, and the 79 closes Glen Eagle’s 1,234-home total exactly. The association’s own declaration, which would settle it on paper, is not posted online; buyers receive it at contract.
We could not confirm the builders from a primary record. The Embassy Woods Phase One homes were built during the original developer’s years (1990 to 1997), and most of the Provincetown Drive homes during or after the 1998 transition to the Glen Eagle name. Several builders likely worked the lots one or two houses at a time, which fits the variety of sizes on the roll. If the original builder matters to you, the first deed out of the developer on your lot, in the Collier Clerk’s official records, will name it.
Montclair Park Fairway Estate Homes are detached single-family houses of about 1,620 to 2,850 square feet of living area on the MLS records of the last five years, a median 2,031, nearly all three bedrooms with two or two and a half baths, an attached garage and, on many lots, a screened pool, on lots of about a fifth of an acre.
Of the 22 homes that closed in the MLS over five years, 13 were three-bedroom, two-bath homes, 4 were three bedrooms with two and a half baths, 3 were three bedrooms plus a den (two with three full baths), one was a two-bedroom-plus-den home of 1,620 square feet and one a four-bedroom, three-bath home of 2,850 square feet on Kenridge Place. The county roll’s ground-floor base area (a median of 1,982 square feet on the Embassy Woods streets and 2,196 on Provincetown Drive) tracks the MLS living area closely, which is what one-story plans look like; we read the neighborhood as essentially single-story, and the aerial photograph at the top of this page shows single-roof homes throughout.
The Collier County parcel map puts the 79 home lots at 0.16 to 0.30 acre, with a median of 0.19 acre, about 8,300 square feet: a third larger than Addison Reserve’s median lot and nearly three times the size of the villa lots on Marblehead Drive. On the federal aerial every home has a front-facing garage and driveway, and many have a screened pool cage behind the house. The county roll carries a 1.46-acre common tract on the Montclair Park North plat coded for recreation or parkland; we did not see a neighborhood pool or clubhouse on it in the aerial, and the shared pool for owners is the club’s heated pool at the clubhouse.
The lot decides the view, and on these streets most lots face something green. On Provincetown Drive the east row backs onto golf holes and a lake and the west row onto the landscaped edge of Glen Eagle Boulevard. Harwich Court and Kenridge Place are ringed by fairways and a lake, so most of their lots have golf or water behind them. The eight Chartwell Lane homes sit on a cul-de-sac with golf holes on three sides. The lake-side and fairway-side lots are also where the flood map’s high-risk edge touches the back of the yard, which we map lot by lot in the flood section.
Across the last 24 months Montclair Park Fairway Estate Homes sold for an average $363 per square foot of living area (median $371). Over five years the average is $333. That is the number to test a list price against, with one warning: the range runs from $214 to $507, so the right comparable is not the average but the last sale of a similar condition. A 2,000-square-foot house with its original roof and kitchen priced like the updated $950,000 and $1,195,000 sales will sit; the same house priced to its condition sells in days. Selling? Get a free Montclair Park home valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
A Montclair Park Fairway Estate Homes home comes with a mandatory golf membership in Glen Eagle Golf & Country Club under the recorded master declaration: the 18-hole course, heated pool, four lighted tennis courts, bocce, fitness center and dining. The recorded exhibit designates all 79 homes as golf memberships and none as social.
Exhibit D of the club’s 2015 Amended and Restated Master Declaration and Bylaws, “Designation of Membership,” assigns every one of Glen Eagle’s 1,234 homes as golf or social. For Montclair Park Fairway Estate Homes it lists 79 golf and 0 social, citing both the Embassy Woods Phase One plat and the Montclair Park North plat. That matters more than it sounds: the club states on its About page that “You cannot purchase a golf membership separate from a home or change membership to a golf membership if the home you own is deeded as a social membership.” In Addison Reserve 64 of 110 homes are social and in Lago Villaggio 58 of 105; here a buyer never has to check, because every house carries full golf privileges.
A golf membership includes the course with advance tee times plus every non-golf facility: the pool, tennis, bocce, fitness center, clubhouse and dining. A golf “family” under section 3.7 of the declaration includes a spouse and qualifying children 21 and under. Cart fees, guest fees, lockers and cart storage are billed separately under the club’s schedule in its 2026 Realtor’s Packet.
The course is 18 holes, par 70, 3,986 to 5,632 yards across eight tee sets on the club scorecard. Mark McCumber designed it; it opened in 1991, and Gordon Lewis led redesign work in 2005 and the roughly $3 million 2017 renovation with new greens, fairways and irrigation that the Naples Daily News reported. There is a putting green and hitting net, no driving range, and a golf simulator the club announced on December 30, 2024. Many Montclair Park Fairway Estate Homes lots back directly onto fairways, which is where the neighborhood’s name comes from.
The clubhouse at 1403 Glen Eagle Boulevard holds the dining room, a private dining room, the 19th Hole lounge and the Divot Cafe, per the club’s dining page. Outside are a heated pool, four lighted Har-Tru tennis courts, two bocce courts and a 24-hour fitness center, listed on the club’s amenities page. Chartwell Lane sits just east of the tennis courts and clubhouse. There are no pickleball courts on the property; East Naples Community Park, home of the US Open Pickleball Championships, is about nine minutes away.
