Glen Eagle - Sterling Lakes
Sterling Lakes is 132 two-floor condominiums with one-car garages on Sterling Greens Drive and Court inside Glen Eagle, in two associations sharing the Sterling Isles Commons pool. Sell or buy with McGreevy and Comisar.
Sterling Lakes is 132 two-floor condominiums with one-car garages on Sterling Greens Drive and Court inside Glen Eagle, in two associations sharing the Sterling Isles Commons pool. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Sterling Lakes owners call first when they are ready to sell, and the team buyers call when they want the facts that decide a Sterling Lakes purchase: which of the two condominium associations a building belongs to, what the ground-floor and second-floor plans have actually sold for, whether the home carries a golf or a social membership, what the garage rules are, and how each association limits leasing. Sterling Lakes is a 132-residence neighborhood of two-floor, four-home garage buildings inside the Glen Eagle Golf & Country Club community in Naples, Florida. Its 33 buildings line Sterling Greens Drive and Sterling Greens Court between the Sterling lakes and the golf course, and every home comes with its own one-car garage.
Sterling Lakes is two condominiums under one name. Sterling Lakes I owns Buildings 5 to 20 (64 homes) and Sterling Lakes II owns Buildings 21 to 37 (68 homes), with different managers and one important difference in their leasing rules. Both sit on a street called Sterling Greens, which is why buyers and even the MLS confuse Sterling Lakes with its four-floor neighbor, Sterling Greens; this page sorts that out address by address.
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 two recorded declarations of condominium and every amendment the Collier Clerk indexes against them, the Sterling Isles Commons covenants and the 2006 deed that put the shared land in the Commons Association’s name, the notices of commencement recorded against the buildings, Collier County’s milestone-inspection roster, the Florida condominium records, the Collier County tax roll (2026 preliminary, unit by unit), FEMA’s effective and preliminary flood maps queried at all 33 buildings, the school district’s address lookup, the club’s 2026 Realtor’s Packet, and every Sterling Lakes 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 Sterling Lakes home and are weighing a sale, start with the market snapshot and the seller section. If you are buying, the building map, the golf-or-social question and the rule-by-rule detail below will tell you whether a Sterling Lakes home 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 Sterling Lakes 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 Sterling Lakes market read built on every closing of the last five years, each matched to its building and association on the county roll.
If you’re searching for the best realtor for Sterling Lakes in Glen Eagle Golf & Country Club, Naples, whether you’re ready to sell your Sterling Lakes 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 Sterling Lakes track record: In the last 12 months Sterling Lakes has seen 7 resales in the Southwest Florida MLS (closings dated September 26, 2025 to September 26, 2026, pulled September 26, 2026): $420,000, $420,000, $425,000, $450,000, $442,000, $350,000 and $320,000, for $2,827,000 in total sold volume. The highest-priced Sterling Lakes sale in that window was $450,000, a 1,499-square-foot ground-floor home in Building 29. Because seven sales are too few for a reliable median, we measure the 24 months to September 26, 2026: 13 closings at a median $425,000, a median 62 days on market and an average 95.4% of list price. The MLS pull behind this page recorded the list and sold prices, not the listing office on each closing, so we do not state a represented-sale count for Sterling Lakes here; ask us and we will walk you through all 29 closings of the last five years one by one.
For Sterling Lakes 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 Sterling Lakes we also build the paperwork file before the first showing: your association and its leasing rule, whether your home carries a golf or a social membership, the $400 resale contribution a Sterling Lakes I buyer owes, the 2018 or 2019 roof notice for your building, and your building’s zone on both FEMA maps and its 2012 map amendment. With only seven sales in a year, every buyer who tours counts, and the file keeps them.
For Sterling Lakes buyers: the first question is the membership, because the club fixes it to the home: 60 of the 132 Sterling Lakes homes carry a golf membership ($8,031 in 2026 dues) and 72 carry a social membership ($5,402). The second is the floor: a 1,499-square-foot ground-floor home or a 1,727-square-foot second-floor home. The third is the association, because Sterling Lakes I allows three leases a year and Sterling Lakes II four. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Sterling Lakes address; we answer them below.
Honors and recognition:
Selling your Sterling Lakes home? Get a free Sterling Lakes home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Sterling Lakes? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Naples.
Sterling Lakes at Glen Eagle in one screen: the count, the buildings, the price, the membership split, the bill stack, the flood map and the rules, each figure sourced below in the section that proves it.
Living in Sterling Lakes at Glen Eagle means a two-floor, four-home building on a lake or the golf course, your own one-car garage and driveway, a front door that opens outdoors rather than onto a hallway, the Sterling Isles Commons pool in the middle of the neighborhood, and the full Glen Eagle club attached to the home as a golf or a social membership.
Sterling Lakes is one of fifteen neighborhood associations the club lists inside Glen Eagle Golf & Country Club, counted there as two: Sterling Lakes I and Sterling Lakes II. Of Glen Eagle’s 1,234 homes, 132 are Sterling Lakes condominiums, according to the Collier County tax roll (2026 preliminary) and the Florida condominium records, which list the two at 64 and 68 units.
Sterling Lakes is two Chapter 718 condominiums built by one developer, MS TEP Embassy, L.P., as the first two phases of a four-condominium enclave the developer’s documents call the Sterling Isles Complex. Sterling Lakes II, a Condominium, was declared first, on August 16, 2001 (Official Records Book 2876, Page 2131), and Sterling Lakes I, a Condominium, second, on November 20, 2002 (Official Records Book 3157, Page 3028). The names run backward from the dates; the numerals follow the building order, not the order of recording. Each condominium has its own association: Sterling Lakes I Condominium Association, Inc. and Sterling Lakes II Condominium Association, Inc.
Every Sterling Lakes building holds four homes: two on the ground floor, numbered 101 and 102, at 1,499 square feet, and two upstairs, numbered 201 and 202, at 1,727 square feet, according to the county roll. The declarations assign each home a one-car garage and the driveway in front of it as limited common elements. The buildings are numbered 5 through 37 in one sequence across both condominiums, which continues into the four Sterling Greens buildings numbered 1 to 4.
Sterling Lakes runs along Sterling Greens Drive and around the Sterling Greens Court loop. On the 2023 federal aerial, the buildings on the west side of the Drive and around the Court back onto the Sterling lakes, the buildings on the east side of the Drive back onto golf holes, and the Sterling Isles Commons pool sits where the Court meets the Drive. The four-floor Sterling Greens buildings close the south end of the street.
