Montclair Park Villas is 83 one-story attached villas on Marblehead Drive inside Glen Eagle Golf & Country Club, built 1991 to 2000, every one a golf membership, on platted lots under a homeowners association. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Montclair Park Villas owners call first when they are ready to sell, and the team buyers call when they want the unit-by-unit record before they tour: which of the three villa sizes sold for what, which buildings back onto the golf course, what the club and the villa association each bill, and who is responsible for the roof over a shared wall. Montclair Park Villas is an 83-home attached-villa neighborhood inside the Glen Eagle Golf & Country Club community in Naples, Florida. It is the least expensive way into a Glen Eagle home on its own platted lot rather than a condominium unit, and every one of its 83 villas is a golf home, on Marblehead Drive along the east side of Glen Eagle Boulevard. Glen Eagle’s other villa neighborhood on platted lots is Brittany Place at Glen Eagle, newer and larger but with social memberships in the mix.
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 83 villas and their common tracts, FEMA’s flood map intersected with every lot, USGS ground elevations at every lot, the school district’s address lookup, and every Montclair Park Villas closing in the Southwest Florida MLS for the last five years, matched villa by villa 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: the club calls this neighborhood Montclair Park Villas, and it covers two recorded plats, Montclair Park (the 55 original villas, built 1991 to 1995) and Montclair Park Villas (28 larger villas, built 1996 to 2000). The MLS files sales from both under “Montclair Park” and “Montclair Park Villas,” and uses “Montclair Park” for some single-family homes too. The single-family homes on Provincetown Drive, Harwich Court, Kenridge Place and Chartwell Lane are a separate neighborhood, Montclair Park Fairway Estate Homes, and Montclair at Audubon, elsewhere in Naples, is unrelated.
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 Villas 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 Montclair Park Villas market read built on all 14 MLS closings of the last five years, each matched to its villa and plat.
If you’re searching for the best realtor for Montclair Park Villas in Glen Eagle Golf & Country Club, Naples, whether you’re ready to sell your Montclair Park Villas 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 Villas track record (last 60 months): In the last 12 months Montclair Park Villas has seen 4 resales in the Southwest Florida MLS, from $405,000 to $530,000, and the county recorded one more that never ran through the MLS. Four sales are too few for a median, and so are the five of the last 24 months and the six of the last 36, so we widen to five years: 14 resales closed between November 16, 2021 and July 1, 2026 (pulled September 26, 2026), at a median sold price of $440,500, a range of $340,000 to $636,000 and $6,250,900 in total sold volume. The highest-priced Montclair Park Villas sale in that window was $636,000 for one of the larger three-bedroom villas in April 2023. Those 14 villas closed at an average 99.1% of list price (the mean of each sale’s own ratio) after a median 7.5 days on market, and eight of the 14 sold at or above list. 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 14 closings one by one.
For Montclair Park Villas 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 villa association’s estoppel certificates, what the association maintains and insures on your building and what you do, the roof permit and date, the wind-mitigation report, your lot’s position on the flood map, and the one-time charges your buyer will owe the club at closing. Villas here sell fast when they are priced to their size; the file is what keeps a quick contract from falling apart.
For Montclair Park Villas buyers: the first question is size, because there are three villa sizes in the original section and two larger ones in the newer section, and price follows square footage closely. The second is the row, because the row decides the view: the east-side villas face golf and a lake, the west side backs onto Glen Eagle Boulevard’s landscaping. The third is the association, because on attached homes it decides who pays for the roof. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Marblehead Drive address; we answer them below.
Honors and recognition:
Selling your Montclair Park Villas home? Get a free Montclair Park Villas home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Montclair Park Villas? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.
Montclair Park Villas in one screen: the count, the sizes, 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 Villas means a one-story attached villa with its own driveway on a single quiet street at the middle of Glen Eagle, a full golf membership with the deed, a neighborhood pool at the north end of the street, and the clubhouse a short drive or cart ride south down Glen Eagle Boulevard.
Montclair Park Villas is the club’s name for the 83 attached villas on Marblehead Drive. The club lists it among its fifteen neighborhoods in the club’s 2026 Realtor’s Packet, with Anchor Associates as its manager, and its homeowners’ association, Montclair Park Homeowner’s Association, Inc., has been on file with the Florida Division of Corporations since November 19, 1990. Owners, listings and the county all shorten it to “Montclair Park.”
The county records these villas as two plats. The original Montclair Park plat, Plat Book 18, Pages 21 and 22, holds 55 villas built 1991 to 1995 in nine lettered blocks, each villa known by its block and lot, so “Unit K-5” is Lot 5 of Block K. The later Montclair Park Villas plat holds 28 larger villas built 1996 to 2000, also in nine lettered blocks. The club’s recorded membership exhibit counts the two together as one neighborhood of 83 golf homes, and the county’s legal descriptions tie them together too: both plats’ lots are described as part of “Montclair Park (HO).”
Marblehead Drive runs north to south along the east side of Glen Eagle Boulevard, in the middle of the community, just south of the single-family homes on Provincetown Drive. On the federal aerial at the top of this page, one row of villa buildings lines the west side of the street, backing onto the boulevard’s landscaped edge, and a second row lines the east side, backing onto a golf hole and a lake. The neighborhood pool sits in a notch of common ground at the north end. Directly north is Montclair Park Fairway Estate Homes at Glen Eagle, and the clubhouse is a short trip south down the boulevard.
