Saratoga Colony is 120 condominium homes of 1,320 square feet in ten two-story buildings on Saratoga Circle inside Glen Eagle, each with its own detached garage and a golf membership on 118 units. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Saratoga Colony owners call first when they are ready to sell, and the team buyers call when they want the building-level record before they tour: which floor sells for what, which roofs were redone and when, what the recorded leasing and pet rules actually say, and why a two-story Saratoga Colony building sits outside Florida’s milestone-inspection and structural-reserve-study laws. Saratoga Colony is a 120-home, two-story condominium neighborhood inside the Glen Eagle Golf & Country Club community in Naples, Florida. It is the Glen Eagle condominium where every home has the same 1,320-square-foot floor area and its own numbered, detached one-car garage.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. This page is built from the recorded Declaration of Condominium of Saratoga Colony (Official Records Book 1774, Page 57, November 25, 1992) and every amendment recorded against it through 2014, the building-by-building phase amendments and condominium plats of 1993 to 1996, the roofing and pool notices of commencement the association recorded in 2011, 2012 and 2019, FEMA’s 2012 Letter of Map Amendment for all ten buildings, Collier County’s milestone-inspection roster and site-address records, the state condominium registry, the Glen Eagle club’s 2026 Realtor’s Packet, and every Saratoga Colony closing in the Southwest Florida MLS for the last five years. Where the public record stops, we say so and name the document that answers the question.
If you own a Saratoga Colony condo and are weighing a sale, start with the market snapshot and the seller section. If you are buying, the building-by-building, rule-by-rule detail below will tell you whether Saratoga Colony fits before you drive through the Glen Eagle gate.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Saratoga Colony at Glen Eagle because the proof is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Saratoga Colony market read built on all 31 closings of the last five years and the recorded declaration.
If you’re searching for the best realtor for Saratoga Colony in Glen Eagle, Naples, whether you’re ready to sell your Saratoga Colony 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 Saratoga Colony track record (last 12 months): In the last 12 months Saratoga Colony has seen 7 resales in the Southwest Florida MLS (closings dated September 27, 2025 to September 26, 2026, pulled September 26, 2026), totaling $2,278,500 and ranging from $272,500 to $400,000. The highest-priced Saratoga Colony sale in that window was $400,000, a three-bedroom first-floor home in Building B that closed on July 22, 2026. Because seven sales are too few for an honest median, we list all seven sale by sale in the market snapshot below. Measured over the last 24 months, the first window with at least ten closings, Saratoga Colony recorded 13 sales at a $335,000 median and an average sale-to-list ratio of 95.6%. The MLS pull behind this page recorded prices, dates and days on market, not the listing office on each closing, so we do not state a represented-sale count for Saratoga Colony here; ask us and we will walk you through every closing one by one.
For Saratoga Colony sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Saratoga Colony we also build the paperwork file before the first showing: the association’s approval packet and timeline (the recorded declaration requires written notice at least 20 days before closing), the club and association estoppel certificates, your building’s roof history from the recorded notices, the FEMA letter that removed your building from the flood zone, and the garage number that conveys with your unit. In a market where the last 12 months of Saratoga Colony sales closed at a lower price level than 2022 to 2024, the seller who answers those questions before a buyer’s lender and insurer ask them is the seller who keeps the buyer.
For Saratoga Colony buyers: the first question here is not the floor plan, because every home is the same 1,320 square feet. The first question is the floor, because second-floor homes have sold for a higher median than first-floor homes over five years. The second is the building, because the building decides the roof age and the lake or golf view. The third is the rules, because Saratoga Colony’s recorded leasing limits (no lease under 30 days or over 180 days, no more than three a year) and its one-pet rule shape who can buy. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Saratoga Circle address; we answer them below.
Honors and recognition:
Selling your Saratoga Colony home? Get a free Saratoga Colony home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Saratoga Colony? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.
Saratoga Colony at a glance: 120 condominium homes in ten two-story buildings on Saratoga Circle inside Glen Eagle, one 1,320-square-foot floor area, a detached one-car garage for every unit, a neighborhood pool, and a mandatory Glen Eagle club membership. Each figure below is sourced in the section that proves it.
Living in Saratoga Colony means a single-level condominium in a two-story building on a quiet loop road, your own detached garage steps away, a neighborhood pool at the center of the circle, and the full Glen Eagle club, from 18 holes of golf to tennis and dining, attached to the home through the recorded membership.
Saratoga Colony is one of the fifteen neighborhoods the Glen Eagle Golf & Country Club lists in its 2026 Realtor’s Packet, and with 120 homes it ties Chatham Square II as the largest condominium neighborhood inside the gates. What follows is the day-to-day picture, drawn from the recorded documents and county records.
Saratoga Colony is a residential condominium governed by Chapter 718 of the Florida Statutes: Saratoga Colony, a Condominium, operated by Saratoga Colony, Inc., a Florida not-for-profit corporation. The Saratoga Colony Building Corporation declared it on November 25, 1992, in a declaration recorded at Official Records Book 1774, Page 57, and the state’s condominium registry lists it as project PR1S021802 with 120 units (Florida DBPR condominium registry extract). The declaration fixes the number at 120 units and 120 votes, one vote per home, and gives each owner a one one-hundred-twentieth share of the common elements.
Saratoga Colony sits on top of the community layer every Glen Eagle home shares. Glen Eagle Golf & Country Club, Inc. is the master association and a Chapter 720 homeowners’ association owned by the homeowners, and the 1992 declaration already made every Saratoga Colony owner a member of it under its original name, Embassy Woods Golf and Country Club at Bretonne Park Master Association (declaration sections 4.14 and 6.2). In the club’s own words, neighborhood documents “could have more strict rules than the Master Association, however, they can never have less strict rules.”
Every Saratoga Colony building holds twelve homes on two floors: six on the ground floor, numbered 101 to 106, and six on the second floor, numbered 201 to 206. Collier County’s site address points show exactly that pattern in all ten buildings, and the building letter is part of the unit number. Take unit B-204: Building B, second floor, position 4. The street numbers run in fifties around the circle:
Building | Street address | Homes | Floors |
|---|---|---|---|
A | 725 Saratoga Circle | 12 | 2 |
B | 700 Saratoga Circle | 12 | 2 |
C | 650 Saratoga Circle | 12 | 2 |
D | 600 Saratoga Circle | 12 | 2 |
E | 550 Saratoga Circle | 12 | 2 |
F | 500 Saratoga Circle | 12 | 2 |
G | 525 Saratoga Circle | 12 | 2 |
H | 575 Saratoga Circle | 12 | 2 |
I | 625 Saratoga Circle | 12 | 2 |
J | 675 Saratoga Circle | 12 | 2 |
The letter-to-address pairing above is confirmed twice: by the county address layer and by FEMA’s 2012 Letter of Map Amendment, which lists each of the ten buildings by letter and street number. The neighborhood pool sits at 555 Saratoga Circle, a separate common tract.
Saratoga Colony occupies the north-central part of Glen Eagle. The ten buildings ring the inside of Saratoga Circle, a teardrop-shaped loop that leaves the community road at its south end, with the pool deck and a landscaped center inside the loop. The 2023 federal aerial on this page shows a golf fairway along the west side of the neighborhood and a large lake with a fountain along the east side, so most buildings back onto either golf or water. Every Saratoga Colony address is Naples, ZIP 34104, in unincorporated Collier County, and the whole neighborhood is platted as Tract I of Embassy Woods Golf and Country Club at Bretonne Park, Phase Two, the community’s original name (2019 notice of commencement legal description).
That placement gives Saratoga Colony its character. There is no through traffic: the only vehicles on Saratoga Circle are residents, guests and service vehicles, and the Glen Eagle gatehouse on Davis Boulevard sits well to the south.
The Collier County property appraiser’s published roll (2026 preliminary) answers this better than any brochure. Of the 120 Saratoga Colony homes, 35 (29.2%) carry a homestead exemption, so roughly seven in ten are second homes, seasonal residences or rentals. Across all of Glen Eagle the homestead share is 43% (534 of 1,234 homes), so Saratoga Colony leans more seasonal than the community as a whole. The median 2026 preliminary just value on the roll is $273,080 per unit.