Sterling Lakes has more full-time owners than its Sterling Greens neighbor (28%) or either Chatham Square condominium (28% and 31%). The Collier County tax roll (2026 preliminary) shows a homestead exemption on 58 of the 132 homes, about 44%: 32 of 64 (50%) at Sterling Lakes I and 26 of 68 (38%) at Sterling Lakes II. 123 of the 132 tax bills mail to United States addresses, 5 to Canada, 3 to England and 1 to Germany. The median Sterling Lakes just value on the same roll is $336,222.
Daily life at Sterling Lakes is closer to a villa than a condominium building: you park in your own garage, walk to your door, and share the building with three neighbors. The Sterling Isles Commons pool is a short walk, the Glen Eagle clubhouse is a short drive, and Davis Boulevard shopping is minutes past the gate. The club runs the golf course, clubhouse, dining room, fitness center, tennis and its heated pool; the Sterling Isles Commons Association runs the roads, parking areas and the pool shared by the four Sterling condominiums; each Sterling Lakes association runs its own buildings and garages.
Sterling Lakes homes have sold for a median $425,000 across 13 Southwest Florida MLS closings in the last 24 months, and for $320,000 to $450,000 in the seven closings of the last twelve months. None of those seven closed at or above its final list price, and on September 26, 2026 one Sterling Lakes home was under contract and none was listed for sale.
Data updated: September 2026
We tracked every one of the 29 Sterling Lakes closings in the Southwest Florida MLS from September 27, 2021 to September 26, 2026, plus the county’s recorded deeds for the same 33 buildings, and matched each one to its building, floor and association on the county roll (the method is in the next section). Our window rule is simple: we report the shortest window that holds at least ten closings, and under ten we list the sales instead of quoting a median. At Sterling Lakes the 12-month window holds 7 closings and the 24-month window 13, so the 24-month window carries the headline figures and the last twelve months are listed one by one.
Seven Sterling Lakes homes closed in the Southwest Florida MLS between September 26, 2025 and September 26, 2026. None sold at or above its final list price; the seven averaged 95.9% of list and took a median 151 days on market.
Closed | Building and address | Association | Plan (county roll) | Sold price | Days on market | Sold as % of final list |
|---|---|---|---|---|---|---|
October 15, 2025 | Building 19, 6893 Sterling Greens Ct, unit 201 | Sterling Lakes I | 1,727 sq ft, second floor | $420,000 | 151 | 91.3% |
November 26, 2025 | Building 36, 6846 Sterling Greens Dr, unit 201 | Sterling Lakes II | 1,727 sq ft, second floor | $420,000 | 17 | 98.8% |
December 29, 2025 | Building 32, 6862 Sterling Greens Dr, unit 202 | Sterling Lakes II | 1,727 sq ft, second floor | $425,000 | 175 | 96.8% |
January 30, 2026 | Building 29, 6867 Sterling Greens Dr, unit 101 | Sterling Lakes II | 1,499 sq ft, ground floor | $450,000 | 64 | 94.7% |
February 20, 2026 | Building 37, 6842 Sterling Greens Dr, unit 102 | Sterling Lakes II | 1,499 sq ft, ground floor | $442,000 | 5 | 98.2% |
May 28, 2026 | Building 8, 6817 Sterling Greens Dr, unit 102 | Sterling Lakes I | 1,499 sq ft, ground floor | $350,000 | 182 | 98.6% |
August 18, 2026 | Building 35, 6850 Sterling Greens Dr, unit 201 | Sterling Lakes II | 1,727 sq ft, second floor | $320,000 | 233 | 92.8% |
Source: Southwest Florida MLS, Residential, Development GLEN EAGLE, pulled September 26, 2026; plan sizes from the Collier County tax roll (2026 preliminary). Two of the seven were Sterling Lakes I homes and five were Sterling Lakes II homes.
The county’s deed record matches the MLS here: every Sterling Lakes qualified sale the county recorded from August 29, 2025 to August 28, 2026 is one of these closings (5 qualified sales at a median $420,000), and the December 2025 and August 2026 sales appear on the roll as well, one coded unqualified and one recorded in August 2026 before the county had coded it. We found no Sterling Lakes sale that closed outside the MLS.
Window (to September 26, 2026) | Closings | Median | Range | Median days on market | Average sold-to-list | Closed at or above list |
|---|---|---|---|---|---|---|
12 months | 7 | listed above ($420,000 middle sale) | $320,000 to $450,000 | 151 | 95.9% | 0 |
24 months | 13 | $425,000 | $320,000 to $450,000 | 62 | 95.4% | 1 |
36 months | 19 | $430,000 | $320,000 to $501,000 | 46 | 96.5% | 3 |
60 months | 29 | $425,000 | $320,000 to $501,000 | 24 | 98.1% | 9 |
Medians are the middle sale (every window here has an odd count); sold-to-list is the average of each sale’s own ratio. Total 24-month sold volume was $5,450,000 and five-year volume $12,227,800; the median 24-month price per square foot of MLS living area was $260.57. The top Sterling Lakes sale of the five years was $501,000, a 1,727-square-foot second-floor home in Building 21 on Sterling Greens Court, in February 2024, one day on market and 105.5% of its list price.
One Sterling Lakes home was under contract on September 26, 2026, with contingencies: unit 101 in Building 29 at 6867 Sterling Greens Drive, a 1,499-square-foot ground-floor home listed at $475,000 after 82 days on market. The same home closed at $430,000 in January 2024 and at $450,000 in January 2026. No other Sterling Lakes home was listed. With seven sales a year and nothing for sale, no other Glen Eagle condominium had fewer homes on the market that day, and a well-priced new listing faces no direct competition.
At Sterling Lakes the plan and the floor are the same thing: every ground-floor home is 1,499 square feet and every second-floor home 1,727. Over five years the ground-floor homes sold at a median $430,000 (15 sales, $350,000 to $455,000) and the second-floor homes at $420,000 (14 sales, $320,000 to $501,000); over the last 24 months, $442,000 (5 sales) against $422,500 (8 sales). Buyers pay slightly more for the smaller ground-floor home, which has no stairs, than for the larger upstairs home, which has the longer view. The single highest sale was nevertheless an upstairs home on the Court.
Slightly, and mostly because of which buildings sold. Over five years the 13 Sterling Lakes I closings had a median of $420,000 ($350,000 to $455,000) and the 16 Sterling Lakes II closings a median of $436,000 ($320,000 to $501,000). In the last twelve months Sterling Lakes II supplied five of the seven sales. The buildings are the same design; view, condition and timing moved prices more than the association did.
Sterling Lakes rode the Naples condominium cycle with less of the drop than its neighbors. The 7 closings of 2022 sold at a median $426,000, 5 of them at or above list after a median 3 days on market. Prices held through 2024 (7 closings, median $435,000) and 2025 (8 closings, median $422,500). The 4 closings of 2026 to date have a median of $396,000 ($320,000 to $450,000) after a median 123 days on market, and the August 2026 sale at $320,000 was the lowest of the five years.