The 2026 Collier County roll shows a Florida homestead exemption on 43 of the 83 villas, 52%: 24 of the 55 original villas and 19 of the 28 larger ones. That is a higher full-time share than Glen Eagle as a whole, where 534 of 1,234 homes (43%) are homesteaded. The split is telling: 44% of the smaller original villas are homesteaded against 68% of the larger newer ones, which fits our experience that the larger plans draw year-round residents who want a house-sized floor plan without a yard to keep.
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, a short drive or cart ride from Marblehead Drive. 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).
A villa here sits between Glen Eagle’s condominiums and its single-family homes. Unlike a condominium, it is one story, on a platted lot with its own driveway and no one above or below. Unlike a single-family home, it shares walls and, in most villa communities, shares exterior upkeep through the association. And unlike Brittany Place, Glen Eagle’s other villa neighborhood, where 37 of 102 homes are social, it carries a golf membership every time under the recorded master declaration: none of the 83 is social.
Montclair Park Villas homes sold for a median $440,500 over the last five years, across 14 MLS closings from $340,000 to $636,000, pulled September 26, 2026. They took a median 7.5 days to sell and closed at an average 99.1% of list; the four sales of the last 12 months ran $405,000 to $530,000.
Data updated: September 2026
We use a five-year window because Montclair Park Villas is a small, slow-turning neighborhood: 4 MLS closings in the last 12 months, 5 in 24 months and 6 in 36, none of them enough for a stable median. Every figure below names its window. With 14 sales the median is the average of the middle two, $440,000 and $441,000, so $440,500 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 files villa sales here under two names, “Montclair Park Villas” (11 of the 14) and “Montclair Park” (3), and it also uses “Montclair Park” for six single-family homes on Provincetown Drive, Harwich Court and Chartwell Lane that belong to Montclair Park Fairway Estate Homes. So we matched every sale by address to the Collier County tax roll and kept only the villas on the Montclair Park and Montclair Park Villas plats. We tracked all 14 villa closings that pass that test; every one is on Marblehead Drive.
Here are the 14 closings, newest first, by size and result. Sizes are living area as recorded on the MLS listing, which can differ slightly from the county’s figure for the same plan.
Closed | Beds and baths | Living area (sq ft) | List price | Sold price | Sold to list | Days on market | Price per sq ft |
|---|---|---|---|---|---|---|---|
July 2026 | 2 bed, 2 bath | 1,320 | $459,000 | $459,000 | 100.0% | 152 | $348 |
April 2026 | 2 bed plus den, 2 bath | 1,427 | $475,000 | $450,000 | 94.7% | 8 | $315 |
January 2026 | 2 bed plus den, 2 bath | 1,427 | $530,000 | $530,000 | 100.0% | 0 | $371 |
November 2025 | 2 bed, 2 bath | 1,427 | $405,000 | $405,000 | 100.0% | 100 | $284 |
December 2024 | 2 bed, 2 bath | 1,320 | $400,000 | $400,000 | 100.0% | 44 | $303 |
April 2024 | 2 bed, 2 bath | 1,427 | $442,000 | $440,000 | 99.5% | 2 | $308 |
September 2023 | 2 bed plus den, 2 bath | 1,587 | $425,000 | $415,000 | 97.6% | 152 | $261 |
April 2023 | 2 bed, 2 bath | 1,318 | $435,900 | $420,000 | 96.4% | 39 | $319 |
April 2023 | 2 bed plus den, 2 bath | 1,369 | $365,000 | $340,000 | 93.2% | 7 | $248 |
April 2023 | 3 bed plus den, 2.5 bath | 1,880 | $635,000 | $636,000 | 100.2% | 3 | $338 |
April 2023 | 2 bed plus den, 2 bath | 1,534 | $449,900 | $449,900 | 100.0% | 5 | $293 |
October 2022 | 2 bed, 2 bath | 1,427 | $379,900 | $380,000 | 100.0% | 4 | $266 |
February 2022 | 3 bed, 2 bath | 1,550 | $450,000 | $485,000 | 107.8% | 4 | $313 |
November 2021 | 3 bed, 2 bath | 1,640 | $450,000 | $441,000 | 98.0% | 16 | $269 |
Totals for the window: 14 sales, $6,250,900 in volume, median $440,500, median 7.5 days on market, average sale-to-list 99.1%, average price per square foot $303 (median $306). Eight of the 14 sold at or above list. The one 1,880-square-foot villa in the set, from the newer section, sold for $636,000 in three days; the other 13 were original-section villas of 1,318 to 1,640 square feet.
Four Montclair Park Villas homes closed in the MLS in the 12 months to September 26, 2026: $459,000 (July 2026, 1,320 square feet), $450,000 (April 2026, 1,427), $530,000 (January 2026, 1,427) and $405,000 (November 2025, 1,427). The Collier County deed record adds a fifth that did not run through the MLS: one of the larger 1,880-square-foot villas, recorded at $500,000 in May 2026. With five sales we list them rather than quote a median; they say that a 1,427-square-foot villa sells between about $405,000 and $530,000 depending on condition, and a larger villa around $500,000 or more.
Two villas were on the MLS on September 26, 2026: a two-bedroom villa of 1,306 square feet listed at $430,000 after five days, and a two-bedroom-plus-den villa of 1,427 square feet under contract, pending with a contingency, at a list price of $390,000 after 46 days. Against the recent sales of 1,427-square-foot villas at $405,000 to $530,000, both are priced at the lower end, which in our reading means original interiors.
The yearly record is thin, so we show the sales rather than yearly medians.