In plain terms, Saratoga Colony is a second-home neighborhood with a full-time minority. The buildings are busiest from January through April and quiet in summer, and many buyers and sellers are out of state when they transact. That rhythm drives the market and the leasing rules below, and it is why the association recorded a 2014 rule requiring weekly home-watch inspections of empty units.
A Saratoga Colony owner parks in a numbered, detached one-car garage, walks to the building, and lives on one level with a screened lanai. Ground-floor owners walk in; second-floor owners climb an exterior common stairway, since the declaration speaks of “common hallways, stairways” and we found no elevator reference in it. The neighborhood pool and spa are inside the circle, and the Glen Eagle clubhouse, golf course, tennis courts, fitness center and restaurants are a short drive or golf-cart ride away. The club’s staffed gatehouse logs visitors at the Davis Boulevard entrance, and the community speed limit is 25 mph (club 2026 Realtor’s Packet).
The recorded declaration adds building rules a buyer should know on day one: porches, walkways and stairways may not be used for outdoor cooking or for storing bicycles, window coverings visible from outside must be white or off-white, and no business may be run from a unit (declaration sections 11.2 and 12.1).
Saratoga Colony condos sold seven times in the 12 months to September 26, 2026, between $272,500 and $400,000, and thirteen times in 24 months at a $335,000 median. Over five years the median is $364,000, and the recent level sits below the 2022 to 2024 range, according to the Southwest Florida MLS.
Data updated: September 2026
Every figure in this section comes from a Southwest Florida MLS search pulled on September 26, 2026: Residential, Development Name GLEN EAGLE, Sub/Condo Name SARATOGA COLONY, closed in the last 1,825 days plus everything active and pending. The search returned 33 Saratoga Colony rows: 31 closed sales, one active listing and one pending sale. No sold-data-entry records (sales added after the fact and never marketed) appeared for Saratoga Colony. Because the MLS shows the final list price, sale-to-list ratios below compare the sale price with the last asking price, averaged sale by sale. Windows count back from September 26, 2026, and we name the window beside every figure.
Seven sales are too few for a median to mean much, so here is every one:
Closed | Building and unit | Bedrooms | Final list price | Sold price | Days on market | Sale to list |
|---|---|---|---|---|---|---|
October 3, 2025 | B-204 (700 Saratoga Cir) | 2 plus den | $349,900 | $335,000 | 33 | 95.7% |
December 11, 2025 | E-104 (550 Saratoga Cir) | 2 plus den | $327,900 | $331,000 | 211 | 100.9% |
December 15, 2025 | J-104 (675 Saratoga Cir) | 2 plus den | $339,000 | $320,000 | 21 | 94.4% |
May 29, 2026 | B-106 (700 Saratoga Cir) | 3 | $339,000 | $325,000 | 102 | 95.9% |
June 15, 2026 | C-101 (650 Saratoga Cir) | 3 | $315,000 | $295,000 | 124 | 93.7% |
June 25, 2026 | A-103 (725 Saratoga Cir) | 2 plus den | $299,000 | $272,500 | 25 | 91.1% |
July 22, 2026 | B-101 (700 Saratoga Cir) | 3 | $425,000 | $400,000 | 229 | 94.1% |
Total volume was $2,278,500. Six of the seven closed below the final list price; one, E-104, closed $3,100 above it after 211 days on the market. Six of the seven were ground-floor homes, which matters because ground-floor homes have sold for less than second-floor homes over five years (see below). Every one of the seven is 1,320 square feet.
The 24 months to September 26, 2026 are the shortest window with at least ten Saratoga Colony closings, so that is where we quote a median:
Saratoga Colony’s five-year numbers look stronger than its last two years, and the difference is the story of the Naples condo market since 2022:
Year | Sales | Median sold price | Low | High |
|---|---|---|---|---|
2021 (from October 1) | 2 | not stated (2 sales: $275,000 and $283,000) | $275,000 | $283,000 |
2022 | 6 | $400,500 (mean of middle pair, $400,000 and $401,000) | $335,000 | $425,200 |
2023 | 5 | $370,000 | $325,000 | $450,000 |
2024 | 8 | $367,500 (mean of middle pair, $365,000 and $370,000) | $330,000 | $401,000 |
2025 | 6 | $333,000 (mean of middle pair, $331,000 and $335,000) | $278,000 | $415,000 |
2026 (to September 26) | 4 | $310,000 (mean of middle pair, $295,000 and $325,000) | $272,500 | $400,000 |
Over the full five years (October 18, 2021 to July 22, 2026) there were 31 closed sales, median $364,000 (the sixteenth of thirty-one), range $272,500 to $450,000, total volume $11,083,200, median 15 days on market and an average sale-to-list ratio of 99.4%, with twelve of the 31 closing at or above the final list price. The 2021 and 2022 sales drove that high ratio: all six 2022 sales closed above the final list price, one of them 20.7% above. Since 2024, days on market have lengthened and sale-to-list ratios have fallen, a period that coincides with the phase-in of Florida’s 2022 condominium safety law and higher insurance costs across Southwest Florida.
The floor is the one variable Saratoga Colony buyers get to choose, because the floor area is fixed:
That $56,500 gap is our reading of five years of closings, not a rule; the timing of sales matters too, since more second-floor homes sold in the 2022 peak. By bedroom description, the MLS recorded seven three-bedroom sales at a $350,000 median and 24 two-bedroom-plus-den sales at a $364,500 median (mean of the middle pair, $364,000 and $365,000). Because both layouts are 1,320 square feet, “three bedrooms” and “two plus den” usually describe the same space used two ways.
On the pull date, one Saratoga Colony home was active and one was under contract:
Two homes out of 120 is less than 2% of the neighborhood on the market at once, which is thin supply by any measure.
The county’s recorded-sale data gives an independent check on the MLS. In the Collier County property appraiser’s published roll, seven qualified Saratoga Colony sales recorded between August 29, 2025 and August 28, 2026 had a median of $320,000 (the fourth of seven) and a range of $272,500 to $335,000, a median of $242.42 per square foot of base area. The MLS and the deed record agree on the prices of the sales they share; they differ at the edges only because the county window closes a month earlier and counts recording dates, not closing dates.
We tracked every one of the 31 Saratoga Colony closings in the Southwest Florida MLS over the last five years, and three patterns stand out for anyone pricing a home today. First, the ceiling has come down: the last sale above $400,000 was $415,000 in March 2025, and the 2022 to 2024 peak reached $450,000. Second, price matters more than time: the fast sales of the last 24 months (21, 25 and 33 days) were priced at or near the neighborhood’s recent level, while the three sales that took more than 200 days started well above it. Third, the second floor still carries a premium, so a second-floor seller should not price off a ground-floor comparable. Get a free Saratoga Colony home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873, or read how we represent buyers in Naples.
Saratoga Colony is the Glen Eagle condominium where every home comes with its own garage, and it answers a question buyers often bring us: how to get a single-level home and a golf membership without a three-story building. Selling a Saratoga Colony home? Get a free Saratoga Colony home valuation or call Jesse direct at (239) 898-6072. Buying in Saratoga Colony at Glen Eagle? Call Marc at (239) 287-5873, or read how we represent buyers in Naples.
Saratoga Colony was declared on November 25, 1992 by the Saratoga Colony Building Corporation, a developer entity that county records place alongside Eli Baron’s ELBA Development group, which was then building Embassy Woods Golf and Country Club at Bretonne Park, the community renamed Glen Eagle in 1998. Its ten buildings were added in phases from 1993 to 1996.
Glen Eagle began as Embassy Woods Golf and Country Club at Bretonne Park. Its master association was incorporated on August 1, 1990 by ELBA Development Corporation, and its course, designed by Mark McCumber, opened in 1991 as a public course (see our Glen Eagle guide for the full history). ELBA built its early condominiums through a separate building corporation for each neighborhood. Collier County’s official records show the Saratoga Colony Building Corporation acting alongside ELBA Development Corporation, Chatham Square Development Corporation, Glenmoor Building Corporation and Montclair Venture as parties to the group’s lender agreements with Ohio Savings Bank in 1995 and 1997 (1997 agreement, OR 2283 PG 43).
The Saratoga Colony declaration of November 25, 1992 names the Saratoga Colony Building Corporation as developer, with the First National Bank of Boston joining as lender, and gives the condominium’s first address as a downtown Naples office at 600 Fifth Avenue South (OR 1774 PG 57). The association itself, Saratoga Colony, Inc., had been incorporated on April 17, 1991 (Sunbiz document N42995).