Across all 15 Glen Eagle neighborhoods the Southwest Florida MLS recorded 63 sales at a median $405,000 in the twelve months to September 24, 2026. Sterling Lakes’ five-year median of $425,000 is the highest of Glen Eagle’s Chapter 718 condominiums, above Sterling Greens ($365,000), Saratoga Colony ($364,000), Chatham Square I ($360,000) and Glenmoor Greens ($350,000); the Brittany Place and Montclair Park Villas neighborhoods, which the county roll codes as condominiums but which operate as homeowners’ associations, sell higher. The comparable-subdivisions section below lays the full table out on one yardstick.
For sellers, 2026 is a good moment to list at Sterling Lakes: nothing is for sale, the one pending home is priced at $475,000, and seasonal buyers arrive from November to April. For buyers, the choice is thin, prices have eased from 2024, and a buyer who is ready when a home lists has the advantage. We tell both sides the same thing: at Sterling Lakes, the membership and the leasing rule decide the buyer pool as much as the price.
Thinking about Sterling Lakes at Glen Eagle? Ask us for the home file before you tour: which association the building belongs to, whether the home is golf or social, the building’s 2018 or 2019 roof notice, and what the ground-floor and upstairs plans have sold for. Sellers: call Jesse direct at (239) 898-6072 or get a free Sterling Lakes home valuation. Buyers: call Marc at (239) 287-5873 or read how we represent buyers in Naples.
Sterling Lakes and Sterling Greens share one street name, Sterling Greens, and the Southwest Florida MLS mixes their labels, so a search for either returns rows from both. We assigned every row by address against the Collier County tax roll: every Sterling Greens Drive and Sterling Greens Court address is Sterling Lakes, and every Sterling Greens Place address is Sterling Greens.
The county roll gives each address its own condominium number and building. Sterling Lakes I (condominium 641690) is Buildings 5 to 15 on Sterling Greens Drive (6805 to 6845, odd numbers) and Buildings 16 to 20 on Sterling Greens Court (6879 to 6897, odd numbers). Sterling Lakes II (641700) is Buildings 21 to 26 on Sterling Greens Court (6898 down to 6878, even numbers), Buildings 27 to 30 on Sterling Greens Drive (6859 to 6871, odd numbers) and Buildings 31 to 37 on Sterling Greens Drive (6866 down to 6842, even numbers). The four Sterling Greens at Glen Eagle buildings are at 6816 to 6828 Sterling Greens Place. The MLS labels do not always agree:
MLS row | MLS label | County roll says | Where we counted it |
|---|---|---|---|
6817 Sterling Greens Dr #102, closed May 28, 2026, $350,000 | STERLING GREENS | Sterling Lakes I, Building 8, unit 102 | Sterling Lakes |
6862 Sterling Greens Dr #202, closed April 8, 2022, $420,000 | STERLING LAKES | Sterling Lakes II, Building 32 | Sterling Lakes (Sterling Lakes II) |
6850 Sterling Greens Dr #101, closed October 3, 2022, $449,000 | STERLING LAKES | Sterling Lakes II, Building 35 | Sterling Lakes (Sterling Lakes II) |
6828 Sterling Greens Pl #402, closed October 31, 2022, $349,000 | STERLING LAKES II | Sterling Greens II, Building 4, unit 4402 | Sterling Greens, not here |
6817 Sterling Greens Dr #8-101 and #8-102 | STERLING LAKES | Sterling Lakes I, Building 8 | Sterling Lakes (the “8-” is the building number) |
The result: 29 five-year Sterling Lakes closings (the MLS label count is 14 “STERLING LAKES” plus 15 “STERLING LAKES II”, with one row on each side belonging elsewhere), 13 in Sterling Lakes I and 16 in Sterling Lakes II. The MLS labels “STERLING LAKES” and “STERLING LAKES II” do not track the two associations, so never read an association from the label.
Question | Sterling Lakes I | Sterling Lakes II |
|---|---|---|
Buildings and addresses | Buildings 5 to 20: 6805 to 6845 Sterling Greens Dr and 6879 to 6897 Sterling Greens Ct | Buildings 21 to 37: 6842 to 6871 Sterling Greens Dr and 6878 to 6898 Sterling Greens Ct |
Homes | 64 | 68 |
Declaration recorded | November 20, 2002, OR 3157 PG 3028 | August 16, 2001, OR 2876 PG 2131 |
Built (county roll) | 2002 to 2003 | 2001 to 2002 |
Association | Sterling Lakes I Condominium Association, Inc. (filed October 24, 2000) | Sterling Lakes II Condominium Association, Inc. (filed August 9, 2001) |
Manager (club 2026 packet) | Moor Property Services, 239-598-5980 | Anchor Associates, 239-649-6357 |
Golf / social memberships | 26 golf, 38 social | 34 golf, 34 social |
Leases a year | up to three | up to four |
Resale contribution to the association | $400, paid by the buyer (2006 amendment) | none found |
Homestead share (2026 roll) | 50% | 38% |
Five-year MLS closings | 13, median $420,000 | 16, median $436,000 |
Roof notice | January 2019, the 11 Drive buildings | September 2018, all 17 buildings |
Sterling Lakes is the first chapter of a single developer’s build-out on Tract J of the old Embassy Woods Golf and Country Club at Bretonne Park, the community renamed Glen Eagle Golf & Country Club in January 1998. MS TEP Embassy, L.P. declared four condominiums on Tract J between 2001 and 2004, starting with Sterling Lakes II, and a shared commons to serve them.
The land under all four Sterling condominiums is part of Tract J of Embassy Woods Golf and Country Club at Bretonne Park, Phase Two, recorded at Plat Book 17, Pages 73 to 76. On August 16, 2001 the developer recorded, on the same day, the Declaration of Covenants for Sterling Isles Commons (Official Records Book 2876, Page 2090) and the Sterling Lakes II declaration that follows it in the book. The commons declaration created the Sterling Isles Commons Association to hold and run the complex’s roads, parking areas, irrigation and recreation facilities. During the developer’s control the commons budget was spread over 288 planned homes; 227 were built.
Surveyor’s certificates recorded Sterling Lakes as it was finished. At Sterling Lakes II, Buildings 21 to 25 were certified complete on June 28, 2002, and Buildings 26 and 30 to 36 on July 31, 2002. At Sterling Lakes I, Building 18 was certified on January 21, 2003, Building 17 in February 2003, Buildings 14 to 16 in April, 11 to 13 in June, 8 to 10 in August, 6 and 7 in September, and Building 5 on October 7, 2003. The county roll dates the Sterling Lakes II buildings to 2001 and 2002 and the Sterling Lakes I buildings to 2002 and 2003, on either side of the statewide Florida Building Code’s March 1, 2002 start.