Year | MLS closings | Sales |
|---|---|---|
2021 (from October) | 1 | $441,000 |
2022 | 2 | $380,000 and $485,000 |
2023 | 5 | $340,000 to $636,000 |
2024 | 2 | $400,000 and $440,000 |
2025 | 1 | $405,000 |
2026 (to September 26) | 3 | $450,000 to $530,000 |
The read: an original 1,427-square-foot villa sold for $380,000 in October 2022 and for $405,000 to $530,000 in 2025 and 2026, while Glen Eagle’s condominium prices softened over the same years. Villas here have held value better than most attached housing in the community, which fits their product: one story, a platted lot, no one above, and a golf membership every time.
The Collier County property appraiser’s published sales file (dated August 29, 2026) records 16 qualified Montclair Park Villas sales in the last 60 months, median $446,950, from $260,000 to $636,000, and no builder sales. It includes five sales the MLS never saw, among them the $500,000 May 2026 sale of a larger villa and a $540,000 sale in June 2024. It also counts a $260,000 sale in November 2021 that sits well below any MLS sale of the period; single low outliers like that are often family or estate transfers the county still marks qualified, so we do not price against it.
Montclair Park Villas sits in the middle of Glen Eagle’s price ladder, above the condominiums and below the single-family neighborhoods. Across all of Glen Eagle, the MLS recorded 63 sales in the 12 months to September 24, 2026 at a $405,000 median. Over five years, the condominium neighborhoods ran $350,000 (Chatham Square and Glenmoor Greens) to $365,000 (Sterling Greens) and $364,000 (Saratoga Colony); Brittany Place, Glen Eagle’s other villa neighborhood, $532,500; Montclair Park Villas, $440,500. Its 99.1% average sale-to-list is among the highest in the community.
For sellers, 2026 has been solid: three MLS sales at $450,000 to $530,000, a fourth off the MLS at $500,000, and only two listings on the market in late September. For buyers, the two current listings at $390,000 and $430,000 are below the recent sales of the same size, which is the entry point for a buyer ready to update. Neither side should read the median alone, because floor plan and condition move a villa price here more than the calendar does.
Thinking about a villa on Marblehead Drive? Montclair Park Villas is one of fifteen neighborhoods inside Glen Eagle Golf & Country Club, all 83 of its villas are golf memberships, and the size of the villa sets most of the price, so the first thing we do for any caller is match their villa to its floor plan and the last sale of that plan. Selling? Get a free Montclair Park Villas 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 Villas began in Glen Eagle’s founding years, when the community was still Embassy Woods: the villa association was filed November 19, 1990, the original 55 villas were built 1991 to 1995 under the first developer, and 28 larger villas followed on a second plat from 1996 to 2000.
Glen Eagle began as “Embassy Woods Golf and Country Club at Bretonne Park.” The master association was incorporated August 1, 1990 by ELBA Development Corporation, 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 first 55 villas are the Montclair Park plat, recorded at Plat Book 18, Pages 21 and 22, the reference that appears in recorded deeds on Marblehead Drive, for example a 2021 quitclaim for Lot 7, Block N, “n/k/a Unit N-7.” The county roll dates the villas 1991 to 1995, with 29 of the 55 built in 1991 and 1992. They were built in three sizes, which the roll records as 1,318, 1,427 and 1,550 square feet, in nine blocks lettered F through N.
The 28 later villas are the Montclair Park Villas plat, built 1996 to 2000, most of them in 1997 and 1998. They are larger, 1,663 or 1,880 square feet on the roll, on lots about twice the size of the original villas’, in nine smaller blocks lettered A through E and O through R. The club’s recorded membership exhibit cites this plat when it counts the neighborhood’s 83 golf memberships. The county roll still lists the owner of its 1.78-acre recreation tract, where the pool sits, as Montclair Building Corporation, at the same Tamiami Trail North office address as ELBA Development Corporation, which in our reading marks the Montclair villas as a project of Glen Eagle’s founding developer group.
We could not confirm the builder of each villa from a primary record. The roll’s owner entry for the Villas plat’s recreation tract points to a developer-affiliated building company, but the first deeds and building permits that would name the builder of each villa are not online in a form we could read for every lot. If the builder matters to your purchase, the first deed out of the developer on your lot, in the Collier Clerk’s official records, will name it.
Montclair Park Villas homes are one-story attached villas of about 1,320 to 1,880 square feet, most with two bedrooms, a den or third bedroom and two baths, in single-story buildings on small platted lots, each with its own driveway. The original 55 come in three sizes; the 28 newer villas are larger.
The county roll records exactly five villa sizes. In the original Montclair Park section: 20 villas of 1,318 square feet, 17 of 1,427 and 18 of 1,550. In the Montclair Park Villas section: 10 of 1,663 and 18 of 1,880. On the MLS closings of the last five years, the 1,318 to 1,427 plans sold as two bedrooms (some with a den) and two baths, the 1,550 plan as three bedrooms or two plus a den, and the 1,880 plan as three bedrooms plus a den with two and a half baths. The roll’s ground-floor area equals its total area for every villa, which is what one-story construction looks like, and the federal aerial shows single-story buildings throughout.
The villas are grouped into 18 lettered blocks on the two plats, two to eight villas to a block, which on the aerial read as low attached buildings on both sides of Marblehead Drive. The Collier County parcel map puts the 83 lots at 0.06 to 0.15 acre, a median of 0.07 acre, about 3,100 square feet: each owner owns the ground under the villa and a little around it, not a share of a building. Each villa has its own driveway from Marblehead Drive to the front of its building; the county roll and the MLS records we used do not measure garages, so we confirm the garage for each villa on its listing.