Saratoga Colony was a phase condominium: the developer recorded the declaration first, then added buildings as they were finished, each with a surveyor’s certificate and a condominium plat page. The Collier Clerk’s index shows the sequence:
Recorded | Instrument | What it did |
|---|---|---|
April 2, 1992 | First notice of commencement, Kraft Construction as contractor | |
November 25, 1992 | Declaration of Condominium, 85 pages | |
June 22, 1993 | Amendment adding buildings, surveyor’s certificate | |
July 21, 1993 | Amendment adding buildings, surveyor’s certificate | |
December 21, 1993 | Amendment adding buildings, surveyor’s certificate | |
June 14, 1995 | Amendment and surveyor’s certificate, condominium plat CB 42 PG 27 | |
June 29, 1995 | Amendment and surveyor’s certificate, condominium plat CB 42 PG 31 | |
December 7, 1995 | Amendment and surveyor’s certificate, condominium plat CB 42 PG 71 | |
December 28, 1995 | Amendment and surveyor’s certificate, condominium plat CB 42 PG 75 | |
January 30, 1996 | Final amendment and surveyor’s certificate, condominium plat CB 42 PG 91 |
The builder’s notices of commencement name Kraft Construction Company, Inc. as contractor on Building A and its two parking garages and Building E and its garages (April 1993), Building D and its garages (August and November 1993), Buildings I and J (late 1994) and Buildings B, C and H (June 1995), for example Building B, OR 2073 PG 1954. The county roll dates the buildings 1992 to 1996. The last condominium plat, recorded with the January 1996 amendment at OR 2143, Pages 1389 and 1390, is the one FEMA cited in 2012 when it described “Buildings A through J, Saratoga Colony.”
The pool was part of the original build. A 1993 notice of commencement names Sunrise Pools of Naples for work on the “Saratoga Colony common area” (OR 1857 PG 6), and in 2019 the association resurfaced the pool and spa at 555 Saratoga Circle under county permit PRBD20190518, with Oasis Renovations and Pools as contractor (OR 5673 PG 1210).
As the buildings sold out, deeds from the Saratoga Colony Building Corporation to individual buyers run through 1997. The development group’s lender, Ohio Savings Bank, recorded a lis pendens against the ELBA-group entities in November 1997 (OR 2363 PG 3059) and released the claims in early 1998, and in January 1998 the master association’s restated articles renamed the community Glen Eagle. Saratoga Colony, Inc. has been run by its owners since the developer years; its 2002, 2011, 2013 and 2014 amendments were each adopted by a vote of unit owners.
Saratoga Colony homes are single-level condominiums of 1,320 square feet, described in the MLS as two bedrooms plus a den or three bedrooms, each with two baths, a screened lanai and a detached one-car garage. Six sit on the ground floor and six on the second floor of each two-story building.
The Collier County roll records 1,320 square feet for all 120 units, and every one of the 33 Saratoga Colony MLS records of the last five years states 1,320 square feet of living area. The MLS describes 24 of the 31 sold homes as two bedrooms plus a den and seven as three bedrooms, all with two baths. A single floor area across a whole neighborhood is unusual in Naples, and it makes Saratoga Colony one of the easiest neighborhoods in the county to price: once you know the floor, the view and the condition, you know most of what moves the number.
The club’s for-sale listing for unit D-104 describes “a peaceful lake view from the screened lanai,” and the 2023 federal aerial shows buildings backing onto the east lake or the west golf fairway. The declaration governs what can be done to a lanai: screens, shutters, blinds and awnings on any porch or balcony are subject to board regulation, and no owner may enclose a limited common element or change the exterior without prior written board consent (declaration section 11.6).
This is Saratoga Colony’s signature. The declaration gives every unit “the exclusive right to use the limited common elements reserved for the unit,” including “the Parking Garage which is numbered the same as the unit” (section 6.2(C)). Section 8 designates each parking garage as a limited common element: an enclosed area for parking permitted motor vehicles, which may be used for storage only if room remains to park a car, and which may not be altered without the board’s approval. The owner who uses the garage is responsible for its interior painting and maintenance, the garage door and any automatic opener (section 11.2). The builder’s 1993 notices refer to “parking garage” structures for each building, and the aerial shows the low garage rows beside the buildings.
The practical effect is that no Saratoga Colony buyer has to share a carport or park in an open lot. The garage transfers with the unit, because the right to it is part of the condominium parcel.
Owners may replace carpet with tile, wood or other hard flooring, but only under a 2011 amendment: the flooring must be installed by a licensed contractor, must meet a sound transmission class rating of at least 50 under the ASTM standards named in the amendment, and requires the board’s prior written approval (2011 amendment, OR 4682 PG 1409). Second-floor sellers who have already installed hard flooring should find their approval letter before listing, because a buyer’s attorney will ask.
Saratoga Colony’s buildings date from 1992 to 1996, before the statewide Florida Building Code took effect on March 1, 2002. That places them in the same pre-code generation as Chatham Square and Montclair Park, and it is why wind-mitigation features (roof covering, roof-to-wall connections, opening protection) matter for insurance here; see the hurricane section below.
A Saratoga Colony home carries two amenity layers: the neighborhood’s own pool and spa inside Saratoga Circle, owned and maintained by the condominium, and the full Glen Eagle club, whose 18-hole course, tennis courts, fitness center and dining are reached through the mandatory membership attached to each unit.
It helps to separate the three layers, because each has a different owner and a different bill:
Layer | What it includes | Who owns and maintains it | Recorded source |
|---|---|---|---|
Your unit | The interior of your 1,320-square-foot home, your appliances, air conditioning, floor coverings | You | |
Your limited common elements | Your numbered detached garage, your lanai | Reserved for you; you maintain the garage interior, door and opener | Declaration sections 6.2, 8 and 11.2 |
Saratoga Colony common elements | The ten buildings’ structure and roofs, stairways, grounds, the pool and spa | Saratoga Colony, Inc. | Declaration sections 7 and 11.1 |
Glen Eagle club | The golf course, clubhouse, tennis, fitness, dining, gatehouse, community roads | Glen Eagle Golf & Country Club, Inc. |
The neighborhood pool and spa sit in the middle of Saratoga Circle at 555 Saratoga Circle. The association resurfaced both in 2019 and recorded affidavits in 2020 stating that it had collected sufficient funds to pay for the work (OR 5741 PG 2589). The 2023 federal aerial on this page shows the pool deck and what appears to be a court beside it at the center of the loop. One rule to know before you rent: under the declaration, an owner whose unit is leased gives up the use of the association’s recreation facilities to the tenant for the lease term, while keeping the right to use the master association’s facilities to the exclusion of the tenant as the master documents provide (declaration section 13.6).
Every Saratoga Colony owner is a member of the Glen Eagle Golf & Country Club. The club’s facilities, described in detail in our Glen Eagle guide, include an 18-hole, par-70 course originally designed by Mark McCumber and opened in 1991, four lighted Har-Tru tennis courts, a heated club pool, bocce, a 24-hour fitness center, a golf simulator added in December 2024, and the club’s dining room, lounge and cafe (club amenities page; club About page). Glen Eagle has no marina, no beach club and no pickleball courts on property; the nearest public pickleball is at East Naples Community Park, home of the US Open Pickleball Championships.
The club’s About page also says residents receive BlueStream Fiber internet and basic cable “as members of the Master Association,” so those services are part of the club dues rather than a separate Saratoga Colony bill.
Each Glen Eagle home is fixed as a Golf or Social membership by a recorded exhibit, and the designation cannot be bought, sold or upgraded separately. In the club’s 2015 Amended and Restated Declaration and Bylaws, Exhibit D assigns 118 of Saratoga Colony’s 120 homes to Golf and 2 to Social (2015 declaration, archived club PDF). So almost every Saratoga Colony home is a golf home, with golf-level dues. The two social homes pay lower dues; the club’s listing for unit D-104 describes its social membership as including “off-season golf privileges May to October” in the listing’s own terms. Before you write an offer, confirm which designation the specific unit carries on the club’s estoppel certificate.