While the developer controlled the boards, the declarations capped owners’ quarterly condominium assessments. At Sterling Lakes I the cap was $630 a quarter through 2002, $724.50 in 2003 and $833.17 from 2004 until turnover; at Sterling Lakes II it began at $630 in 2001 and reached $832 from 2003, with the developer funding any deficit. Those caps are history; today’s assessment is set by each association’s own annual budget.
Sterling Lakes I added a $400 resale capital contribution in 2006, approved at its February 21, 2006 annual meeting. Both associations re-roofed in 2018 and 2019. The recorded Sterling Lakes II declaration has no amendment in the Clerk’s index; the association still operates under its 2001 text.
Sterling Lakes has two floor plans on the county roll: the 1,499-square-foot ground-floor home (units 101 and 102 in every building) and the 1,727-square-foot second-floor home (units 201 and 202). Most MLS listings describe both as two bedrooms plus a den with two baths; a few list the den as a third bedroom.
Plan (county base area) | Units in every building | Homes | Beds and baths (MLS) | Five-year MLS median | Last 24 months |
|---|---|---|---|---|---|
1,499 sq ft, ground floor | 101 and 102 | 66 | 2 bedrooms plus den (some listed as 3), 2 baths | $430,000 (15 sales) | $442,000 (5 sales) |
1,727 sq ft, second floor | 201 and 202 | 66 | 2 bedrooms plus den (some listed as 3), 2 baths | $420,000 (14 sales) | $422,500 (8 sales) |
Counts are from the Collier County tax roll (2026 preliminary). The MLS living area matches the county’s base area on every Sterling Lakes row, except three listings that rounded 1,499 to 1,500.
Each Sterling Lakes home has a one-car garage and the driveway leading to it, both limited common elements for that home’s exclusive use (section 8.1(A) of each declaration). The garages are “intended for the primary purpose of parking operational motor vehicles”; garage doors stay closed except when the garage is in use, and repairs to vehicles, other than emergency repairs, are allowed only inside the garage (section 12.7). The owner maintains the inside of the garage and its concrete floor; the association maintains the garage’s exterior, roof and structure. Trucks, trailers and other restricted vehicles may be kept only if fully enclosed in the garage.
Views follow the side of the street. Buildings on the west side of Sterling Greens Drive and around Sterling Greens Court back onto the Sterling lakes; buildings on the east side of the Drive back onto golf holes. Upstairs homes see farther and have the larger plan; ground-floor homes have no stairs and step straight out to the lanai.
A Sterling Lakes home comes with three layers of amenities: your building, garage and driveway (the condominium’s), the Sterling Isles Commons roads, parking areas and pool shared by all four Sterling condominiums (the Commons Association’s), and the Glen Eagle club (the master association’s), which a golf home uses in full and a social home uses for everything but in-season golf.
Layer | What it covers | Who pays | Source |
|---|---|---|---|
Your home | the interior, finishes, appliances, water heater, air conditioner, floor coverings, the inside of your garage and its floor | you | Declaration section 11 |
Sterling Lakes I or II condominium | the building structure, roof, exterior walls and painting, the garages’ exterior, roof and structure, the land around the building | the condominium association through your assessment | Declaration sections 7 and 11 |
Sterling Isles Commons | the complex’s roadways, parking areas, irrigation, waste facilities and recreation facilities, including the pool | the Commons Association, billed to each condominium | Commons declaration section 2 |
Glen Eagle Golf & Country Club | the golf course, clubhouse, restaurant and bar, fitness center, tennis, the club pool, the gate and the private roads | the club through your dues | Club 2026 Realtor’s Packet |
The Sterling Isles Commons pool sits in the middle of Sterling Lakes, where Sterling Greens Court meets Sterling Greens Drive, on a 3.80-acre Commons parcel the county roll lists at 6874 Sterling Greens Court. FEMA’s 2012 map amendment for the site names a pool house there, and the 2023 federal aerial shows one pool with a deck. The Commons declaration reserves the Sterling Isles Commons facilities for the owners and residents of the four Sterling condominiums, sets a swim-attire rule and bars signs on the common areas. Pool hours and heating are set by the Commons board’s rules, which are not published.
Glen Eagle’s par-70, 18-hole course was designed by Mark McCumber and opened in 1991, with redesigns by Gordon Lewis in 2005 and 2017. Whether a Sterling Lakes owner plays it year-round depends on the home, not the owner. The club’s 2015 Master Declaration designates each home golf or social in its Exhibit D: at Sterling Lakes I, 26 golf and 38 social; at Sterling Lakes II, 34 golf and 34 social. The club’s packet is blunt: “Membership status is attached to the unit, therefore a member cannot sell or purchase a Golf Membership.” Social members may play from May through October at the social rate ($45 for 18 holes in 2026); golf members pay a $26.50 cart fee for 18 holes.
Every Sterling Lakes owner, golf or social, uses the clubhouse: a dining room, private dining room, lanai and the 19th Hole bar and lounge, a fitness center, billiard room, card rooms, a meeting room and an activities center, according to the club’s 2026 packet, plus the club’s tennis courts and heated pool. The club issues two member identification cards per home to one designated family.
Sterling Lakes owners pay three recurring bills: Glen Eagle club dues of $8,031 a year for a golf home or $5,402 for a social home in 2026, their condominium association’s own assessment (which also carries the building’s share of the Sterling Isles Commons budget), and the club’s $600 food and beverage minimum. Neither Sterling Lakes association publishes its budget or quarterly assessment.
Bill | Amount | How often | Source |
|---|---|---|---|
Glen Eagle golf membership dues (60 homes) | $8,031 a year (2026) | half on January 1, half on July 1 | Club 2026 Realtor’s Packet |
Glen Eagle social membership dues (72 homes) | $5,402 a year (2026) | half on January 1, half on July 1 | Club 2026 Realtor’s Packet |
Club food and beverage minimum | $600 a year | calendar year, not prepaid | Club 2026 Realtor’s Packet |
Sterling Lakes I or II condominium assessment | not published; set in each association’s annual budget | quarterly under the declarations | Declarations, section 10 |
Sterling Isles Commons share | included in the condominium’s budget; Sterling Lakes I carries 64 and Sterling Lakes II 68 of the 227 Sterling homes, about 28.2% and 30.0% of the Commons budget | billed quarterly to each association, due the 10th of January, April, July and October | Commons declaration, sections 6.1 and 6.2 |
Property taxes | millage code 266; the county’s 2026 preliminary roll computes a median of about $3,371 per Sterling Lakes home | annual | Collier County tax roll and Tax Collector |
Community development district | none | none | County CDD layer and state special district list |
The Commons declaration limits how fast the shared bill can rise: the Commons board may not raise a condominium’s annual Commons assessment by more than 20% over the prior year without the unanimous approval of its directors (section 6.3). The condominiums’ own budgets, reserve schedules and any special assessment are held by their managers and are not public; a buyer under contract receives them with the resale disclosure documents.