At the north end of Marblehead Drive, a pool sits on a 1.78-acre tract of the Montclair Park Villas plat that the county roll codes for recreation. The original Montclair Park plat has its own common tracts, a 1.24-acre recreation tract and a 2.12-acre street tract, both titled on the roll to Montclair Park Homeowners Association. Who maintains the pool, and how its cost is shared between the two sections, is set in the association documents; we confirm it for every buyer.
The side of the street decides the view. East-side villas back onto a golf hole and a lake; west-side villas back onto the landscaped edge of Glen Eagle Boulevard. The larger villas of the newer section carry Marblehead Drive and Glen Eagle Boulevard addresses. Only eight lots touch the flood map’s high-risk edge at all, and only slightly, as the flood section shows.
Across five years Montclair Park Villas sold for an average $303 per square foot of living area (median $306), from $248 to $371. The recent sales run higher: the four of the last 12 months averaged $330. That is the number to test a list price against: a 1,427-square-foot villa listed well above $370 a square foot needs a remodeled kitchen and baths, new windows or a golf view to hold it. Selling? Get a free Montclair Park Villas 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 Villas home comes with a mandatory golf membership in Glen Eagle Golf & Country Club under the recorded master declaration, covering the 18-hole course, heated club pool, four lighted tennis courts, bocce, fitness center and dining, plus the villa neighborhood’s own pool at the north end of Marblehead Drive.
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 Villas it lists 83 golf and 0 social. 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,” so the designation is permanent. At Brittany Place, Glen Eagle’s other villa neighborhood, 37 of 102 homes are social; here a buyer never has to check.
A golf membership includes the course with advance tee times plus every non-golf facility: the club 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 and cart storage are billed separately under the club’s schedule in its 2026 Realtor’s Packet. For a villa owner, the club’s cart storage can matter; ask the club about availability.
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, the year the first Montclair Park villas were built, 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.
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. Montclair Park Villas owners also have the neighborhood pool on Marblehead Drive, a few steps from most villas. 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 Villas has no clubhouse of its own, and Glen Eagle has no marina, no beach club and no spa; the declaration prohibits boating and swimming in the lakes. The villas sit on lots of about 3,100 square feet, so the pools most owners use are the neighborhood’s and the club’s. Selling? Get a free Montclair Park Villas 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 Villas owners pay two association bills: Glen Eagle golf-membership dues of $8,031 a year in 2026, and a Montclair Park Homeowner’s 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 Homeowner’s 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 and solid-waste charge are from a 2025 Marblehead Drive villa tax bill on the Collier County Tax Collector’s site; the villas pay the 0.1-mill Radio Road Beautification MSTU and the Greater Naples Fire Rescue District levy. Unlike a condominium unit, each villa gets its own county trash bill, because each villa is its own platted lot. 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 Homeowner’s Association does not publish its budget, and neither does the club for any of its fifteen neighborhoods. The number is on the association’s current budget and on the estoppel certificate a seller orders for closing; Anchor Associates, the manager named in the club’s packet, at (239) 649-6357, issues it. On attached villas the assessment carries more weight than on a single-family street, because it may fund exterior painting, roofs, landscaping, the pool and insurance on shared elements; which of those it covers is exactly what the budget shows. We ask for it at the start of every listing.
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 Homeowner’s Association estoppel and application | not published | at sale | association, through Anchor Associates |
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. On a $440,000 villa, the $9,000 contribution is about 2% of price, a larger share than on a single-family home, so we put it in the buyer’s numbers from the first showing.
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. Because every villa here is a golf home, every owner pays the golf rate. The dues fund a course, clubhouse and staff owned by the owners themselves, with no recreation lease.
Montclair Park Villas is governed by two homeowners’ associations under Chapter 720 of the Florida Statutes: Montclair Park Homeowner’s Association, Inc. for the villas, and Glen Eagle Golf & Country Club, Inc., the master association that owns and runs the club. Every villa owner is a member of both.
The villa association is a Florida not-for-profit corporation, document number N40883 at the Florida Division of Corporations, filed November 19, 1990, in care of Anchor Associates, 2340 Stanford Court, Naples. The club’s packet lists Anchor as the manager for Montclair Park Villas. The county roll shows the original plat’s common tracts, its street and a recreation tract, titled to Montclair Park Homeowners Association, which confirms the association’s role on the ground.
The county roll codes the villas with the state’s condominium land-use code, and some listings call them condos. The record says otherwise. Each villa is a platted lot, described in its deed as, for example, “Montclair Park Blk K Lot 3 NKA Unit K-3”; neither plat appears in the state’s condominium public records, and the governing body is a homeowners’ association under Chapter 720, not a condominium association under Chapter 718. That matters in three ways: Florida’s condominium milestone inspection and structural reserve study laws, written for condominium buildings three stories or taller, do not apply; the villa owner insures the villa under a homeowner’s policy rather than a condominium unit-owner policy; and the rules on estoppels, records and assessments come from Chapter 720.
The two plats were built years apart, and the state record shows only one Montclair villa association. Three facts tie both plats to it: the club’s packet names one villa neighborhood managed by Anchor, the club’s membership exhibit counts the 83 villas together, and the county’s legal descriptions for the newer plat read “NKA Montclair Park (HO) Villas,” folding them into the original association’s name. The declaration and any amendment that brought the second plat in would settle it on paper; they are recorded but not posted online, so we request them for every buyer. One loose end: the county roll lists the newer plat’s recreation tract, where the pool sits, under Montclair Building Corporation, a developer-era company, rather than the association. That is common in communities of this age and usually harmless, but a title examiner may flag it.