Owning in Saratoga Colony means paying Glen Eagle club dues ($8,031 a year for a golf home in 2026), a $600 food minimum, a quarterly Saratoga Colony condominium assessment that the association does not publish, county property taxes, and one-time closing charges including a $9,000 capital contribution. There is no CDD.
Club figures below come from the club’s 2026 Realtor’s Packet. The Saratoga Colony figure comes from the recorded instruments named in the row.
Layer | Golf home (118 of 120) | Social home (2 of 120) | When paid | Source |
|---|---|---|---|---|
Glen Eagle club dues | $8,031 per year | $5,402 per year | Half January 1, half July 1 | 2026 Realtor’s Packet |
Food and beverage minimum | $600 per year | $600 per year | Calendar year | 2026 Realtor’s Packet |
Saratoga Colony condominium assessment | Not published; last public figure $875 per quarter (2016 to 2018) | Same | Quarterly | |
CDD assessment | None | None | Not applicable | |
Property tax | 10.6058 mills in 2025 Glen Eagle bills | Same | Annually | Collier County tax bills |
Saratoga Colony, Inc. does not publish its budget or its quarterly assessment, and member-only budgets are not something we quote. What the public record does show is a certificate of approval of sale the association recorded in March 2016, which states: “The quarterly maintenance fee for such unit is $875.00.” The same certificate records a $175 estoppel fee, a $100 transfer fee and a $75 certificate of approval fee paid at that sale. Claims of lien the association recorded in 2017 and 2018 state the same $875 quarterly amount. That is $3,500 a year as of 2016 to 2018; after eight years of Florida condominium insurance and reserve changes, today’s figure is almost certainly different. Ask for the current adopted budget and an estoppel certificate, which states the regular assessment, any special assessment and whether the account is current.
One-time item | Amount | Paid by | Source |
|---|---|---|---|
Glen Eagle capital contribution | $9,000 golf, $8,000 social | Buyer, at closing | Club declaration Art. 11.12(B), quoted in the 2026 packet |
Club transfer fee | $425 golf, $350 social | At sale | 2026 Realtor’s Packet |
Club estoppel certificate | $299 ($399 rush) | Per request | 2026 Realtor’s Packet |
Saratoga Colony approval fee | Capped by state law; $100 per applicant was the cap when the declaration was written | Applicant | |
Saratoga Colony estoppel certificate | Set by the association within the limits of section 718.116(8), Florida Statutes | Per request |
Here is the arithmetic for the layers we can source, using the 2026 club packet and the last public Saratoga Colony figure:
In a later year, without the one-time items, the recurring layers above come to $12,131 before property tax, on the 2016 to 2018 assessment figure. We show this arithmetic so buyers can compare it with a single-family home in Glen Eagle; it is not a quote.
Saratoga Colony homes pay Collier County property tax at the Glen Eagle rate, 10.6058 mills in 2025, which includes the Greater Naples Fire Rescue District at 2.0 mills and the Radio Road Beautification taxing unit at 0.1 mill. There is no community development district, so no CDD bond or maintenance assessment.
For arithmetic only: 10.6058 mills is $10.6058 per $1,000 of taxable value, so a taxable value of $300,000 would produce about $3,182 in ad valorem tax before non-ad valorem charges and exemptions.
The Saratoga Colony declaration, recorded in 1992 and amended in 2002, 2011, 2013 and 2014, controls who may live in a unit, how units are sold and leased, what owners may change, and what the association maintains. It sits under the Glen Eagle master declaration, which can never be less strict.
Document | Recorded | Official Records | What it covers |
|---|---|---|---|
Declaration of Condominium, with articles and bylaws as exhibits | November 25, 1992 | The whole condominium: units, garages, use, leasing, transfer, insurance | |
Phase amendments adding buildings | 1993 to 1996 | Nine instruments, listed in the history section | Building additions and condominium plats |
Amendment to declaration and bylaws | April 11, 2002 | Leasing term; bylaw amendment procedure | |
Amendment to declaration | May 16, 2011 | Hard-surface flooring standard | |
Amendment to declaration | May 16, 2013 | Leasing rewritten: 30 to 180 days, three leases a year | |
Amendment to declaration | June 6, 2014 | Water shut-off and weekly inspection of vacant units |
We tracked all 653 instruments the Collier Clerk indexes under the Saratoga Colony name, from 1992 to July 2026, and found no amendment to the declaration recorded after June 2014. The association’s rules and regulations adopted by the board are not recorded, and under section 718.111(12)(g), Florida Statutes, an association with 25 or more units must post its declaration, bylaws, rules, budget and inspection reports on a website or app for owners (section 718.111).
Each unit may be occupied only by a single family, its servants and guests, as a residence; no business or commercial activity may be conducted from a unit (declaration section 12.1). The declaration defines guest occupancy tightly for when the owner is away: a relative within the first degree and that relative’s family may use the unit up to 30 days at a time and four times in 12 months, and other house guests (one family of up to four people) up to two weeks, three times a year (section 12.2). There is no limit on guests while the owner is present (section 12.4).
Every sale or gift of a Saratoga Colony unit needs the association’s approval. The owner must give the board written notice at least 20 days before the intended closing, with the buyer’s name, a copy of the contract and any other information the board reasonably requires, and the board may require a personal appearance (declaration section 14.3). A unit may be owned by a trust, corporation or other entity, or by co-owners who are not spouses, only if one natural person is designated as the primary occupant, and the primary occupant may be changed no more than once in 12 months (section 14.1). A sale that is not approved is void unless the board approves it later in writing (section 14.5). Recent certificates of approval, recorded by the association after each sale, show the process in use through July 2026 (2026 certificate of approval, OR 6612 PG 2360).
Two use restrictions added in 2014 matter to anyone who leaves for the summer. An owner whose unit will be empty for seven consecutive days or more must have the water to the unit turned off until it is occupied again (section 12.9), and an empty unit must be inspected at least weekly by a home-watch company or another individual, with the owner providing the inspector’s contact information and proof of compliance on request (section 12.10) (OR 5045 PG 2674).
Saratoga Colony is not a 55+ community. The recorded declaration states that “there is no age restriction for owner/occupants of units or family members permanently residing with owner/occupants or lessees,” and asks only that occupants under 18 be supervised by an adult. We found no later amendment adding an age restriction.
The exact language is in section 12.5 of the 1992 declaration. In practice, with 71% of units lacking a homestead exemption, the neighborhood’s full-time population skews toward retirees and seasonal owners, but a family with children may buy and live in Saratoga Colony. Glen Eagle as a whole is also an all-ages community.
You can rent out a Saratoga Colony condo, but only within tight recorded limits: every lease needs association approval, no lease may be shorter than 30 days or longer than 180 days, a unit may be leased for no more than 180 days in a calendar year, at most three leases a year are approved, and annual leases are not allowed.
Section 13 of the 1992 declaration, as amended in 2002 and 2013, sets these rules:
The 2013 amendment also deleted an older rule, added in 2002, that barred an owner who bought after April 1, 2002 from leasing during the first 12 months of ownership. That first-year ban is no longer in the declaration.
In practice, Saratoga Colony is a seasonal-rental neighborhood, not an annual-rental one. The rules fit a winter visitor who rents January through March or a family renting for a few months while house-hunting; they rule out a year-round tenant. The Glen Eagle master association layers its own requirements on top: short-term rentals such as Airbnb are banned, the club’s tenant registration form is due at least 30 days before arrival, and a tenant who pays the club transfer fee ($450 for a golf unit in 2026) takes over the owner’s club privileges (club 2026 Realtor’s Packet). An investor who needs annual rent should look elsewhere in Glen Eagle; an owner who wants to offset a few months of carrying costs can do it here.
Saratoga Colony allows an owner to keep one small domesticated household pet, such as a cat or dog, which must be leashed or carried outside the unit. No pets are allowed in leased units or in any unit when the owner is not in residence, and reptiles, amphibians and livestock are prohibited.
The rule is section 12.6 of the 1992 declaration, which also calls keeping a pet “a privilege, not a right” and lets the board order the removal of any pet that becomes a source of unreasonable annoyance. The declaration does not set a weight limit or name breeds; “small” is the board’s call, so ask the association for its current written interpretation before you buy with a larger dog. We found no amendment to the pet rule in the recorded record through September 2026. Owners with a disability-related assistance animal have separate rights under federal and state fair housing law, which the declaration’s pet limits do not override.