Cost at closing | Amount | Paid by | Source |
|---|---|---|---|
Club Resale Capital Contribution | $9,000 (golf home) or $8,000 (social home) | buyer | Club declaration Article 11.12(B); 2026 packet |
Club Resale Capital Contribution, buyer already a Glen Eagle owner | $4,500 (golf) or $4,000 (social) | buyer | 2026 packet |
Sterling Lakes I Resale Capital Contribution | $400 to the association | buyer | |
Club transfer fee | $425 (golf) or $350 (social) | per contract | 2026 packet |
Club estoppel certificate | $299, or $399 if needed in under five business days | per contract | 2026 packet |
Association estoppel certificate | set by the association within Florida’s statutory caps | per contract | Florida Statutes section 718.116 |
The Sterling Lakes I contribution goes to the association for any purpose its board allows; transfers between co-owners, to a spouse or trust for estate planning, on death, and to a lender or association after foreclosure are exempt. We found no resale contribution recorded for Sterling Lakes II. A buyer of a golf home therefore brings $9,000 to closing on top of the price (plus $400 at Sterling Lakes I), and a buyer of a social home $8,000, before estoppel and transfer fees.
Fees are where Sterling Lakes buyers most often get surprised, and golf versus social is where the numbers move most. Selling a Sterling Lakes home? Get a free Sterling Lakes 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.
Sterling Lakes is governed by four layers: its own condominium association (Sterling Lakes I or Sterling Lakes II) under Chapter 718, the Sterling Isles Commons Association for the shared roads, parking areas and pool, the Glen Eagle master association and club under Chapter 720, and Collier County for building permits and codes.
Sterling Lakes I Condominium Association, Inc. (Florida Division of Corporations document N00000007110, filed October 24, 2000 and later reinstated) operates Buildings 5 to 20 and is managed by Moor Property Services, per the club’s 2026 packet; the state’s condominium record still shows an older manager’s St. Petersburg address. Sterling Lakes II Condominium Association, Inc. (document N01000005645, filed August 9, 2001) operates Buildings 21 to 37 and is managed by Anchor Associates, 2340 Stanford Court, Naples. The Florida condominium records list both, as projects PR1U025636 and PR1U025660, in the state’s condominium public records extract read September 26, 2026.
Sterling Isles Commons Association, Inc. (document N00000007111, filed the same day as Sterling Lakes I’s association, managed by Anchor Associates) has four members: the two Sterling Lakes associations and the two Sterling Greens associations. Owners are not members; their condominium is. The developer’s 2006 quit-claim deed conveyed the rest of Tract J to the Commons Association, excepting only the land under the four condominiums, and each Sterling Lakes declaration makes its association a member (section 9.12) and passes the Commons share through to owners as a common expense.
Glen Eagle Golf & Country Club, Inc. is both the master homeowners’ association and the club, owned by the 1,234 Glen Eagle homeowners (document N39323). Every Sterling Lakes owner is a member of both the master association and the condominium association, and the club’s packet notes that neighborhood rules “could have more strict rules than the Master Association, however, they can never have less strict rules.”
The two Sterling Lakes declarations were written by the same law firm from one template, the same one the firm later used for Sterling Greens, so most rules are identical; the one real difference is how many leases a year each allows. Neither has been restated. The recorded instruments are summarized below; the full text is public at the Collier Clerk.
Instrument | Recorded | What it does |
|---|---|---|
August 16, 2001, OR 2876 PG 2090 | Creates the Commons Association and its assessment method | |
August 16, 2001, OR 2876 PG 2131 | Creates Sterling Lakes II, 68 units (87 pages) | |
Sterling Lakes II completion certificate, Buildings 21 to 25 | June 28, 2002, OR 3063 PG 2255 | Adds finished buildings |
Sterling Lakes II completion certificate, Buildings 26 and 30 to 36 | July 31, 2002, OR 3081 PG 3113 | Adds finished buildings |
November 20, 2002, OR 3157 PG 3028 | Creates Sterling Lakes I, 64 units (71 pages) | |
March 14, 2006, OR 3998 PG 1033 | Adds a $400 contribution paid by resale buyers | |
March 6, 2007, OR 4193 PG 610 | Puts the shared land in the Commons Association’s name |
Both Sterling Lakes declarations require notice rather than approval of a sale: the seller tells the association at least seven days before closing, with the buyer’s name and any information the association reasonably requires, and the new owner gives the association a copy of the recorded deed within 30 days (section 14.1). A home held by an entity or by unrelated co-owners must designate one family as the club member (section 14.2). At Sterling Lakes I the buyer also pays the $400 resale capital contribution at closing.
Both declarations require homes above the ground floor to keep wall-to-wall carpet over high-quality padding, except in kitchens, bathrooms and laundry rooms; hard flooring needs a sound-absorbing underlayment and the board’s written approval first (section 11.3). That rule bears on the upstairs homes; ground-floor homes are not covered by it. Hurricane shutters must match the one model, style and color the board adopts, subject to the master association’s Architectural Review Committee. Patios, balconies, lanais and stairways may not be carpeted, covered or enclosed without board approval. Garages are for parking operational vehicles, with doors kept closed (section 12.7).
Both declarations bar signs, banners and advertisements of any kind, including real estate signs, anywhere on the condominium, including windows and vehicles (section 12.5). Glen Eagle’s sign procedure, printed in the club’s 2026 packet, allows the club’s open-house signs on weekends from noon to 4 p.m. and standard directional open-house signs at the turns. The packet’s one building-front exception, for marking the open unit number, names only the three- and four-floor buildings of Sterling Greens and Chatham Square II.
Sterling Lakes is not a 55+ community. Section 12.2 of both declarations states that “there is no restriction on the age of occupants of units,” and requires only that occupants under 18 be closely supervised. Buyers of any age may purchase, with notice to the association.
Sterling Lakes allows seasonal and annual rentals with association approval, and the two associations differ on frequency: a Sterling Lakes home may be leased for no less than 30 consecutive days and no longer than one year, up to three times a year at Sterling Lakes I and up to four times a calendar year at Sterling Lakes II, under section 13.2 of each declaration.