Montclair Park Fairway Estate Homes has no clubhouse or neighborhood pool of its own that we could find in the county record or on the aerial, and Glen Eagle has no marina, no beach club and no spa; the declaration prohibits boating and swimming in the lakes. The pool a buyer will use is either the club’s or a private one on the lot, which many of these homes have. Selling? Get a free Montclair Park home valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Montclair Park Fairway Estate Homes owners pay two association bills: Glen Eagle golf-membership dues of $8,031 a year in 2026, and a Montclair Park Fairway Estate Homes Association assessment whose amount is not published. Buyers also owe the club a $9,000 capital contribution and a $425 transfer fee at closing.
Charge | Amount | How often | Source |
|---|---|---|---|
Glen Eagle club dues, golf membership, 2026 | $8,031 | yearly (payable in two halves, January 1 and July 1) | club 2026 Realtor’s Packet |
Food and beverage minimum | $600 | yearly, calendar year | club 2026 Realtor’s Packet |
Montclair Park Fairway Estate Homes Association assessment | not published | per the association’s budget | association budget or estoppel |
Solid waste (county) | $261.91 | on the property tax bill, 2025 | Collier County Tax Collector |
Property tax | 10.6058 mills in 2025 | yearly | Collier County Tax Collector |
The club figures are from the club’s 2026 Realtor’s Packet. The tax rate is from a 2025 Provincetown Drive tax bill on the Collier County Tax Collector’s site; like the rest of Glen Eagle outside Lago Villaggio, these homes pay the 0.1-mill Radio Road Beautification MSTU and the Greater Naples Fire Rescue District levy. There is no community development district: the county’s CDD boundary layer shows none over Glen Eagle, and none appears for it on the state’s Official List of Special Districts.
Montclair Park Fairway Estate Homes Association does not publish its budget, and neither does the club for any of its fifteen neighborhoods. Because the association is self-managed, there is no management company office to call; the number comes from the association’s officers, on its current budget and on the estoppel certificate a seller orders for closing. We request both at the start of every listing so the buyer sees the whole bill before the offer, not after it. In a self-managed single-family association that maintains no buildings, the neighborhood assessment is typically modest next to the club dues, but that is our reading, not a published figure.
One-time charge | Amount | Paid by | Source |
|---|---|---|---|
Capital contribution (golf home) | $9,000 | buyer, at closing | master declaration Art. 11.12(B); 2026 packet |
Capital contribution if the buyer already owns in Glen Eagle | $4,500 | buyer | 2026 packet (“Current Owner” line) |
Club transfer fee (golf) | $425 | at sale | 2026 packet |
Club estoppel certificate | $299 ($399 if needed in under five business days) | at sale | 2026 packet |
Montclair Park Fairway Estate Homes Association estoppel and application | not published | at sale | association |
The capital contribution is secured by a continuing lien under the declaration, and exemptions apply to transfers between co-owners and spouses, into trusts or estates, and on death. The club’s web version of its packet prints $7,500 for this line, the 2025 amount; the 2026 packet document and the declaration give $9,000, so we quote that and tell buyers to confirm on the club’s estoppel.
Golf dues were $4,078 in the club’s 2016 Sale Information Packet, $6,726 in the 2025 Realtor’s Packet and $8,031 in 2026, a 19% one-year rise and nearly double in ten years. The dues fund a course, clubhouse and staff owned by the owners themselves, with no recreation lease, so a dues increase is the owners’ own budget, not a landlord’s rent. Because every home here is a golf home, every owner pays the golf rate.
Montclair Park Fairway Estate Homes is governed by two homeowners’ associations under Chapter 720 of the Florida Statutes: Montclair Park Fairway Estate Homes Association, Inc. for the neighborhood, and Glen Eagle Golf & Country Club, Inc., the master association that owns and runs the club. Every owner is a member of both.
The neighborhood association is a Florida not-for-profit corporation, document number N41082 at the Florida Division of Corporations, filed December 5, 1990. Its principal and mailing address is an owner’s home on Provincetown Drive, and its officers and directors, including an architectural review director, are owners on Provincetown Drive, Harwich Court and Kenridge. Because the homes are platted lots and not condominium units, it is a homeowners’ association under Chapter 720, not a condominium; Florida’s condominium milestone and reserve-study laws do not apply.
Of Glen Eagle’s fifteen neighborhood associations, the club’s packet lists fourteen with a management company (Anchor Associates or Resort Management) and one, Montclair Park Fairway Estate Homes, as self-managed. In practice, owners volunteer to keep the books, collect the assessment, answer estoppel requests and run architectural review. The upside is cost and a board that lives on the street. The trade-off is response time in season and a paper trail kept by volunteers, so on a sale we build extra time into the estoppel and approval steps.
One title detail is worth a buyer’s attention. The Collier County roll lists the owner of the Montclair Park North plat’s two common tracts, a 2.08-acre street tract and a 1.46-acre tract coded for recreation or parkland, as ELBA Development Corporation, the company that founded Embassy Woods in 1990, still at its 1990s Tamiami Trail North address. On the neighboring Montclair Park villa plat, by contrast, the roll shows the common tracts titled to that neighborhood’s homeowners’ association. Our reading is that the Provincetown Drive tracts were never formally deeded over after the developer years, which is common in communities of this age and usually harmless, since the association maintains them in practice; but it is the kind of item a title examiner flags, so we ask the association how the street and common ground are maintained and insured before an offer. This is a county roll entry, not a title opinion.
Glen Eagle Golf & Country Club, Inc. (Florida document N39323) is both the master homeowners’ association and the owner of the course and clubhouse. Owners elected an entirely new board on August 2, 2004, and have controlled it since. There is no equity certificate to buy or sell and no refund on leaving: the declaration’s disclosure summary says “No Owner has the right to withdraw or receive distribution of his share of the common surplus,” and there is no rent or land-use fee for the recreational facilities.