Saratoga Colony’s ten buildings are two stories tall, so Florida’s milestone-inspection law and its structural integrity reserve study requirement, both written for condominium buildings of three or more habitable stories, do not reach them. Collier County’s milestone roster lists no Saratoga Colony building. Ordinary condominium reserve rules still apply.
This is the question we are asked most often about Glen Eagle condominiums since 2022, and it has a different answer in Saratoga Colony than in its neighbor Chatham Square II. Here is what the public record shows, checked on September 26, 2026.
Check | Result for Saratoga Colony | Checked |
|---|---|---|
Collier County milestone buildings layer (926 records) | No Saratoga Colony building, association or Saratoga Circle address | September 26, 2026, county milestone layer |
Same layer for Chatham Square II (for comparison) | Buildings E, F, H and I “Milestone Delinquent”; Building G “Milestone Completed,” next cycle 2035 | September 26, 2026 |
State condominium registry | Saratoga Colony, a Condo, project PR1S021802, 120 units, recorded November 25, 1992, status Approved, Recorded | |
State SIRS reporting databases | Not required for a two-story building; the division’s databases are interactive and we did not find a query route that returns a filing list |
Being outside the SIRS law does not mean Saratoga Colony has no reserve obligations. Section 718.112(2)(f) still requires a condominium budget to include reserve accounts for roof replacement, building painting, pavement resurfacing and any other item with a deferred maintenance or replacement cost over $25,000 (or the division’s inflation-adjusted figure). Owners of an association that is not required to obtain a SIRS may still vote to provide no reserves or less than full reserves; the post-2024 ban on waiving reserves applies to associations that must obtain a SIRS, which Saratoga Colony, on our reading, is not. That makes the association’s current budget and reserve schedule the single most important document for a Saratoga Colony buyer: it shows whether the owners fund reserves fully, partly or not at all, and so whether a future roof or paint job will arrive as a special assessment.
What the public record does show about the big-ticket items:
Under section 718.111(12)(g), an association with 25 or more units must post its budget, financial reports, inspection reports and structural reports on a website or app for owners. Before you are bound by a contract, ask for the current adopted budget with its reserve schedule, the last annual financial report, twelve months of board minutes, the master insurance declarations, and any engineering or roof reports. Florida’s condominium resale disclosure law gives a buyer a review period after receiving the governing documents (section 718.503).
The Saratoga Colony record shows two roofing campaigns that together reached all ten buildings: a reroof of Buildings D, E, F and G in June 2011 and roofing work on Buildings A, B, C, H, I and J in February 2012. It also shows the 2019 pool and spa resurfacing and 2013 screen, fence and common-area work.
Florida law requires a recorded notice of commencement before most work over $2,500, so the Clerk’s index is a reliable list of major association projects. These are the association and common-area notices on record:
Recorded | Instrument | Contractor | Work | Buildings |
|---|---|---|---|---|
June 9, 2011 | OR 4690 PG 930, 931, 932, 933 | Latite Roofing and Sheet Metal | “Reroof,” one notice per building | D, E, F, G |
February 6, 2012 | Kelly Roofing LLC | “Roofing Work” | A, B, C, H, I, J | |
May 6, 2013 | Affordable Fence and Screen Unlimited | Screen and fence work on the common tract | Common area | |
July 18, 2013 | Cougar Cutting Inc. | Work on the common tract | Common area | |
September 12, 2019 | Oasis Renovations and Pools | Pool and spa resurface, permit PRBD20190518 | 555 Saratoga Circle |
We found no roofing notice after 2012, no notice for structural or concrete restoration, and no notice for window or door replacement by the association; individual owners’ own window, door and air conditioning permits are filed by unit and are not listed here. Two Glen Eagle condominiums nearby, Chatham Square II and Glenmoor Greens I, appear on the county milestone roster; Saratoga Colony does not, for the height reason above.
Saratoga Colony’s ten buildings were removed from FEMA’s flood zone by a 2012 Letter of Map Amendment, with lowest adjacent grades of 10.5 to 11.5 feet, and the building address points sit in Zone X today. The neighborhood is in Collier evacuation Zone C, outside the county’s Category 1 and 2 surge zones.
On May 16, 2012 a new county flood map placed parts of Glen Eagle in the special flood hazard area. Two months later, FEMA issued Letter of Map Amendment 12-04-5531A (July 31, 2012), which removed “Buildings A through J, Saratoga Colony” from the special flood hazard area on panel 12021C0413H, identifying the flooding source as ponding and overland flow. FEMA recorded each building’s lowest adjacent grade:
Building | Address | Lowest adjacent grade (feet, NAVD 88) | 2012 LOMA outcome |
|---|---|---|---|
A | 725 Saratoga Circle | 10.9 | Structure removed, Zone X (shaded) |
B | 700 Saratoga Circle | 10.7 | Structure removed, Zone X (shaded) |
C | 650 Saratoga Circle | 11.3 | Structure removed, Zone X (shaded) |
D | 600 Saratoga Circle | 11.0 | Structure removed, Zone X (shaded) |
E | 550 Saratoga Circle | 10.8 | Structure removed, Zone X (shaded) |
F | 500 Saratoga Circle | 10.5 | Structure removed, Zone X (shaded) |
G | 525 Saratoga Circle | 10.8 | Structure removed, Zone X (shaded) |
H | 575 Saratoga Circle | 11.5 | Structure removed, Zone X (shaded) |
I | 625 Saratoga Circle | 10.8 | Structure removed, Zone X (shaded) |
J | 675 Saratoga Circle | 10.7 | Structure removed, Zone X (shaded) |
On the current effective map (panel 12021C0413J, effective February 8, 2024), we queried FEMA’s National Flood Hazard Layer at all ten building address points and at the pool tract on September 26, 2026, and every point returned Zone X, area of minimal flood hazard. The LOMA itself notes that portions of the property, but not the buildings, may remain in the special flood hazard area, which fits the lakes and low ground around the loop. Collier County put a new preliminary map (panel 12021C0413K) out for appeal on August 19, 2026, with a target effective date of summer 2027; on it, every Glen Eagle point tested for our Glen Eagle guide was Zone X (Collier County release). A specific unit’s zone for a loan is set by the lender’s flood determination.
Saratoga Colony, like all of Glen Eagle, is in Collier County evacuation Zone C and in the Category 3 storm-surge zone, meaning on-site surge is modeled only from a Category 3 or stronger storm (Florida Division of Emergency Management Know Your Zone). In Hurricane Ian in 2022, the peak water level in Naples Bay was about 7.1 feet, per the National Hurricane Center’s Ian report, several feet below Saratoga Colony’s lowest adjacent grades of 10.5 to 11.5 feet. We found no Saratoga Colony-specific storm damage report for Irma, Ian, Helene or Milton; that is an absence in the public record, not a guarantee.
The buildings date from 1992 to 1996, before the statewide Florida Building Code took effect on March 1, 2002, and all of Glen Eagle lies in the wind-borne debris region, with a design wind speed near 164 mph under the current code, interpolated between the 160 and 170 mph contours (FGDL wind-speed data history). The 2011 and 2012 roofing notices put every roof’s last recorded work under the modern Florida Building Code. For a unit owner’s HO-6 policy, the association’s wind-mitigation inspection report for the building, and your own unit’s windows and doors, are what an insurer will ask about.
The association insures the buildings and common elements under a master policy, as section 15 of the declaration requires; each owner carries an HO-6 policy for the unit interior, contents, improvements and loss assessment. Because the buildings are outside the special flood hazard area, federal mandatory flood insurance does not apply to a Saratoga Colony loan, though a lender may still require it; condominium unit owners are exempt from Citizens’ 2027 flood-coverage rule, which applies to single-family homes (Citizens flood rules). Ask for the master policy declarations page before you are bound, because it tells you the wind deductible the association would pass through as a special assessment after a storm.
Saratoga Colony is zoned for Calusa Park Elementary (grade A in 2026), East Naples Middle (grade A) and Lely High (grade B), according to the Collier County Public Schools address lookup for 700 Saratoga Circle, checked for both the 2025-26 and 2026-27 school years.