In practice, Sterling Lakes works for a January-to-March winter lease or a year-long tenant, and the garage is a selling point with tenants. An owner who wants a winter lease plus shorter spring and fall leases runs into the three-a-year limit sooner at Sterling Lakes I. Tenants reach the club by registration and pay the club’s tenant golf rates ($75 for 18 holes from January to March in 2026). Under section 718.110(13) of the Florida Statutes, a rental amendment adopted after an owner bought applies to that owner only if the owner voted for it. Ask the association for its current rental rules before you buy for rental income.
Sterling Lakes owners may keep one pet of a normal domesticated household type, such as a cat or a dog, weighing no more than 40 pounds, plus tropical fish or caged birds in reasonable numbers, under section 12.3 of both declarations. No pets of any kind are allowed in leased homes, and the board may order the removal of a pet that becomes a reasonable source of annoyance.
Rule | Sterling Lakes I and II declarations, section 12.3 |
|---|---|
Number and size | one pet, 40 pounds or less; tropical fish and caged birds in reasonable numbers |
Leased homes | no pets of any kind |
Outside the home | dogs and cats leashed or carried at all times |
Not allowed | reptiles, rodents, poultry, amphibians, swine or livestock |
Clean-up | the owner cleans up after the pet |
Nuisance | the board may order and enforce removal |
Commons areas | cats and dogs leashed or carried (Commons declaration section 3.4) |
Service and support animals are governed by federal and Florida fair housing law, not by the pet limit.
Sterling Lakes is outside Florida’s milestone inspection and structural integrity reserve study laws because its 33 buildings have two floors, below the laws’ threshold of three or more habitable stories. On September 26, 2026, Collier County’s milestone roster listed no Sterling Lakes building, while it listed all four Sterling Greens buildings next door.
The milestone law, section 553.899 of the Florida Statutes, and the structural integrity reserve study requirement in section 718.112 of the Florida Statutes both apply to condominium buildings of three or more habitable stories. The county roll numbers every Sterling Lakes home 101, 102, 201 or 202, and the 2023 federal aerial shows two-floor buildings; the county’s milestone points layer, queried on September 26, 2026, returned only the four Sterling Greens buildings for any Sterling name or address.
Being outside the milestone and SIRS laws does not mean no reserves or no disclosure. Every Florida condominium must still keep an annual budget and financial report, disclose reserves for the items the law requires, and give a resale buyer the declaration, bylaws, rules, budget, financial report and governance form under section 718.503 of the Florida Statutes, with a review period that the 2025 condominium law, CS/CS/HB 913, extended from three days to seven, according to the Florida Senate bill summary. The association’s estoppel certificate must disclose any assessment due, under section 718.116 of the Florida Statutes.
For a buyer comparing Sterling Lakes with Sterling Greens, the practical difference is the future bill: Sterling Greens owners face first milestone inspections in 2028 and 2029 and SIRS-funded structural reserves they cannot waive, while Sterling Lakes owners face neither statute. Roofs, paint and paving still wear out; ask each association for its reserve schedule. We have seen no public record of a Sterling Lakes special assessment amount, and we do not guess one.
Not being on the milestone roster is a selling point we document for every Sterling Lakes client. Selling a Sterling Lakes home? Get a free Sterling Lakes 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.
Sterling Lakes’ recorded notices of commencement show both associations re-roofing in 2018 and 2019: all 17 Sterling Lakes II buildings in September 2018, and the 11 Sterling Lakes I buildings on Sterling Greens Drive in January 2019. The table lists every association notice we found in the Collier Clerk’s indexes, by party name and by legal description, from 2001 to 2026.
Recorded | Association and buildings | Work, as written on the notice | Contractor | Record |
|---|---|---|---|---|
September 20, 2018 | Sterling Lakes II, all 17 buildings: 6842 to 6871 Sterling Greens Dr and 6878 to 6898 Sterling Greens Ct | “Roofing materials and labor” | Advanced Inc. | OR 5554 PG 1746 (indexed under “Sterling Oaks II”) |
January 18, 2019 | Sterling Lakes I, 6805 to 6845 Sterling Greens Dr (Buildings 5 to 15) | “Roofing materials and labor” | Advanced Inc., Fort Myers | |
August 13, 2019 | Sterling Lakes II | Manager’s affidavit that the 2018 roofing work was paid in full | not applicable |
The Sterling Lakes I notice lists the 11 Drive buildings only; the five Court buildings (16 to 20, at 6879 to 6897 Sterling Greens Court) do not appear on it, and we found no separate roofing notice for them. Ask the Sterling Lakes I manager for the roof dates on the Court buildings. We found no association notice after 2019 for either condominium. Roof age matters to a buyer’s insurer: ask for the permit and final inspection for your building.
All 33 Sterling Lakes buildings are in FEMA Zone X, outside the high-risk flood zone, on both the effective 2024 flood map and the preliminary map now in its appeal period, and the neighborhood is in Collier County evacuation Zone C. The lakes that give Sterling Lakes its name carry a narrow floodplain fringe, and FEMA removed both condominiums’ buildings from it by map amendment in 2012.
Buildings | Effective FEMA zone (panel 12021C0413J, effective February 8, 2024) | Preliminary FEMA zone (issued March 20, 2025) |
|---|---|---|
Sterling Lakes I, Buildings 5 to 20 (all 16) | X, minimal flood hazard | X, minimal flood hazard |
Sterling Lakes II, Buildings 21 to 30 and 32 to 37 (16) | X, minimal flood hazard | X, minimal flood hazard |
Sterling Lakes II, Building 31 (6866 Sterling Greens Dr) | X, 0.2% annual chance (shaded X) | X, 0.2% annual chance (shaded X) |
Source: FEMA National Flood Hazard Layer and FEMA preliminary flood hazard data, queried at each building’s county address points on September 26, 2026. A Zone AE strip along the lake edges lies within 40 meters of the address point of 31 of the 33 buildings (all but 6854 and 6858 Sterling Greens Drive). In August 2012 FEMA issued Letters of Map Amendment removing the Sterling Lakes I buildings (case 12-04-5979A, Sterling Greens Drive and Court) and the Sterling Lakes II buildings (case 12-04-5978A) from the floodplain on the maps of that time, and in November 2012 the Sterling Isles Commons pool house (case 12-04-8317A). A lender that maps the building footprint rather than the address point may still ask; keep the case numbers in your file. Collier County opened the appeal period on the preliminary maps on August 19, 2026 and expects them to take effect in summer 2027, per the county’s August 2026 release.