Selling a Montclair Park Fairway Estate Homes home means two estoppel certificates, one from the neighborhood association and one from the club, and two sets of paperwork. The club’s real estate page says each community “has paperwork and background check requirements for all new owners,” and after neighborhood approval the file goes to the master association. Florida’s section 720.30851 governs what an estoppel certificate must contain, how fast it must be delivered and what it may cost.
Montclair Park Fairway Estate Homes lots are bound by the neighborhood association’s declaration and by Glen Eagle’s master declaration. The master declaration requires architectural approval before any exterior change, garages for pickup trucks, no overnight parking on community roads, no business use of a home, and no signs, including for-sale signs.
The rules below are from the master declaration as summarized in the club’s 2026 packet. Section 7.22B: pickup trucks, boats, trailers, campers and motor homes must be kept fully inside a garage (SUVs are exempt). Section 7.22C: no vehicle parks on common property, including the roads, between 10 p.m. and 6 a.m. Section 7.23: no business, commercial activity or profession may be conducted from a home. Section 8.1: exterior changes need prior approval from the architectural review committee. The community speed limit is 25 mph.
The neighborhood’s own declaration of covenants is recorded in the Collier Clerk’s official records, but it is not posted online by the association or the club, and we did not find it in a form we could read. Because two plats recorded years apart sit under one association, the declaration and any amendment that brought the second plat in are the documents that settle lot-level rules: fences, pool enclosures, roof materials and colors, landscaping, and whether the association maintains anything beyond the common tracts. Buyers receive it in the closing package under Florida’s section 720.401 disclosure rules; we ask for it before an offer.
Most Montclair Park Fairway Estate Homes buyers renovate something: a roof, windows, a kitchen, a pool cage. Every exterior change goes to architectural review first, both the neighborhood’s reviewer and the master association’s committee. Florida’s section 720.3035 limits how far an association can regulate certain hurricane protection and requires it to follow its own published standards, and section 553.844 sets the roof-to-wall and opening mitigation that a reroof must include on an older house. Plan the approval time into the renovation calendar.
Glen Eagle’s governing documents do not permit signs on homes for sale. The board’s open-house policy allows Saturday and Sunday open houses between noon and 4 p.m., registered with the administration office by 3 p.m. the Thursday before, using only the standard 12-by-18-inch beige and green “Open House” sign; on a single-family lot, a company sign may stand only during open-house hours.
Montclair Park Fairway Estate Homes is not a 55+ community. We found no age restriction in Glen Eagle’s master declaration or in the club’s 2026 packet, the declaration’s golf-family definition includes children 21 and under, and the school district assigns every address on these four streets to Calusa Park Elementary, East Naples Middle and Lely High.
Many owners here are retirees and second-home owners, and the 57% homestead rate says many live here year-round. A family with school-age children can buy on the same terms as anyone else, subject to the association’s standard application, and the three-bedroom plans with fenced or screened yards suit a family better than most of Glen Eagle’s condominiums.
Montclair Park Fairway Estate Homes homes can be rented under the neighborhood association’s lease rules, but short-term rentals are banned community-wide: the club states that “Air BnB or other short term rental arrangements are not allowed in the community.” Minimum lease terms are set by each neighborhood’s documents and are not published.
The club’s real estate page says “Each local community has unique rental requirements which are documented in their by-laws and deed restrictions.” For every lease, the neighborhood’s paperwork and payment are due at least 60 days before the lease starts, the owner must be current on neighborhood dues, and the neighborhood must approve the tenant before the club will transfer amenity privileges. The club charges a tenant transfer fee of $450 for a golf home, per its tenant registration form. No for-rent signs are allowed.
A furnished golf-course house with golf privileges is a strong seasonal rental product, and golf-home tenants take over the owner’s golf privileges for the lease. The limits are the minimum term in the neighborhood documents, the 60-day lead time, and, in a self-managed association, the volunteer approval step. An investor buying here should read the neighborhood declaration’s leasing article before closing, because the minimum term decides whether the house works as a winter rental or only as an annual one. Supply is also thin: with no sales listed today, most buyers here are owner-occupants.
Montclair Park Fairway Estate Homes pet rules are not published. The club tells owners that pet questions are answered “within the association documents,” meaning both Glen Eagle’s master declaration and the neighborhood’s own declaration, and we found no published limit on number, weight or breed in either.
The club’s packet puts it this way: “The most common questions that owners have about rules concern pets, changes to landscaping and vehicles. The answer lies within the association documents. Check both the Master Association documents and your neighborhood community association documents.” On golf-course lots, the rules that matter most to a dog owner are the leash rules on common property and the course, and any fence standard in the neighborhood declaration, since an unfenced backyard opens straight onto a fairway. Ask for both before an offer.
Every Montclair Park Fairway Estate Homes lot has its center in FEMA flood Zone X on the effective flood map, and the ground at the lot centers sits about 11.2 to 13.3 feet above sea level, above base flood elevations of 9 to 10 feet. Because the lots back onto golf and lakes, 48 of 79 have part of the yard in Zone AE.
We intersected FEMA’s National Flood Hazard Layer with the Collier County parcel outline of all 79 home lots on September 26, 2026. The result: 77 lots sit at their center in Zone X, area of minimal flood hazard, and 2 in the shaded Zone X, the 0.2% annual chance area. None has its center in a special flood hazard area. But 48 lots have some part inside a Zone AE edge where the yard meets a lake or golf low ground: 15 lots with 10% or more of their area in Zone AE (the highest 29.5%), 27 lots with 1% to 10%, and 6 with less than 1%. Both plats are affected: 23 of the 33 Embassy Woods lots and 25 of the 46 Provincetown Drive lots touch the zone. It is a GIS measurement, not a FEMA determination: whether a lender requires flood insurance depends on where the house itself sits, which an elevation certificate or a FEMA letter settles.