School | Grades | 2026 state grade | Enrollment (NCES 2024-25) | Address |
|---|---|---|---|---|
PK to 5 | A (A every year 2022 to 2026) | 670 | 4600 Santa Barbara Blvd | |
6 to 8 | A | 875 | 4100 Estey Ave | |
9 to 12 | B (A in 2025) | 1,475 | 1 Lely High School Blvd |
Grades come from the district’s 2026 Accountability Brief, dated July 1, 2026, and the address lookup from Collier County Public Schools. Every Saratoga Circle record the district’s address service returned carried the same three assignments. Seacrest Country Day School, a private school, sits at the Glen Eagle Boulevard entrance on Davis Boulevard. Zones change; confirm the assignment for your unit with the district before you buy for a school.
Saratoga Colony is surrounded by Glen Eagle itself: a golf fairway on the west, a large lake on the east, other Glen Eagle neighborhoods to the north and south, all inside the Bretonne Park planned unit development. The nearest outside change is the Vitano project at Davis and Santa Barbara, about half a mile from Glen Eagle.
Daily logistics in Saratoga Colony are simple: a staffed Glen Eagle gate on Davis Boulevard, a numbered garage for your car, association-maintained grounds and pool, club-provided internet and cable, and a Publix two to three minutes away. The rules that trip up new owners are the vacant-unit and leasing rules.
The Glen Eagle gatehouse on Davis Boulevard is staffed, and the person on duty logs visitors and may require identification; a second entrance reaches Radio Road. Each unit receives two member identification cards (club 2026 Realtor’s Packet). The master association requires pickup trucks, boats, trailers, campers and motor homes to be kept fully inside a garage, bans parking on common roads and lots from 10 p.m. to 6 a.m., and bans private golf carts. For Saratoga Colony owners the numbered garage makes the vehicle rule easy for a car or SUV; a full-size pickup may not fit a one-car garage, so measure before you buy.
Turn off the water to the unit if it will be empty for seven days or more, and arrange weekly home-watch inspections while it is empty, then give the association your inspector’s contact details (2014 amendment). Remember that a pet cannot stay in the unit when you are not in residence.
Using OpenStreetMap routing in free-flowing traffic from Glen Eagle (in-season times are longer), as measured for our Glen Eagle guide: Fifth Avenue South in downtown Naples is about 4.9 miles and 11 minutes, I-75 about 3.6 miles and 8 minutes, Naples Airport about 3.7 miles and 9 minutes, NCH Baker Hospital about 5.8 road miles, and Southwest Florida International Airport about 30 miles and 40 minutes. The nearest Publix stores are at Kings Lake Square on Davis Boulevard and Berkshire Commons on Radio Road.
Saratoga Colony and Chatham Square are Glen Eagle’s two early-1990s condominium neighborhoods and the ones buyers compare most. Saratoga Colony offers two-story buildings, a detached garage for every unit and no milestone-inspection exposure; Chatham Square offers a lower entry price and, in Chatham Square II, taller buildings with elevators.
Chatham Square is two condominiums on Dennis Circle, Chatham Square I (96 homes, declared 1991) and Chatham Square II (120 homes, declared 1991), which the Southwest Florida MLS lumps together under one Sub/Condo name, “Chatham Square.” Here is the side-by-side on the yardsticks that decide most purchases:
Yardstick | Saratoga Colony | Chatham Square (I and II) | Source |
|---|---|---|---|
Homes | 120 in ten buildings | 216 (96 in I, 120 in II) | |
Declared | November 25, 1992 | January 7, 1991 (I); February 13, 1991 (II) | DBPR registry |
Built (county roll) | 1992 to 1996 | 1990 to 1992 | Collier roll, 2026 preliminary |
Stories | Two in every building | Three or four in Chatham Square II per the club packet | County address points; club 2026 packet |
Floor area | 1,320 sq ft, every unit | 1,097 to 1,450 sq ft in five-year MLS sales | Collier roll; Southwest Florida MLS |
Parking | Numbered detached one-car garage per unit, a recorded limited common element | Read each Chatham declaration | Saratoga declaration sections 6.2 and 8 |
Milestone inspection status | Not required (two stories); not on the county roster | Chatham Square II: four of five buildings “Milestone Delinquent,” Building G completed, next cycle 2035 | County milestone layer, September 26, 2026 |
Club membership mix | 118 golf, 2 social | 96 golf, 0 social (I); 119 golf, 1 social (II) | |
Sales, last 24 months | 13, median $335,000 | 16, median $302,500 (mean of middle pair) | Southwest Florida MLS, September 26, 2026 |
Median price per sq ft, 24 months | $253.79 | $251.19 | Southwest Florida MLS (median of per-sale ratios) |
Median days on market, 24 months | 90 | 110.5 | Southwest Florida MLS |
Average sale-to-list, 24 months | 95.6% | 93.1% | Southwest Florida MLS (mean of per-sale ratios) |
Sales, five years | 31, median $364,000 | 35, median $350,000 | Southwest Florida MLS |
Management company | Resort Management (registry and Sunbiz address, 2685 Horseshoe Dr S) | Anchor Associates | DBPR registry; Sunbiz |
Our dedicated guides to Chatham Square I and Chatham Square II carry the building-level detail for Dennis Circle. Selling a Saratoga Colony home and wondering how buyers weigh it against Chatham Square? Get a free Saratoga Colony home valuation or call Jesse direct at (239) 898-6072. Buying and torn between the two? Call Marc at (239) 287-5873, or read how we represent buyers in Naples.
Saratoga Colony has the highest five-year average sale-to-list ratio of the four Glen Eagle condominium groups compared here and sits in the middle on price, with a $364,000 five-year median against $350,000 to $365,000 for Chatham Square, Glenmoor Greens and Sterling Greens, according to the Southwest Florida MLS.
The yardstick below is five years of closed MLS sales to September 26, 2026, the one window in which every group has at least ten sales. Medians are the middle sale (or the mean of the middle pair); price per square foot is the median of per-sale ratios using MLS living area; sale-to-list is the mean of per-sale ratios against the final list price.
Glen Eagle condominium group (MLS name) | Closed sales, 5 years | Median sold price | Median price per sq ft | Median days on market | Average sale-to-list |
|---|---|---|---|---|---|
Saratoga Colony | 31 | $364,000 | $275.76 | 15 | 99.4% |
Chatham Square (I and II) | 35 | $350,000 | $271.41 | 28 | 96.6% |
Glenmoor Greens (I and II) | 29 | $350,000 | $234.67 | 15 | 98.0% |
Sterling Greens | 25 | $365,000 | $267.50 | 31 | 97.7% |
Three things stand out. Saratoga Colony’s buyers paid closest to asking over five years; its price per square foot is the highest of the four, which in our reading reflects the garage and the two-story format as much as the finishes; and its single floor area means every comparable is a true comparable. The neighboring guides for Glenmoor Greens II and Sterling Greens cover those neighborhoods in the same detail. For the whole community, see our Glen Eagle guide, which reports 63 Glen Eagle sales in the 12 months to September 24, 2026 at a $405,000 median across all 15 neighborhoods.
Saratoga Colony’s strengths are its detached garages, two-story buildings outside the milestone and SIRS laws, a single easy-to-price floor area, lake and golf settings and a full golf membership; its weaknesses are tight leasing limits, a one-small-pet rule, pre-2002 construction, an unpublished assessment and softer prices since 2024.
If you’re searching for a Saratoga Colony listing agent, or thinking, ‘I need someone to sell my Saratoga Colony home…’, McGreevy and Comisar are the Glen Eagle specialists who price from every Saratoga Colony closing, prepare the association approval file before the first showing, and market your garage, floor and view to the right buyer.
Listing-agent credentials:
In the last 12 months Saratoga Colony has seen 7 resales in the Southwest Florida MLS, totaling $2,278,500, with an average of 106 days on market (median 102) and an average sale-to-list ratio of 95.1%. Because seven is under our ten-sale floor for a median, the market snapshot above lists every one of them. Over 24 months the figures are 13 sales, a $335,000 median, 90 median days on market and 95.6% of list. The MLS pull behind this page did not record listing offices, so we do not state how many of those sales we represented; ask and we will show you the closings one by one.
Your Saratoga Colony home is priced against a small, clean set of comparables: identical floor areas, the same club and the same rules. Get a free Saratoga Colony home valuation, and we will follow up with the sale-by-sale comparison for your floor and building.
Talk to Jesse direct: (239) 898-6072, text or call. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Naples.