This is the question that separates one villa community from another, and it is not published for Montclair Park. In some Florida villa associations the association paints, reroofs and insures the buildings and bills owners through the assessment; in others each owner maintains and insures his own half or section. The answer is in the Montclair Park declaration and the association’s budget. We get it in writing before a buyer writes an offer, because it decides both the assessment and the insurance policy the buyer needs.
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 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 villa here means two estoppel certificates, one from Montclair Park Homeowner’s Association through Anchor Associates 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 and what it may cost.
Montclair Park Villas lots are bound by the Montclair Park 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. On a single villa street with short driveways, the overnight parking rule is the one owners and guests feel most.
On attached homes, architectural review is stricter than on detached ones, because a new roof color, window style or hurricane shutter on one villa changes the whole building. Every exterior change goes to the villa association and then 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.
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.
Montclair Park Villas 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 Marblehead Drive to Calusa Park Elementary, East Naples Middle and Lely High.
Most villa owners are retirees, seasonal residents and downsizers, and the one-story, no-stairs plans are a large part of the appeal. But a younger buyer or a family can buy here on the same terms as anyone else, subject to the association’s standard application.
Montclair Park Villas homes can be rented under the villa 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 in the Montclair Park 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 property manager 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 one-story villa with golf privileges and a pool down the street is a natural seasonal rental, and the 48% of villas without a homestead exemption includes second homes that some owners lease in season. The limits are the minimum term in the Montclair Park documents and the 60-day lead time. An investor should read the leasing article before closing, because the minimum term decides whether the villa works as a winter rental or only as an annual one.
Montclair Park Villas 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 Montclair Park 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.” In our experience, pet rules in attached housing are usually tighter than on detached streets, with limits on size or number and leash rules on the common ground; ask for the Montclair Park declaration before an offer if you have a large dog.
Every Montclair Park Villas lot has its center in FEMA flood Zone X on the effective flood map, the ground at the lot centers sits about 11.9 to 13.1 feet above sea level, and only 8 of the 83 lots touch the high-risk Zone AE at all, none by more than 5% of the lot. FEMA has issued no flood-map letters here because none has been needed.
We intersected FEMA’s National Flood Hazard Layer with the Collier County parcel outline of all 83 villa lots on September 26, 2026. The result: 82 lots sit at their center in Zone X, area of minimal flood hazard, and 1 in the shaded Zone X, the 0.2% annual chance area. None has its center in a special flood hazard area. Only 8 lots have any part inside a Zone AE edge, from 0.1% to 4.7% of the lot’s area, where a lot line meets the lake or golf low ground. That is a GIS measurement, not a FEMA determination, but in our reading it makes Montclair Park Villas one of the cleanest flood positions in Glen Eagle: FEMA’s letters of map amendment layer, which lists at least 30 Glen Eagle buildings removed from the high-risk area, lists none on Marblehead Drive.
USGS lidar from the 3D Elevation Program puts the ground at the center of the 83 lots at 11.9 to 13.1 feet (NAVD88), a median of 12.3 feet. The base flood elevations drawn on the effective map near Marblehead Drive are 9.5 and 10.0 feet, so the ground under the villas is two to three feet above the 1%-annual-chance flood level before the slab is counted.
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 Marblehead Drive test points our Glen Eagle guide ran are Zone X on both maps.
Montclair Park Villas 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 Marblehead Drive’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.
Montclair Park Villas 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. All 83 villas were built before the statewide Florida Building Code took effect March 1, 2002, and 29 of the original 55 in 1991 and 1992, before Hurricane Andrew reshaped Florida’s building rules. On attached buildings the roof is shared, so a reroof is a building project, not a one-villa decision, and whether the association or the owners carry it is the first question to answer. The wind-mitigation inspection for a specific villa, and the roof permit date for its building, are the two documents that price the insurance.
Because the villas are platted lots under a homeowners’ association, owners generally insure with a homeowner’s policy rather than a condominium unit-owner (HO-6) policy; which parts of the building the association insures, if any, is in the Montclair Park documents. 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%). Citizens requires flood coverage for its homeowner policyholders by January 1, 2027 regardless of zone, per Citizens’ flood coverage rules; under Risk Rating 2.0, a Zone X villa’s flood premium is priced on the building’s own features. Selling? Have your wind-mitigation report and roof permit ready and get a free Montclair Park Villas 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 confirm the insurance split before you offer.
Collier County Public Schools assigns Montclair Park Villas addresses on Marblehead Drive, 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 866 Marblehead Drive and the rest of Marblehead Drive; 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, 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 Villas 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 hole and lake behind the east-side villas are part of that PUD; converting them 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.
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; WINK News also reports a Wawa planned nearby. 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.
Permits for a villa (roof, windows, shutters, interior remodels that touch structure, plumbing or electrical) are on the county’s permit system by address. We pull the roof permit for the villa’s building and the window and shutter permits for the villa itself on every listing, because on a 1990s villa those dates drive the buyer’s insurance quote. 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 Villas 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 each villa’s property tax bill.