FEMA’s letters of map amendment layer lists two determinations inside the neighborhood, both on Harwich Court and both ruling “structure removed, property partially inundated”: Lot 14, Block M, at 6657 Harwich Court (October 31, 2012), and Lot 6, Block M, at 6706 Harwich Court (April 5, 2017). FEMA’s revalidation key treats letters with no revalidation status as still valid, while advising owners to confirm on FEMA’s Map Service Center. On a lot with a large Zone AE share and no letter, an elevation certificate is the document that answers a lender’s question; many of these 1990s homes will have one in the original permit file.
USGS lidar from the 3D Elevation Program puts the ground at the center of the 79 lots at 11.2 to 13.3 feet (NAVD88), a median of 12.4 feet: 11.2 to 13.0 on Provincetown Drive and 11.9 to 13.3 on the Embassy Woods streets. The base flood elevations drawn on the effective map around the neighborhood are 9.0, 9.5 and 10.0 feet. The houses themselves sit on slabs above that ground, so the margin at the finished floor is larger still.
The effective map panel is 12021C0413J, effective February 8, 2024. FEMA issued preliminary panel 12021C0413K on March 20, 2025, and the county opened the appeal period on August 19, 2026, targeting effectiveness in summer 2027, per Collier County’s August 2026 release. The Glen Eagle test points our Glen Eagle guide ran on Provincetown Drive and Harwich Court are Zone X on both maps.
Montclair Park Fairway Estate Homes is in Collier County evacuation Zone C and the Category 3 storm-surge zone on the state’s Know Your Zone map, a zone Collier County typically orders out only after the coastal Zones A and B. In Hurricane Ian (2022) the National Hurricane Center’s Ian report puts peak water in Naples Bay at about 7.1 feet, several feet below this neighborhood’s ground. We found no Glen Eagle-specific damage report for Irma, Ian, Helene or Milton in the NHC’s Irma report, the National Weather Service Miami Ian summary, the Helene report or the Milton report; our reading of the elevations is that storm surge did not reach the community.
This is the storm question that matters most here. Montclair Park Fairway Estate Homes sits in the wind-borne debris region with a design wind speed of about 164 mph on the Florida Geographic Data Library’s wind-speed data. Only 12 of the 79 homes were built in 2002 or later, the year the statewide Florida Building Code took effect (March 1, 2002); 24 of the 33 Embassy Woods homes were built 1990 to 1992, before Hurricane Andrew reshaped Florida’s building rules. An original-roof, original-window 1991 house and a re-roofed, impact-glass 1991 house next door insure very differently, so the wind-mitigation inspection (roof deck attachment, roof-to-wall connection, secondary water resistance, opening protection) is the single most useful document for pricing insurance on a specific house.
FEMA’s OpenFEMA policy data for the census tract that holds Glen Eagle show a median flood policy cost of $1,082 for 2024 to mid-2026, and 17 flood claims totaling about $13,100 paid from 1992 to 2022 across the whole tract. Collier County reports a Community Rating System class 5, a 25% discount on flood premiums, in its 2026 flood protection newsletter, while FEMA’s policy data show class 6 (20%); the discount on your own quote is the one that counts. Single-family homeowners insured by Citizens must carry flood coverage by January 1, 2027 regardless of zone, per Citizens’ flood coverage rules. Under Risk Rating 2.0, a Zone X home’s flood premium is priced on the home’s own features, not the zone alone. Florida’s section 689.302 now requires a seller’s flood disclosure at contract. Selling? Have your FEMA letter, elevation certificate and wind-mitigation report ready and get a free Montclair Park home valuation, or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples; we pull the lot’s flood position before you offer.
Collier County Public Schools assigns Montclair Park Fairway Estate Homes addresses on Provincetown Drive and Harwich Court, like every Glen Eagle street, to Calusa Park Elementary, East Naples Middle and Lely High. On the district’s 2026 grades, Calusa Park and East Naples Middle earned an A and Lely High a B.
School | Grades | 2026 grade | Enrollment (NCES 2024-25) |
|---|---|---|---|
K to 5 | A (A every year 2022 to 2026) | 670 | |
6 to 8 | A | 875 | |
9 to 12 | B (A in 2025) | 1,475 |
Assignments are from the district’s school zone lookup run for 788 Provincetown Drive and the Harwich Court homes; grades are from the district’s 2026 Accountability Brief, dated July 1, 2026, and the state’s 2026 School Grades Overview; enrollments from NCES for Calusa Park, East Naples Middle and Lely High. Private options nearby include Seacrest Country Day School at Glen Eagle’s Davis Boulevard entrance, a short walk from Harwich Court, St. John Neumann Catholic High School and Community School of Naples. Lorenzo Walker Technical College and the Florida SouthWestern State College Collier campus are within about five miles.
Montclair Park Fairway Estate Homes is zoned residential inside the Bretonne Park planned unit development, which fixes Glen Eagle’s homes and golf course. The nearest change is the proposed Vitano development about half a mile from Glen Eagle at Davis and Santa Barbara Boulevards, with 622 homes and a Whole Foods Market.