In the last 24 months the median Saratoga Colony sale took 90 days from listing to contract in the MLS, and the range ran from 21 to 229 days. The quick sales were priced close to recent comparables; the slow ones started well above them. After the contract, allow for the declaration’s 20-day approval notice before closing.
Yes. Section 14 of the declaration requires the board’s approval of every sale or gift, with written notice at least 20 days before the intended closing, and a transfer the board has not approved is void unless later approved in writing. The association records a certificate of approval after each approved sale.
Not under the club’s documents. The Glen Eagle capital contribution, $9,000 for a golf home and $8,000 for a social home in 2026, is paid by the buyer at closing under Article 11.12(B) of the club declaration as quoted in the 2026 Realtor’s Packet. Sellers typically pay the club transfer fee and their share of the estoppel costs by contract.
They help it more than they hurt it. Because Saratoga Colony’s buildings are two stories, the milestone-inspection and SIRS requirements that have slowed sales in three-story-plus buildings do not apply here, and the county roster confirms no Saratoga Colony building is listed. Buyers will still ask about reserves, so we request the current budget and reserve schedule before listing.
Yes, but under Saratoga Colony’s rules any lease is between 30 and 180 days, so a tenant is never far from the end of the term. We time the listing around the lease end date and make access for showings part of the lease approval.
Six of the last seven Saratoga Colony closings came between October and June, and seasonal buyers tour most from January through April. For a spring closing, list in late fall or early winter so the home is on the market when those buyers arrive.
Saratoga Colony owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not with a call center. They read the Saratoga Colony declaration and its amendments, the recorded roof and pool history, the FEMA letter for all ten buildings and every recent Saratoga Colony 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 Saratoga Colony 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.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
Selling a Saratoga Colony home? Get a free Saratoga Colony home valuation, or call Jesse direct at (239) 898-6072.
Buying in Saratoga Colony? 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 Saratoga Colony, see our Glen Eagle guide and our Naples guide.
These are the questions buyers ask us most about Saratoga Colony at Glen Eagle, answered from the recorded declaration, county and federal records, the Glen Eagle club’s published documents and the Southwest Florida MLS. Each answer stands on its own; the sections above carry the detail and the sources.
Saratoga Colony is on Saratoga Circle inside the gated Glen Eagle Golf & Country Club, off Davis Boulevard in East Naples, ZIP 34104, unincorporated Collier County. The ten buildings ring a loop road in the north-central part of Glen Eagle, between a golf fairway and a lake.
There are 120 condominium homes in ten two-story buildings of twelve homes each, lettered A through J. The declaration fixes the count at 120 units with one vote each.
Every Saratoga Colony home is 1,320 square feet, per the county roll and every MLS record of the last five years. The MLS describes them as two bedrooms plus a den or three bedrooms, each with two baths.
Yes. Every unit has the exclusive use of a detached one-car parking garage numbered the same as the unit, assigned by the recorded declaration as a limited common element. The owner maintains the garage interior, door and opener.
Over the 24 months to September 26, 2026, thirteen Saratoga Colony homes sold at a $335,000 median, from $272,500 to $415,000. The seven sales of the last 12 months ranged from $272,500 to $400,000. Over five years the median is $364,000 on 31 sales.
Over five years, yes: second-floor homes sold at a $387,500 median (16 sales) and first-floor homes at $331,000 (15 sales), per the Southwest Florida MLS. Timing contributes, since more second-floor homes sold in the 2022 peak.
There are two layers. Glen Eagle club dues are $8,031 a year for a golf home in 2026 plus a $600 food minimum. The Saratoga Colony condominium assessment is not published; the last public figure is $875 a quarter in recorded 2016 to 2018 instruments. Ask for the current budget.
A Glen Eagle membership is mandatory and attached to every home. The club’s recorded exhibit designates 118 Saratoga Colony homes as Golf and 2 as Social. You cannot buy, sell or upgrade the designation separately, so confirm the unit’s category on the club estoppel.
At Glen Eagle, the buyer pays the club capital contribution ($9,000 for golf, $8,000 for social in 2026), and the sale also carries a club transfer fee ($425 golf), estoppel fees and the Saratoga Colony approval fee, allocated by contract.
No. The declaration states there is no age restriction for owners, their families or tenants, and asks only that occupants under 18 be supervised.
Yes, within limits: association approval, leases of 30 to 180 days, no more than 180 leased days and three leases in a calendar year, no annual leases, and no pets for tenants. Airbnb-style short-term rentals are banned community-wide by Glen Eagle.
An owner may keep one small domesticated pet, such as a cat or dog, leashed or carried outside the unit. No pets are allowed in leased units or when the owner is not in residence. The declaration sets no weight limit; ask the board how it reads “small.”
No, on our reading. Both laws apply to condominium buildings of three or more habitable stories, and every Saratoga Colony building has two. Collier County’s milestone roster lists no Saratoga Colony building as of September 26, 2026.
The recorded notices of commencement show a reroof of Buildings D, E, F and G by Latite Roofing and Sheet Metal in June 2011 and “Roofing Work” on Buildings A, B, C, H, I and J by Kelly Roofing in February 2012; the 2012 notice does not state the scope. We found no later association roofing notice.
FEMA’s 2012 Letter of Map Amendment removed all ten buildings from the special flood hazard area, and on the current map every building address point is Zone X. The lowest adjacent grades FEMA recorded run from 10.5 to 11.5 feet. Your lender’s flood determination is the final word for a loan.
Federal mandatory flood insurance does not apply to buildings outside the special flood hazard area, so it is the lender’s choice, and condominium unit owners are exempt from Citizens’ 2027 flood-coverage rule. An NFIP or private flood policy for a unit outside the flood zone is priced under FEMA’s Risk Rating 2.0; ask your agent for a quote before you decide.
Saratoga Colony is in Collier County evacuation Zone C and the Category 3 storm-surge zone, so on-site surge is modeled only from a Category 3 or stronger storm. Always follow the county’s evacuation orders.
Calusa Park Elementary (A), East Naples Middle (A) and Lely High (B), per the Collier County Public Schools address lookup for 700 Saratoga Circle and the district’s July 2026 grade release.
Yes. Saratoga Colony is inside Glen Eagle, whose Davis Boulevard gatehouse is staffed; a second entrance reaches Radio Road. Saratoga Circle itself is a loop with no through traffic.
Yes. The neighborhood pool and spa sit inside Saratoga Circle at 555 Saratoga Circle and were resurfaced in 2019. Glen Eagle’s heated club pool is also available to members.
We found no elevator reference in the declaration, which describes common stairways, and the buildings are two stories. Second-floor owners use stairs; ask the association to confirm for a specific building if stairs are a concern.
The state registry and the association’s corporate filings give its address in care of Resort Management at 2685 Horseshoe Drive South, Naples. The association is Saratoga Colony, Inc., a Florida not-for-profit corporation, Sunbiz document N42995.
Yes. The declaration requires board approval of every sale, with 20 days’ written notice and the contract, and allows the board to require a personal appearance. Entities and unrelated co-owners must designate one natural person as the primary occupant.
Yes, with the board’s prior written approval, a licensed installer and flooring that meets a sound transmission class rating of at least 50, under the 2011 amendment to the declaration.
Turn the water off if the unit will be empty for seven days or more, arrange a weekly home-watch inspection, and give the association the inspector’s contact details, as the 2014 amendment requires. Pets may not stay in the unit while you are away.
Only with the board’s prior written consent. The declaration makes screens, shutters, blinds and awnings on porches subject to board regulation and bars enclosing a limited common element or changing the exterior without approval.
Saratoga Colony has two-story buildings, a detached garage per unit and no milestone exposure; Chatham Square II has three- and four-story elevator buildings, four of five of them listed as milestone delinquent by the county, and a lower 24-month median ($302,500 against $335,000).
McGreevy and Comisar of Domain Realty Group: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. Call Marc at (239) 287-5873 to buy or Jesse at (239) 898-6072 to sell, or read how we represent buyers in Naples.
These are the questions Saratoga Colony owners ask us before they list, answered from every Saratoga Colony closing in the Southwest Florida MLS over five years, the recorded declaration and the Glen Eagle club’s 2026 documents. For a figure specific to your unit, get a free Saratoga Colony home valuation or call Jesse direct at (239) 898-6072.