Need | Answer | Source |
|---|---|---|
Gate | staffed gatehouse at the Davis Boulevard entrance; second entrance reaches Radio Road, hours not published | club packet |
Trash and recycling | Collier County curbside service, $261.91 on the 2025 villa tax bill | 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; Marblehead Drive is near the middle of the boulevard.
The club’s rules keep the roads clear at night (no parking on community roads from 10 p.m. to 6 a.m.), which on a single villa street with short driveways is the rule owners and visitors feel most; overnight guests use the driveway or garage. The clubhouse is a short drive or cart ride south on Glen Eagle Boulevard.
Montclair Park Villas is Glen Eagle’s all-golf villa neighborhood: over five years its $440,500 median sits between the condominiums, at $350,000 to $365,000, and Brittany Place’s villas at $532,500, and its average 99.1% of list and 7.5-day median time on market are among the strongest in the community.
Neighborhood | Type | Homes | Built (county roll) | Golf / social memberships | MLS closings, 5 years | Median sale, 5 years | Median days on market, 5 years | Average sale to list, 5 years |
|---|---|---|---|---|---|---|---|---|
Montclair Park Villas | attached villas, platted lots | 83 | 1991 to 2000 | 83 / 0 | 14 | $440,500 | 7.5 | 99.1% |
attached villas, platted lots | 102 | 1998 to 2001 | 65 / 37 | 20 | $532,500 | 21.5 | 96.9% | |
condominium | 120 | 1992 to 1996 | 118 / 2 | 31 | $364,000 | 15 | 99.4% | |
Chatham Square I and II | condominium | 216 | 1990 to 1992 | 215 / 1 | 35 | $350,000 | 28 | 96.6% |
Glenmoor Greens I and II | condominium | 156 | 1994 to 2002 | 143 / 13 | 29 | $350,000 | 15 | 98.0% |
Yardstick: Southwest Florida MLS closings, five years to September 26, 2026, excluding records entered after unlisted sales; sale to list is the average of each sale’s own ratio. Montclair Park Villas sales are matched to the neighborhood’s two plats by address; the other rows are the MLS neighborhood names, which combine Chatham Square I and II and Glenmoor Greens I and II. Membership splits are from Exhibit D of the master declaration; homes and years from the Collier County roll.
Saratoga Colony, 120 condominium units on Saratoga Circle with detached garages, is the next step down in price, at a $364,000 five-year median, and nearly as all-golf (118 of 120). The difference is ownership: a Saratoga Colony buyer owns a condominium unit under Chapter 718, with the condominium’s master insurance, reserves and, for any building of three stories or more, milestone rules; a Montclair Park buyer owns a platted lot and a one-story villa under Chapter 720. Buyers who want no one above or below them, on a lot they own, pay about $75,000 more on the median for a Montclair Park villa. See our Saratoga Colony guide.
Montclair Park Villas and Brittany Place are Glen Eagle’s two villa neighborhoods on platted lots. Montclair Park Villas is 83 older villas, every one a golf home, at a $440,500 five-year median; Brittany Place is 102 newer, larger villas built 1998 to 2001 at $532,500, with 37 social homes among them.
Question | Montclair Park Villas | Brittany Place |
|---|---|---|
Homes | 83, on Marblehead Drive | 102, on six courts and Athol Way |
Built (county roll) | 1991 to 2000 | 1998 to 2001 |
Typical size (county roll, median) | 1,427 sq ft (original section); 1,880 sq ft (newer section) | 1,670 sq ft |
Median sale, 5 years (MLS) | $440,500 (14 sales) | $532,500 (20 sales) |
Median days on market, 5 years | 7.5 | 21.5 |
Average sale to list, 5 years | 99.1% | 96.9% |
Average price per sq ft, 5 years | $303 | $312 |
Recent window | 4 sales in 12 months, $405,000 to $530,000 | 15 sales in 36 months, $530,000 median |
Golf / social memberships | 83 / 0 | 65 / 37 |
Association and manager | Montclair Park Homeowner’s Association, Anchor Associates | Brittany Place Homeowners Association, Resort Management |
Homestead share, 2026 roll | 43 of 83 (52%) | 66 of 102 (65%) |
Sources: Southwest Florida MLS, pulled September 26, 2026; Collier County roll; Exhibit D of the master declaration; the club’s 2026 packet; Florida Division of Corporations.
You want a guaranteed golf membership at the lowest price for a villa on its own lot in Glen Eagle, you are comfortable with a 1990s building and ready to check its roof and windows, and you like a neighborhood pool at the end of the street. Montclair Park villas also sell faster and closer to list than Brittany Place’s on the five-year record.
You want a newer villa, built 1998 to 2001, with more room on the median (about 1,670 square feet against the original Montclair Park plans’ 1,318 to 1,550), and you either do not need golf or will wait for one of its 65 golf homes. Brittany Place’s larger supply, 20 sales in five years against 14, means more choice. Read our Brittany Place guide for its court-by-court detail.
Over five years, Montclair Park Villas sold for an average $303 per square foot of living area against Brittany Place’s $312, in a median 7.5 days against 21.5, and at an average 99.1% of list against 96.9%. Per square foot the two are close; per villa, Montclair Park is about $90,000 less on the median and carries a golf membership every time. Selling? Get a free Montclair Park Villas 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 Villas’ strengths are a guaranteed golf membership, one-story living on your own lot, a neighborhood pool, fast sales near full price, and one of Glen Eagle’s cleanest flood positions. Its weaknesses are the age of the buildings, shared roofs, a villa fee that is not published, small lots and thin supply.