Glen Eagle is the Bretonne Park PUD, created by Ordinance 87-15 and last amended in 2001, per the county’s list of PUD ordinances and the zoning layer. The golf holes behind these lots are part of that PUD; converting them to anything else would take a PUD amendment plus the county’s golf-course conversion process under Land Development Code section 5.05.15, which requires notice to owners within 1,000 feet and a 35% greenway minimum. We found no proposal to do so from 2023 to 2026. The PUD’s own setbacks still govern the lots: the 2025 Harwich Court variance request was measured against the PUD’s accessory-structure rear yard, a reminder that a pool cage or addition here is judged by the 1987 PUD text.
Collier County’s meeting notice for Vitano and reporting by Gulfshore Business in September 2026 describe 622 homes and about 32,000 square feet for Whole Foods on 82 acres at the southeast corner of Davis and Santa Barbara Boulevards, with a developer target of 2027. The FDOT rebuild of the I-75 and Collier Boulevard interchange (Exit 101), about $97 million, is due for completion at the end of 2026 on the FDOT project page. Six-laning Davis Boulevard is a top need in the Collier MPO 2050 Long Range Transportation Plan but is not funded; Harwich Court and Kenridge Place are the Montclair streets closest to Davis Boulevard.
Permits for a home here (roof, pool, pool cage, windows, additions) are on the county’s permit system by address. We pull the roof permit and date on every listing, because a house built in 1991 that still has an early roof is well past the age at which many Florida insurers ask for replacement, and a replaced roof with a permit is worth money at the negotiating table. Florida’s section 627.7011(5) bars an insurer from refusing or cancelling a residential policy solely because a roof is under 15 years old.
Daily life in Montclair Park Fairway Estate Homes runs through Glen Eagle’s staffed gate at Davis Boulevard: Publix on Davis Boulevard and on Radio Road within a few minutes, downtown Naples about 11 minutes, I-75 about 8 minutes, and the county’s curbside trash service billed on the property tax bill.
Need | Answer | Source |
|---|---|---|
Gate | staffed gatehouse at the Davis Boulevard entrance, closest to Harwich Court; second entrance reaches Radio Road, hours not published | club packet |
Trash and recycling | Collier County curbside service, $261.91 on 2025 single-family tax bills | Collier County Tax Collector |
Water and sewer | Collier County Water-Sewer District | county |
Groceries | Publix at Kings Lake Square, 4860 Davis Blvd and Publix at Berkshire Commons, 7101 Radio Rd | Publix |
Hospital | NCH Baker Hospital, about 5.8 miles | NCH |
Urgent care | NCH Immediate Care, Southeast, about 8 miles | NCH |
Airports | Naples Airport about 3.7 miles; Southwest Florida International about 30 miles | airports |
Parks | Collier Parks | |
Beaches | county residents can get a free beach parking permit | Collier Parks |
Distances are road miles from Glen Eagle Boulevard that we measured for our Glen Eagle guide.
The club’s rules keep the roads clear at night (no parking on community roads from 10 p.m. to 6 a.m.), so overnight guests park in the driveway or garage; with garages and driveways on these lots, that is rarely a problem. Golf carts are the usual way to the clubhouse from Chartwell Lane and Provincetown Drive, and the cart paths run behind many of the lots.
Montclair Park Fairway Estate Homes is Glen Eagle’s all-golf, single-family neighborhood: over the last 24 months its average $363 a square foot tops Lago Villaggio ($311) and Addison Reserve ($333), and its median 11.5 days on market is the fastest of the three, on the oldest houses of the group.
Neighborhood | Homes | Built (county roll) | Golf / social memberships | MLS closings, 5 years | Median sale, 5 years | Average price per sq ft, 5 years | Average sale to list, 5 years |
|---|---|---|---|---|---|---|---|
Montclair Park Fairway Estate Homes | 79 | 1990 to 2004 | 79 / 0 | 22 | $692,500 | $333 | 97.6% |
105 | 2002 to 2006 | 47 / 58 | 28 | $725,750 | $325 | 96.6% | |
110 | 2000 to 2003 | 46 / 64 | 26 | $575,000 | $326 | 98.3% | |
36 | 1998 to 2001 | 27 / 9 | 9 | $650,500 | $352 | 98.5% |
Yardstick: Southwest Florida MLS closings, five years to September 26, 2026, excluding records entered after unlisted sales; price per square foot and sale to list are the average of each sale’s own ratio. Montclair Park Fairway Estate Homes sales are matched to the neighborhood’s two plats by address. Membership splits are from Exhibit D of the master declaration; homes and years from the Collier County roll.
Addison Reserve, 110 one-story homes on Glen Eagle Circle at the Radio Road end of the boulevard, is the other single-family choice under $700,000. Its homes are newer (2000 to 2003) and a little smaller (a 1,723-square-foot median over 24 months), its lots are compact (a 0.14-acre median), and 64 of its 110 homes are social memberships. Over 24 months it sold at a $582,500 median in a median 65 days. Montclair Park Fairway Estate Homes gives a buyer a larger lot, a guaranteed golf membership and a golf view on most lots, on an older house.
Montclair Park Fairway Estate Homes and Lago Villaggio are Glen Eagle’s two highest-priced single-family neighborhoods. Montclair Park Fairway Estate Homes is 79 older golf-course homes, all golf memberships, at a $730,000 median over 24 months; Lago Villaggio is 105 newer, larger homes built 2002 to 2006 at $665,000, most of them social memberships.