Your floor, view, condition and updates decide it, because every unit is 1,320 square feet. Over the last 24 months Saratoga Colony sold at a $335,000 median, first-floor homes have sold below second-floor homes over five years, and the last 12 months ranged from $272,500 to $400,000.
Seven, between September 27, 2025 and September 26, 2026, in the Southwest Florida MLS, totaling $2,278,500. The market snapshot lists each one by building, unit, price and days on market.
The median over 24 months was 90 days on market, with a range from 21 to 229 days. Homes priced near recent sales went under contract in three to five weeks; homes priced well above them took six months or more. Add time for association approval and closing.
Over 24 months Saratoga Colony homes averaged 95.6% of their final list price, and over the last 12 months 95.1%. Only two of the last thirteen sales closed at or above list, so price to the market rather than above it.
Usually, yes. Over five years second-floor homes sold at a $387,500 median and first-floor homes at $331,000. Price a second-floor unit off second-floor comparables, not off the ground-floor sales that dominated the last year.
It does in practice, because view and floor are the main differences between otherwise identical units. The MLS records do not code view consistently, so we compare your building’s position on the loop with recent sales in the same position.
Yes. The declaration requires board approval of every sale, with written notice at least 20 days before closing, and an unapproved transfer is void unless later approved. The association records a certificate of approval after each approved sale.
The declaration and amendments, the current budget and reserve schedule, the master insurance declarations, recent board minutes, your garage number, any hard-flooring approval letter, your HO-6 policy and wind-mitigation report, and the 2012 FEMA letter for your building. We assemble the public ones for you.
The buyer pays the Glen Eagle capital contribution at closing under the club declaration, $9,000 for a golf home and $8,000 for a social home in 2026. It does not come out of your proceeds unless the contract says otherwise.
Typically the Florida documentary stamp tax on the deed, title charges allocated by contract, the club transfer fee ($425 for a golf home in 2026), estoppel certificate fees if the contract assigns them to you, any unpaid assessments, and brokerage commission.
Yes. The garage numbered the same as your unit is a limited common element appurtenant to the unit under the declaration, so the right to it passes with the deed. It cannot be sold separately.
No. Glen Eagle bans For Sale and For Rent signs throughout the community, and the Saratoga Colony declaration reserved sign rights to the developer. Glen Eagle allows weekend open houses with a standard club sign registered in advance.
Less in Saratoga Colony than in taller Glen Eagle buildings. The milestone-inspection and SIRS laws reach buildings of three or more habitable stories, and Saratoga Colony’s buildings are two. Buyers still ask about reserves and roofs, so we answer with the budget and the 2011 and 2012 roofing notices.
Florida law requires sellers to disclose known facts that materially affect value, and the association’s estoppel certificate states any special assessment levied against the unit. Order it early so there are no surprises for either side.
They narrow the investor pool: leases must run 30 to 180 days, no more than three a year, with no annual leases and no pets for tenants. Most Saratoga Colony buyers are second-home owners and retirees, and we market to them.
Yes. Any Saratoga Colony lease runs 30 to 180 days, so we usually time the listing to the lease end, arrange showing access in the lease, and make the buyer’s closing date follow the tenant’s departure.
Many seasonal buyers like a turnkey home, and the two-bedroom-plus-den layout furnishes easily. We decide furnished or unfurnished case by case, list the furniture separately from the real estate in the contract, and never let it inflate the appraised price.
With a fixed floor area, condition is where value is created: kitchen and baths, flooring installed under the 2011 sound-rating rule, a newer air conditioning system (the club listing for unit D-104 advertised its 2026 system), and impact-rated or protected openings, which also help insurance.
Late fall through early spring. Six of the last seven Saratoga Colony closings came between October and June, and seasonal buyers tour most from January through April.
On September 26, 2026, one was active (a ground-floor three-bedroom at $399,000) and one was pending, out of 120 homes. Thin supply helps a well-priced listing stand out.
Saratoga Colony’s five-year median, $364,000, is in line with Chatham Square, Glenmoor Greens and Sterling Greens ($350,000 to $365,000), and its five-year average sale-to-list ratio of 99.4% is the highest of the four. All Glen Eagle condominiums have softened since 2024.
Over 24 months Saratoga Colony sold at a $335,000 median against $302,500 for Chatham Square, at nearly the same price per square foot, with shorter median days on market (90 against 110.5) and a higher average sale-to-list ratio (95.6% against 93.1%).
Lenders review condominium projects for owner-occupancy, delinquencies, reserves and insurance. Saratoga Colony’s two-story buildings avoid the milestone and SIRS questions, but the 29% homestead share and the association’s reserve funding will be looked at, so we get the association’s lender questionnaire started early.
It is optional but useful. A pre-listing home inspection and a current four-point and wind-mitigation report let you fix or price in problems before a buyer’s inspector finds them, and the wind-mitigation report helps the buyer’s insurance quote.
It is the association’s signed statement of what is owed on your unit: the regular assessment, any special assessment, and any unpaid balance, under section 718.116(8), Florida Statutes. The Glen Eagle club issues its own estoppel ($299 in 2026). Both are required at closing.
Yes, if the association approves it and the buyer designates one natural person as the primary occupant, as section 14.1 of the declaration requires. The primary occupant can be changed only once in 12 months.
The declaration requires at least 20 days’ written notice before closing and lets the board require a personal appearance by the buyer. We submit the application as soon as the contract is signed so approval never delays closing.
It transfers with the home. Glen Eagle memberships are fixed to each unit as Golf or Social by the recorded exhibit and are not refundable equity memberships, so you receive no membership refund and the buyer takes over the category.
It depends on your gain, how long you owned and lived in the home and your tax situation; the federal home-sale exclusion rules are in IRS Topic 701. Ask your tax advisor; we provide the closing statement figures.
Only you can weigh that, but the record is clear: prices peaked in 2022 and 2023 and have eased since, supply is thin, and over the last 12 months buyers paid an average of 95.1% of the final list price. We will show you your unit’s range and let you decide.
Yes. We offer off-market and limited-exposure marketing to our buyer database when a seller needs discretion, and Glen Eagle’s no-sign rule already keeps listings quiet on the street.
Yes, and most Saratoga Colony sellers do, since about seven in ten units carry no homestead exemption. We handle showings, the association and club paperwork, vendors and a remote or mail-away closing, and keep you updated after every showing.
You can sell as-is and price for it, or fix the items that buyers and insurers weigh most (roof-to-unit leaks, air conditioning, water heaters, openings). Any exterior or structural change needs board approval under the declaration, so we plan updates around the approval timeline.
Get a free Saratoga Colony home valuation or call Jesse direct at (239) 898-6072, text or call. We will pull your building’s history and the recent comparables and walk you through a pricing plan; Jesse and Marc have been Top 1% Real Estate Agents Nationally Since 2008. Buyers can call Marc at (239) 287-5873.
Every fact on this Saratoga Colony page traces to a primary or authoritative source: instruments recorded with the Collier County Clerk, Collier County and state government data, FEMA and other federal agencies, Florida Statutes, the school district, the Glen Eagle Golf & Country Club’s own published documents, and news reporting. Market figures come from the Southwest Florida MLS, cited as plain text because it is a member-only system.
These are the primary Saratoga Colony documents, each a free PDF from the official custodian. The association’s budget, reserve schedule, rules and insurance schedule are posted for owners on the association’s website or app under Florida law and are requested from the manager; we do not republish member-only documents.
Document | Recorded or issued | Download |
|---|---|---|
Declaration of Condominium of Saratoga Colony (85 pages, with articles and bylaws) | OR 1774 PG 57, November 25, 1992 | |
Leasing amendment (current leasing rule) | OR 4921 PG 520, May 16, 2013 | |
Vacant-unit amendment (water shut-off, weekly inspections) | OR 5045 PG 2674, June 6, 2014 | |
Hard-flooring amendment | OR 4682 PG 1409, May 16, 2011 | |
2002 amendment to the declaration and bylaws | OR 3017 PG 171, April 11, 2002 | |
FEMA Letter of Map Amendment, Buildings A through J | Case 12-04-5531A, July 31, 2012 | |
Glen Eagle club 2026 Realtor’s Packet | 2026 |
Market data from Southwest Florida MLS, pulled September 2026.McGreevy and Comisar, Best Realtor for Saratoga Colony. 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.