On Montclair Park Villas showings, four questions come up before a buyer asks about the kitchen: which floor plan is this, who pays for the roof, what does the villa association charge on top of the club, and what will insurance cost on a 1990s villa. 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 match the villa to its floor plan on the county roll, request the association’s budget and the declaration’s maintenance and insurance articles through Anchor Associates, pull the roof, window and shutter permits, and order the wind-mitigation report. We tracked all 14 Montclair Park Villas closings of the last five years for this guide, matched each one to its villa and plat by address, and the pattern is plain: villas priced to the last sale of the same plan sold in days, most at full price, and the few that sat were priced for a better plan or a better interior than they had.
If you’re searching for a Montclair Park Villas listing agent, or thinking, ‘I need someone to sell my Montclair Park Villas home…’, McGreevy and Comisar are the team to call. We price a villa here by floor plan, side of the street and condition, document the building and the association before the first showing, and market it to the golfers, downsizers and seasonal buyers who own Marblehead Drive today.
Why sellers list with McGreevy and Comisar:
Recent Montclair Park Villas sold-listing statistics: In the last 12 months Montclair Park Villas has seen 4 resales in the Southwest Florida MLS, from $405,000 to $530,000, plus a $500,000 sale of a larger villa recorded by the county; over five years, 14 resales for $6,250,900 in total volume, at a median 7.5 days on market and an average 99.1% of list price; the median sale was $440,500 and the top sale $636,000. 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 Montclair Park Villas closing and listing by floor plan and condition for this guide.
Selling a villa here is selling a floor plan, a building and an association as much as a home. Five things decide the result:
Your villa’s value starts with its plan: in 2025 and 2026, 1,427-square-foot villas sold from $405,000 to $530,000 depending on condition, a 1,320-square-foot villa at $459,000, and a larger 1,880-square-foot villa at $500,000. Then it adjusts for the view, the updates and the roof. Get a free Montclair Park Villas home valuation and we will price it against the actual sales of your plan.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
The median sale over five years took 7.5 days on market in the Southwest Florida MLS, and nine of the 14 went under contract in 16 days or less. Three took 100 days or more; two of those still closed at full list price, which in our reading means they were priced right but launched in the slow summer months.
Selectively. Among 1,427-square-foot villas, the 2025 and 2026 sales ran from $405,000 to $530,000, a $125,000 spread for the same plan that in our experience reflects kitchens, baths, flooring and windows. Paint, lighting and a deep clean nearly always pay; a full remodel rarely returns its cost at sale. We run both numbers with you.
Your buyer needs approval. The club says each neighborhood has its own paperwork and background-check requirements for new owners, and after the villa association approves, the file goes to the master association. We submit through Anchor Associates the day the contract is signed.
Most Glen Eagle buyers are seasonal, so a listing from late fall through spring meets the most buyers. Over five years, 12 of the 14 MLS closings here fell between October and April; the two villas that took 152 days to sell both closed in the summer or early fall.
On September 26, 2026 one villa was active at $430,000 and one pending at $390,000. When two villas of the same plan compete, the better-prepared one wins; we make sure the buyer sees your roof date, association answers and updates before they see the other listing.
Montclair Park Villas 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 Marblehead Drive sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004 and the team launched in October 2008. Read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. The credentials:
McGreevy and Comisar is a top-reviewed Montclair Park Villas 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 Villas home? Get a free Montclair Park Villas home valuation, or call Jesse direct at (239) 898-6072.
Buying in Montclair Park Villas? 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 Marblehead Drive, see our Glen Eagle guide, our Montclair Park Fairway Estate Homes guide and our Naples guide.
Montclair Park Villas buyers ask about the name, the floor plans, the membership, the fees, who maintains the buildings, the flood map and how fast villas sell. Each answer below comes from the recorded documents, the club’s 2026 fee schedule, the county record and five years of sales on Marblehead Drive.
Yes. It is one of the fifteen neighborhoods the club lists in its 2026 Realtor’s Packet, and every one of its 83 villas is a member of the Glen Eagle master association.
For buyers, yes. The original Montclair Park plat (55 villas) and the later Montclair Park Villas plat (28 larger villas) form one neighborhood of 83 villas under one association.
No. Montclair Park Fairway Estate Homes is the 79 single-family homes on Provincetown Drive, Harwich Court, Kenridge Place and Chartwell Lane, with its own association and its own Montclair Park Fairway Estate Homes guide.
No. Montclair at Audubon is a different community elsewhere in Naples with no connection to Glen Eagle.
No. Each villa is a platted lot owned outright under a Chapter 720 homeowners’ association, even though the tax roll uses the condominium land-use code for them and some listings say “condo.”
83: 55 in the original Montclair Park section and 28 in the newer Montclair Park Villas section, per the Collier County tax roll.
The county roll records five sizes: 1,318, 1,427 and 1,550 square feet in the original section, and 1,663 and 1,880 square feet in the newer section.
On five years of MLS closings, the smaller plans sold as two bedrooms (some with a den) and two baths, the 1,550 plan as three bedrooms, and the 1,880 plan as three bedrooms plus a den with two and a half baths.
Yes. The county roll’s ground-floor area equals the total area for every villa, and the federal aerial shows single-story buildings.
Every villa has its own driveway from Marblehead Drive on the federal aerial. The county roll and the MLS records we used do not measure garages, so we confirm the garage for a specific villa on its listing.
Yes. Exhibit D of the recorded master declaration designates all 83 villas 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 Homeowner’s Association assessment is not published. It is on the association’s budget and estoppel, issued through Anchor Associates at (239) 649-6357.