Question | Montclair Park Fairway Estate Homes | Lago Villaggio |
|---|---|---|
Homes | 79, on Provincetown Dr, Harwich Ct, Kenridge Pl and Chartwell Ln | 105, Lago Villaggio Way |
Built (county roll) | 1990 to 2004 (67 of 79 before 2002) | 2002 to 2006 |
Typical size (median MLS living area, 24 months) | 2,031 sq ft | 2,309 sq ft |
Median sale, 24 months (MLS) | $730,000 (10 sales) | $665,000 (11 sales) |
Median days on market, 24 months | 11.5 | 125 |
Average sale to list, 24 months | 96.6% | 95.8% |
Average price per sq ft, 24 months | $363 | $311 |
Golf / social memberships | 79 / 0 | 47 / 58 |
Neighborhood association | self-managed | Anchor Associates |
Zoning | Bretonne Park PUD | separate Whittenberg Estates PUD, Ordinance 2000-07 |
Property tax, 2025 | 10.6058 mills (includes the Radio Road MSTU) | 10.5058 mills |
FEMA letters removing homes from the high-risk area | 2 | 11 |
Homestead share, 2026 roll | 45 of 79 (57%) | 73 of 105 (70%) |
Sources: Southwest Florida MLS, pulled September 26, 2026; Collier County roll; Exhibit D of the master declaration; Collier County Tax Collector 2025 bills; the club’s 2026 packet; FEMA’s letters of map amendment layer.
You want a guaranteed golf membership, a golf or lake view on most lots, a larger lot than Addison Reserve’s, and a street that sells in days rather than months, and you are ready to budget for an older house: the roof, the windows and the wind-mitigation upgrades that a 1990s home may need. Watch for a listing; there were none on September 26, 2026.
You want a newer house built under the statewide Florida Building Code, more room (about 280 square feet more on the 24-month median), and more house per dollar ($311 a square foot against $363), and you either do not need golf or are willing to wait for one of its 47 golf homes. Its longer selling times, a 125-day median, mean more room to negotiate. Read our Lago Villaggio guide for its street-level detail.
Over the last 24 months, Montclair Park Fairway Estate Homes sold for an average $363 per square foot of living area against Lago Villaggio’s $311, in a median 11.5 days against 125. Per square foot and per day on market, Montclair Park Fairway Estate Homes is the strongest single-family neighborhood in Glen Eagle; per house, Lago Villaggio buys more space. Selling? Get a free Montclair Park home valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Montclair Park Fairway Estate Homes’ strengths are a guaranteed golf membership, golf and lake views on most lots, larger lots than most of Glen Eagle and fast sales. Its weaknesses are the age of the houses, a neighborhood fee that is not published, very thin supply, and part of many backyards inside the flood map’s high-risk edge.
On Montclair Park Fairway Estate Homes showings, four questions come up before a buyer asks about the kitchen: how old is the roof, are the windows impact-rated, what does the neighborhood association charge on top of the club, and does the back of the lot touch the flood zone. Those four decide the offer.
As Top 1% Real Estate Agents Nationally Since 2008, we prepare for them the same way on every listing. We pull the roof, window and pool-cage permits, order the wind-mitigation report, request the association’s budget and estoppel through the owner, and check the lot against FEMA’s map and letters. We tracked all 22 Montclair Park Fairway Estate Homes closings of the last five years for this guide, matched each one to its plat by address, and the pattern is plain: the four top sales, $785,000 to $1,195,000, closed at or above list within 45 days, while four 2025 sales closed at 92% to 94% of list, and in our reading the difference was the work each buyer had to price in.
If you’re searching for a Montclair Park Fairway Estate Homes listing agent, or thinking, ‘I need someone to sell my Montclair Park Fairway Estate Homes home…’, McGreevy and Comisar are the team to call. We price a home here by street, lot and condition, document it before the first showing, and market it to the golfers and year-round buyers who own these streets today.
Why sellers list with McGreevy and Comisar:
Recent Montclair Park Fairway Estate Homes sold-listing statistics: In the last 12 months Montclair Park Fairway Estate Homes has seen 1 resale in the Southwest Florida MLS, at $1,195,000, plus one private sale of $757,000 in the county record; over 24 months, 10 resales for $7,553,800 in total volume, at a median 11.5 days on market and an average 96.6% of list price; the median sale was $730,000 and the top sale $1,195,000. The MLS pull did not record the listing office on each sale, so we do not state how many we represented on the seller side; in the last 12 months we tracked every sale on these four streets by plat, lot and condition for this guide.
Selling here is selling a golf-course house with some age on it, in a neighborhood where buyers wait for listings. Five things decide the result:
Your home’s value starts with condition and lot: over 24 months, homes of about 2,000 square feet sold from $448,800 to $950,000 depending on how much had been updated, and the best Provincetown Drive home reached $1,195,000. Then it adjusts for the view, the pool, the roof and the windows. Get a free Montclair Park home valuation and we will price it against the actual sales on your street.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
The median sale in the last 24 months took 11.5 days on market in the Southwest Florida MLS; five of the 10 sold in ten days or less. Two took far longer, 104 and 275 days, and both closed at about 92% to 93% of list: the houses that sit here are priced above their condition, not above the street.
Sometimes. The 24-month record shows a gap of more than $400,000 between original and updated homes of similar size. A new roof or impact windows often pay for themselves in the buyer’s insurance quote; a full kitchen rarely returns its cost at sale. We run both numbers with you before listing.
Your buyer needs approval. The club says each neighborhood has its own paperwork and background-check requirements for new owners, and after the Montclair Park Fairway Estate Homes association approves, the file goes to the master association. With a volunteer association, we submit early.
Most Glen Eagle buyers are seasonal, so a listing from late fall through winter meets the most buyers. Over five years, 19 of the 22 MLS closings here fell between November and June, and with no competing listings today a well-prepared house can launch in any month.