Sterling Lakes is in evacuation Zone C on Collier County’s hurricane evacuation zone layer, queried at all 33 buildings on September 26, 2026. Hurricane Ian’s peak storm tide in Naples Bay was about 7.1 feet, according to the National Hurricane Center’s Ian report, and the ground at the Sterling buildings sits at roughly 11 to 12 feet on the USGS elevation data our Glen Eagle research sampled. The Sterling Greens associations next door recorded roof and soffit repairs tied to Hurricane Irma in 2018; the Sterling Lakes roofing notices of 2018 and 2019 do not state a cause. We found no public report of storm-surge flooding at Sterling Lakes in Irma, Ian, Helene or Milton.
The Sterling Lakes buildings straddle the statewide Florida Building Code’s March 1, 2002 start: the county roll dates Sterling Lakes II to 2001 and 2002 and Sterling Lakes I to 2002 and 2003. Each association insures its buildings under a master policy (under section 718.111 of the Florida Statutes and section 15 of each declaration); owners carry an HO-6 policy for the interior, finishes, appliances and contents. A wind mitigation report on the home’s openings and garage door can lower an owner’s HO-6 premium. Because the buildings are in Zone X, flood insurance is optional for most lenders; Citizens Property Insurance is phasing in a requirement that its policyholders carry flood coverage, under its flood rules.
Every Sterling Lakes address is zoned to Calusa Park Elementary, East Naples Middle and Lely High School for the 2026-27 school year, according to the Collier County Public Schools address lookup queried for 6805 and 6846 Sterling Greens Drive and 6893 Sterling Greens Court on September 26, 2026.
School | Grades | Address | 2026 state grade |
|---|---|---|---|
K to 5 | 4600 Santa Barbara Blvd | A | |
6 to 8 | 4100 Estey Ave | A | |
9 to 12 | 1 Lely High School Blvd | B |
Grades are from the district’s 2026 Accountability Brief, dated July 1, 2026. Private options within a short drive include Seacrest Country Day School, St. John Neumann Catholic High School and the Community School of Naples.
The largest project near Sterling Lakes is Vitano, a proposed community of about 622 homes and a Whole Foods Market on 82 acres at the southeast corner of Davis Boulevard and Santa Barbara Boulevard, roughly half a mile from Glen Eagle. Road work on Davis Boulevard and at the I-75 and Collier Boulevard interchange is also planned or under way. Inside the gate, nothing new is coming: the county lists the Bretonne Park PUD’s build-out as 2006.
Daily logistics at Sterling Lakes run through three sets of rules: the club’s gate and vehicle rules for Glen Eagle as a whole, the Sterling Isles Commons for the shared roads, parking areas and pool, and each condominium for its buildings, garages and driveways.
Topic | How it works at Sterling Lakes | Source |
|---|---|---|
Gate | Staffed gatehouse at the Glen Eagle Boulevard entrance on Davis Boulevard; the club bars posting its gate codes | Club 2026 packet |
Parking | Your own one-car garage and driveway; paved surfaces or the garage only | Declarations, sections 8.1(A) and 12.6 |
Garage use | For operational vehicles; doors closed except in use; vehicle repairs only inside, and only emergency repairs | Declarations, section 12.7 |
Vehicles | Trucks, trailers, boats, campers and similar vehicles only if fully enclosed in the garage; the master association bars pickups unless garaged (SUVs exempt) and all parking on common property from 10 p.m. to 6 a.m. | Declarations section 12.6; club disclosure summary and master declaration 7.22 |
Pets | One pet of 40 pounds or less, owners only | Declarations, section 12.3 |
Trash | Sealed containers in designated areas | Commons declaration section 3.3 |
Taxes | Collier County, millage code 266; no non-ad valorem charge on the 2026 roll; no community development district | Collier County tax roll |
Managers | Sterling Lakes I: Moor Property Services, 239-598-5980. Sterling Lakes II and the Commons: Anchor Associates, 239-649-6357 | Club 2026 packet |
From the Glen Eagle entrance on Davis Boulevard, Fifth Avenue South in downtown Naples is about 4.9 miles and 11 minutes, Naples Airport about 3.7 miles and 9 minutes, the I-75 interchanges at exits 101 and 105 about 3.6 miles and 8 minutes, and Southwest Florida International Airport about 30 miles and 40 minutes, by free-flow road routing measured for our Glen Eagle guide. The nearest supermarkets are the Publix stores at Kings Lake Square and Berkshire Commons, two to three minutes from the gate, and NCH Baker Hospital is about 5.8 road miles away.
Sterling Lakes has the highest five-year Southwest Florida MLS median of Glen Eagle’s Chapter 718 condominiums: $425,000 across 29 closings, against $360,000 to $365,000 at Chatham Square I, Saratoga Colony and Sterling Greens. It is also a condominium where every home has its own garage and every building sits below the three-story milestone threshold.
The yardstick below is the same for every row: Southwest Florida MLS closings from September 27, 2021 to September 26, 2026, pulled September 26, 2026, with each Sterling row assigned by address. Milestone status is from Collier County’s roster on the same day.
Glen Eagle condominium or villa group | Homes | Residential floors | Built | 5-year MLS closings | 5-year median | Median days on market | Average sold-to-list | County milestone status |
|---|---|---|---|---|---|---|---|---|
Sterling Lakes (I and II) | 132 | two | 2001 to 2003 | 29 | $425,000 | 24 | 98.1% | not listed (two floors) |
95 | four | 2003 to 2004 | 26 | $365,000 | 29.5 | 97.7% | 4 open, not due (2028 to 2029) | |
96 | two | 1990 to 1992 | 22 | $360,000 | 19 | 97.0% | not listed | |
120 | not on roster | 1992 to 1996 | 31 | $364,000 | 15 | 99.4% | not listed | |
156 | Glenmoor Greens I on roster | 1994 to 2002 | 29 | $350,000 | 15 | 98.0% | Glenmoor Greens I completed (next 2033) | |
Brittany Place (attached villas) | 102 | not on roster | 1998 to 2001 | 20 | $532,500 | 22 | 96.9% | not listed |
Chatham Square I is split by address on the Chatham Square pages; Glenmoor Greens combines both condominiums under one MLS name; Saratoga Colony and Brittany Place are shown as the MLS labels them. Home counts and years built are from the Collier County tax roll (2026 preliminary).
Two things stand out. Sterling Lakes holds a five-year premium of about $60,000 over Chatham Square I, Saratoga Colony and Sterling Greens, which we read as the garage, the four-home building, the newer construction and the absence of milestone and SIRS obligations. And its recent pace has slowed (seven sales and a 151-day median in the last twelve months) even as the Brittany Place villas, the next step up, sell above $500,000.
Sterling Lakes and Sterling Greens share a street name, a developer, the Sterling Isles Commons pool and roads, and one manager (Anchor Associates) for two of their four associations and the Commons, but they are different homes under different rules. Sterling Lakes is two-floor living with your own garage, a larger plan and no milestone or SIRS obligation; Sterling Greens is four-floor living at a lower price, with carports, a three-bedroom end-unit option and county milestone inspections due in 2028 and 2029.