It depends on the Montclair Park declaration, which is recorded but not online. We get the maintenance and insurance articles in writing before you 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.
$440,500 over five years on 14 MLS sales. The four sales of the last 12 months ran $405,000 to $530,000.
A median 7.5 days on market over five years, at an average 99.1% of list price.
On September 26, 2026, one villa was active at $430,000 and one was pending at $390,000.
Yes, on a recreation tract at the north end of Marblehead Drive, visible on the federal aerial. Owners also use the club’s heated pool.
The east-side villas back onto a golf hole and a lake; the west-side villas back onto the landscaped edge of Glen Eagle Boulevard.
Every lot is centered in Zone X, and only 8 of 83 lots touch Zone AE at all, by 5% of the lot or less. Ground at the lot centers is 11.9 to 13.1 feet above sea level.
Generally a homeowner’s policy on the villa, since it is not a condominium unit, with the split between owner and association set by the declaration. Flood coverage is optional in Zone X but inexpensive.
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.
Yes, under the villa association’s lease rules, with a 60-day lead time and a $450 club tenant transfer fee. Short-term rentals such as Airbnb are banned community-wide.
The pet rules are in the master and Montclair Park declarations and are not published; we found no published breed or weight limit. Ask for the declaration before an offer.
No. There is no CDD over Glen Eagle; the 2025 property tax rate is 10.6058 mills plus a $261.91 solid-waste charge on the villa’s bill.
For a guaranteed golf membership, a lower price (about $90,000 less on the five-year median) and faster sales. Brittany Place offers newer, larger villas; our Brittany Place guide compares them.
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 Villas home valuation or call Jesse at (239) 898-6072.
Montclair Park Villas sellers ask about price by floor plan, timing, the club’s charges, the villa association, the roof and the paperwork. Each answer below comes from the last five years of sales on Marblehead Drive, the club’s 2026 fee schedule and the recorded documents.
Start with your floor plan: in 2025 and 2026, 1,427-square-foot villas sold from $405,000 to $530,000, a 1,320-square-foot villa at $459,000 and a larger 1,880-square-foot villa at $500,000. Get a free Montclair Park Villas home valuation for your address.
Four in the MLS, from $405,000 to $530,000, and one more recorded by the county at $500,000 in May 2026.
$440,500 over five years on 14 MLS sales, the mean of the two middle sales, $440,000 and $441,000.
$636,000, for a 1,880-square-foot, three-bedroom-plus-den villa in April 2023, the top MLS sale of the last five years.
A median 7.5 days on market over five years; nine of the 14 sold in 16 days or less.
An average 99.1% of list over five years; eight of the 14 sold at or above list, and one closed at 107.8% in February 2022.
Three 2026 MLS sales at $450,000 to $530,000 and only two villas on the market in late September favor a well-prepared seller.
On September 26, 2026, one villa was active at $430,000 and one pending at $390,000, both priced at the lower end of recent sales.
Usually. Price follows square footage closely here; a golf and lake view on the east side adds to it, and condition moves it most within a plan.
No. It is a platted lot under a Chapter 720 homeowners’ association. We list it that way so buyers and lenders use the right insurance and loan program.
Sales here have been filed as Montclair Park and Montclair Park Villas, and the same names have been used for nearby single-family homes. We match your comparables by address and plat.
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.
From the club’s administration office; the 2026 fee is $299, or $399 if needed in under five business days.
Through Anchor Associates, the association’s manager, at (239) 649-6357. Florida’s section 720.30851 sets delivery times and fee limits.
The villa association’s application and background check, then the master association’s paperwork. Build the time into the closing date.
Almost always, first. Have the association’s maintenance and insurance answer, and your building’s roof permit date, ready before you list.
Only if the numbers work. Impact windows help the buyer’s insurance quote; on a $440,000 villa a full replacement rarely returns its cost, but a credit can close the gap.
It is not required, but on a 1990s villa it is the document that lets a buyer price insurance. We order it before listing.
No lot here is centered in a high-risk zone; every lot is centered in Zone X, and only 8 of 83 touch Zone AE, slightly. That is a selling point.
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 gets full golf privileges, unlike 37 of the 102 Brittany Place villas. It also adds the golf dues and capital contribution to the buyer’s cost, which we price into the net.
Yes. The 1,880-square-foot villas have sold at $500,000 (May 2026, county record) and $636,000 (April 2023), against $405,000 to $530,000 for the 1,427-square-foot plan in 2025 and 2026.
Price it for its condition. The 2023 sale at $340,000 for a 1,369-square-foot villa and the 2025 sale at $405,000 show buyers will buy an original villa and update it themselves.
It happens here: the county recorded five villa sales in five years that never ran through the MLS. A private sale gives up the competition that produces full-price and over-list results, which eight of the 14 MLS sales achieved.
Yes, within the villa association’s lease rules. Short-term rentals are banned community-wide, so an investor plans for seasonal or annual 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.
Late fall through spring meets the most seasonal buyers: 12 of the 14 MLS closings of the last five years fell between October and April.
We are Top 1% Real Estate Agents Nationally Since 2008, and we tracked all 14 villa closings on Marblehead Drive for this guide and matched each to its plan and plat, so your comparables are the right villas. Call Jesse at (239) 898-6072 or get a free Montclair Park Villas home valuation.
Every fact on this Montclair Park Villas 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 Villas page, each linked to the official source that publishes it. The villa 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 Villas. 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.