Yes, and it happens here: the county recorded a $757,000 Provincetown Drive sale in October 2025 that never appeared in the MLS. A private sale can suit an owner who values quiet, but it trades away the competition that set the $1,195,000 price in May 2026. We will tell you honestly which fits your house.
Montclair Park Fairway Estate Homes owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not with a call center. Between them they bring more than twenty years of Southwest Florida transactions, and they read the Glen Eagle declaration, the club’s fee schedule, the county’s plats and every recent sale on these four streets before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004 and the team launched in October 2008. Read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. The credentials:
McGreevy and Comisar is a top-reviewed Montclair Park Fairway Estate Homes realtor on Google, and the quotes below are genuine five-star client reviews in the reviewers’ own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “After working with Jesse and his team at Domain, my wife and I would never use another realtor for any buying or selling here in Florida! We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn’t recommend more.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
Selling a Montclair Park Fairway Estate Homes home? Get a free Montclair Park home valuation, or call Jesse direct at (239) 898-6072.
Buying in Montclair Park Fairway Estate Homes? Call Marc at (239) 287-5873, or read how we represent buyers in Naples.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the community around these streets, see our Glen Eagle guide, our Montclair Park Villas guide and our Naples guide.
Montclair Park Fairway Estate Homes buyers ask about the name, the membership, the fees, the age of the houses, the flood map and how to find a listing. Each answer below comes from the recorded documents, the club’s 2026 fee schedule, the county record and five years of sales on these four streets.
Yes. It is one of the fifteen neighborhoods the club lists in its 2026 Realtor’s Packet, and every one of its 79 homes is a member of the Glen Eagle master association.
Mostly. Montclair Park North is the recorded plat for the 46 homes on Provincetown Drive. Montclair Park Fairway Estate Homes adds the 33 homes on Harwich Court, Kenridge Place and Chartwell Lane, which sit on the Embassy Woods Phase One plat.
No. Montclair Park Villas is the 83 attached villas on Marblehead Drive, directly south of Provincetown Drive, with its own homeowners’ association and its own Montclair Park Villas guide.
No. Montclair at Audubon is a different community elsewhere in Naples with no connection to Glen Eagle.
Embassy Woods Golf and Country Club at Bretonne Park was Glen Eagle’s original name until 1998. The 33 homes on Harwich Court, Kenridge Place and Chartwell Lane still carry it in their legal description, and some MLS listings use it.
79: 46 on Provincetown Drive, 20 on Harwich Court, 8 on Chartwell Lane and 5 on Kenridge Place, per the Collier County tax roll.
Yes. Exhibit D of the recorded master declaration designates all 79 homes as golf memberships and none as social.
$8,031 a year in 2026 for a golf membership, plus a $600 food and beverage minimum, per the club’s 2026 Realtor’s Packet.
The Montclair Park Fairway Estate Homes Association assessment is not published. It is on the association’s budget and on the estoppel certificate; we request it before any offer.
A $9,000 capital contribution ($4,500 if you already own in Glen Eagle) and a $425 transfer fee, per the declaration and the 2026 packet.
The county roll dates them 1990 to 2004. The Harwich Court, Kenridge Place and Chartwell Lane homes are mostly 1990 to 1992; the Provincetown Drive homes run 1992 to 2003.
A median 2,031 square feet of living area on the last five years of MLS closings, from 1,620 to 2,850. Nearly all are three bedrooms with two or two and a half baths.
The county roll’s ground-floor area matches the MLS living area, and the federal aerial shows single-roof homes throughout, so we read the neighborhood as essentially one-story. Confirm for a specific house on the listing.
0.16 to 0.30 acre on the county parcel map, a median of 0.19 acre, about 8,300 square feet.
Most do. On Provincetown Drive the east row backs onto golf holes and a lake; Harwich Court, Kenridge Place and Chartwell Lane are wrapped by fairways. The west row of Provincetown Drive backs onto Glen Eagle Boulevard’s landscaping.
We did not find one in the county record or on the aerial. Owners use the club’s heated pool, and many homes have a private screened pool.
None was active or pending in the MLS on September 26, 2026. Tell us what you want and we will call you when one comes up.
$730,000 over the last 24 months on 10 MLS sales, and $692,500 over five years on 22.
Every lot is centered in Zone X. Because the back yards meet lakes and fairways, 48 of the 79 lots have some ground in Zone AE; the house itself is usually well above it, which an elevation certificate confirms.
A lender requires it only if the house is in the high-risk area, which is rare here. Citizens requires flood coverage for its single-family policyholders by January 1, 2027 regardless of zone, and we recommend it anyway at these prices.
Collier County evacuation Zone C, the Category 3 storm-surge zone.
Calusa Park Elementary (A), East Naples Middle (A) and Lely High (B) on the district’s 2026 grades.
No. There is no age restriction, and families with children buy here.
Yes, under the neighborhood’s lease rules, with club approval of the tenant and a $450 tenant transfer fee. Short-term rentals such as Airbnb are banned community-wide.
The pet rules are in the master and neighborhood declarations and are not published. We found no published breed or weight limit; ask for the declaration before an offer.
No one: it is self-managed by its owner officers, the only one of Glen Eagle’s fifteen neighborhood associations without a management company.
No. There is no CDD over Glen Eagle; the 2025 property tax rate is 10.6058 mills plus a $261.91 solid-waste charge.
Naples Pier and the downtown beaches are about 14 minutes by car from the club in free-flow traffic, and Collier County residents can get a free beach parking permit.
For a guaranteed golf membership, a golf view on most lots and faster resale. Lago Villaggio offers newer, larger homes at a lower price per square foot; our Lago Villaggio guide compares them in detail.
Call Marc at (239) 287-5873 for a buyer consultation, or read how we represent buyers in Naples. Selling first? Get a free Montclair Park home valuation or call Jesse at (239) 898-6072.
Montclair Park Fairway Estate Homes sellers ask about price, timing, condition, the club’s charges, the self-managed association, the roof and the flood map. Each answer below comes from the last five years of sales on these four streets, the club’s 2026 fee schedule and the recorded documents.
Start with condition and lot: over 24 months, homes of about 2,000 square feet sold from $448,800 to $950,000 depending on updates, and the top sale reached $1,195,000. Get a free Montclair Park home valuation for your address.
One in the MLS, at $1,195,000 in May 2026, and one private sale of $757,000 recorded by the county in October 2025.
$730,000 over the last 24 months (10 MLS sales) and $692,500 over five years (22 sales).
$1,195,000, for a 2,355-square-foot, three-bedroom Provincetown Drive home in May 2026, at full list price after three days.
A median 11.5 days over 24 months. Homes priced to their condition sold in days; two priced above it took 104 and 275 days.
An average 96.6% over 24 months. Four of the 10 closed at or above list; the four lowest closed at 91.6% to 93.6%.
None: no active or pending MLS listing on September 26, 2026.
With no competing inventory and the highest five-year sale, $1,195,000, in May 2026, conditions favor a well-prepared seller.
Listings have used Montclair Park North, Montclair Park and Embassy Woods for the same neighborhood. We match comparables by address and plat, so your price is set against the right houses, not the Marblehead Drive villas that share the name.
Montclair Park Fairway Estate Homes in Glen Eagle Golf & Country Club, with the plat name in the legal description. Buyers search Glen Eagle first, and the club’s name is the one its membership office uses.
The buyer pays it at closing under Article 11.12(B) of the master declaration: $9,000 for a golf home in 2026.
The club’s 2026 packet lists a $425 transfer fee for a golf home “at sale.” Who pays is set by your contract; we negotiate it with the rest of the closing costs.
From the club’s administration office; the 2026 fee is $299, or $399 if needed in under five business days.
From the association’s officers, since it is self-managed. Florida’s section 720.30851 sets delivery times and fee limits; we request it the week you list.
The neighborhood’s application and background check, then the master association’s paperwork. Build the time into the closing date.
Know its age and permit first. On a 1990s house an old roof will be the buyer’s insurer’s first question; sometimes a credit is cheaper than a replacement, sometimes a permitted new roof is what gets the loan approved.
Usually, through the buyer’s insurance quote more than the price itself. On the wind-mitigation form, opening protection is one of the biggest discounts.
It is not required, but on homes built before 2002 it is the document that lets a buyer price insurance. We order it before listing.
Not if you have the answer ready. The house itself is usually above the base flood elevation; an elevation certificate or FEMA letter proves it to the buyer’s lender.
Two Harwich Court homes do (6657 and 6706 Harwich Court). For others, check the original permit file for an elevation certificate, or order a new one.
Florida’s section 689.302 requires a flood disclosure at or before contract, including any flood insurance claims and federal flood assistance. We give you the form.
No. Glen Eagle’s documents ban for-sale signs; only the club’s standard open-house sign is allowed during registered weekend open houses.
Yes, Saturday or Sunday from noon to 4 p.m., registered with the club’s administration office by 3 p.m. the Thursday before.
It widens the buyer pool: every buyer here gets full golf privileges, unlike the social homes of Addison Reserve and Lago Villaggio. It also means the buyer pays the golf dues and capital contribution, which we price into the net.
Over five years, 14 Provincetown Drive sales ran $448,800 to $1,195,000 and four Harwich Court sales $456,000 to $910,000. Condition moves price more than the street does.
Not on the record: three Kenridge Place sales closed at $690,000 to $699,900 and one Chartwell Lane sale at $610,000, in 2021 to 2023, when the neighborhood’s prices were lower overall.
It can work, as the October 2025 $757,000 private sale shows, but it gives up the competition that produced the $1,195,000 sale. We will show you both paths.
Price it for its condition. The 2025 sale at $448,800 for a 2,102-square-foot home shows buyers will pay for the lot and the golf membership and do the work themselves.
Yes, within the neighborhood’s lease rules. Short-term rentals are banned community-wide, so the buyer must plan for annual or seasonal leases.
We handle showings, estoppels, inspections and closing remotely, and a mail-away closing is routine in Florida.
Commission, title insurance and closing costs, Florida documentary stamp tax of $0.70 per $100 of price under Chapter 201, and any items you agree to pay at closing. We give you a net sheet before you list.
We are Top 1% Real Estate Agents Nationally Since 2008, and we tracked all 22 closings on these four streets for this guide and matched each to its plat, so your comparables are right. Call Jesse at (239) 898-6072 or get a free Montclair Park home valuation.
Every fact on this Montclair Park Fairway Estate Homes page traces to a primary or authoritative source: Collier County government records and the county property appraiser’s published tax roll and parcel map, the Glen Eagle Golf & Country Club’s own published documents, Florida state agencies and statutes, FEMA, NOAA, USGS, the school district and news reporting. Market figures are Southwest Florida MLS closings, cited as plain text and never linked. No realtor or listing-portal site is cited.
These are the primary documents behind this Montclair Park Fairway Estate Homes page, each linked to the official source that publishes it. The neighborhood association’s budget, declaration and member records are private to owners and are not linked here.
Market data from Southwest Florida MLS, pulled September 2026.McGreevy and Comisar, Best Realtor for Montclair Park Fairway Estate Homes. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