Question | Sterling Lakes | Sterling Greens |
|---|---|---|
Homes and buildings | 132 homes in 33 buildings of 4 | 95 homes in 4 buildings of 24 (one combined home) |
Associations | Sterling Lakes I (64) and Sterling Lakes II (68) | Sterling Greens I (47) and Sterling Greens II (48) |
Floors | two | four |
Floor plans (county roll) | 1,499 sq ft (ground floor) and 1,727 sq ft (second floor) | 1,243, 1,330 and 1,506 sq ft |
Bedrooms (MLS) | two plus a den, or three | two, or three in the end units |
Parking | one-car garage and driveway per home | assigned covered carport space |
Built | 2001 to 2003 | 2003 to 2004 |
Milestone inspection | not required (two-floor buildings are not on the county roster) | required; all four buildings open, first year 2028 or 2029 |
Structural integrity reserve study | not required for buildings under three habitable stories | required for buildings of three or more habitable stories |
Leasing | 30 days to one year; three a year (Sterling Lakes I) or four (Sterling Lakes II) | 30 days to one year, up to four a year |
Pets | one pet up to 40 lb, owners only | one pet up to 40 lb, owners only |
Buying | notice to the association seven days before closing; $400 resale contribution at Sterling Lakes I | notice (Sterling Greens I) or board approval (Sterling Greens II) |
Golf / social memberships | 60 golf, 72 social | 41 golf, 54 social |
5-year MLS median | $425,000 (29 closings) | $365,000 (26 closings) |
Last 12 months (MLS) | 7 closings, median $420,000 | 5 closings, $260,000 to $385,000 |
Homes for sale, September 26, 2026 | none (one under contract) | six |
County median just value, 2026 | $336,222 | $263,768 |
Choose Sterling Lakes if you want your own garage, a front door that opens outdoors, a larger 1,727-square-foot upstairs plan or a stair-free 1,499-square-foot ground-floor home, and a building outside the milestone and SIRS laws, and you are ready to move quickly when one of the few listings appears. Choose Sterling Greens if you want a newer post-2002 building, a three-bedroom end unit, a higher view over the fairway, more homes to choose from and a lower price, and you are comfortable budgeting for the milestone cycle.
Not sure which end of Sterling Greens Drive fits? Selling a Sterling Lakes home? Get a free Sterling Lakes 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.
Owning at Sterling Lakes trades the highest prices among Glen Eagle’s Chapter 718 condominiums and very few homes for sale for a garage, a villa-like building of four homes, and freedom from the milestone and SIRS laws. Both lists below come from the recorded documents and the county’s records, not from marketing.
On Sterling Lakes showings, three questions come up before a buyer asks about the kitchen: is this home golf or social, is it Sterling Lakes I or II, and when was this building’s roof done. Those questions decide the buyer’s yearly cost, the leasing plan and the insurer’s answer.
As Top 1% Real Estate Agents Nationally Since 2008, we prepare for them the same way on every Sterling Lakes listing. We confirm the home’s membership designation with the club, identify the association and its leasing rule, pull the building’s roofing notice (and flag it if the building is one of the five Court buildings the Sterling Lakes I notice does not list), check both FEMA maps and the 2012 map amendment, and request the association’s budget and estoppel through the owner. We tell buyers that the club capital contribution ($9,000 golf or $8,000 social) and, at Sterling Lakes I, the $400 resale contribution are theirs to pay. And we tell sellers what the last twelve months say plainly: all seven sales closed below list, the median sale took five months, and a listing priced to the recent sales, not to the $475,000 pending ask, is the one that closes.
We walk every Sterling Lakes showing with the building file in hand. Selling a Sterling Lakes home? Get a free Sterling Lakes home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Naples.
If you’re searching for a Sterling Lakes listing agent, or thinking, ‘I need someone to sell my Sterling Lakes home…’, McGreevy and Comisar are the team to call. We price a Sterling Lakes home by floor, view, condition and membership, document the association, roof and flood record before the first showing, and market it to the seasonal, out-of-state and full-time buyers who own Sterling Lakes today.
Why sellers list with McGreevy and Comisar:
Recent Sterling Lakes sold-listing statistics: In the last 12 months Sterling Lakes has seen 7 resales in the Southwest Florida MLS, for $2,827,000 in total volume, at a median 151 days on market and an average 95.9% of list price; the sales were $320,000, $350,000, $420,000, $420,000, $425,000, $442,000 and $450,000. Over 24 months, 13 closings, a $425,000 median, 62 median days on market and 95.4% of list. The MLS pull did not record the listing office on each sale, so we do not state how many we represented on the seller side; in the last 12 months we tracked every Sterling Lakes closing, listing and recorded deed by building, floor and association for this guide.
Selling a Sterling Lakes home is selling a home, a garage, a membership and an association’s rules at once. Five things decide the result:
Your Sterling Lakes home’s value starts with its floor (ground-floor homes sold at $442,000 and $450,000 in early 2026 and $350,000 in May; upstairs homes at $320,000 to $425,000 in the last twelve months) and adjusts for view, condition, updates and membership. Get a free Sterling Lakes home valuation and we will price it against the actual Sterling Lakes sales.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
The median Sterling Lakes sale in the last twelve months took 151 days on market in the Southwest Florida MLS; over 24 months the median was 62 days and over five years 24. The seven recent sales ranged from 5 to 233 days: the fast ones were priced at the market on day one.
Supply favors you: no Sterling Lakes home was listed on September 26, 2026 and one was under contract. List before the season and priced to the recent $420,000 to $450,000 sales, and you face no direct competition.
No. Both Sterling Lakes declarations require notice to the association at least seven days before closing, with the buyer’s name, and a copy of the recorded deed within 30 days after. A Sterling Lakes I buyer also pays the $400 resale contribution.
The buyer. The club’s Resale Capital Contribution ($9,000 for a golf home, $8,000 for a social home in 2026) is owed by the purchaser at closing under the club declaration, and it is secured by a lien. It still affects your price, because a buyer adds it to the cost.
Yes. Leases of 30 days to one year are allowed, three a year at Sterling Lakes I and four at Sterling Lakes II, and tenants value the garage. Tenants may not keep pets.
Sterling Lakes 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 both Sterling Lakes declarations, the Sterling Isles Commons covenants, the county’s roll and flood records and every recent Sterling 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 Sterling Lakes 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 and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “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
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
Selling a Sterling Lakes home? Get a free Sterling Lakes home valuation, or call Jesse direct at (239) 898-6072.
Buying at Sterling Lakes? 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 Sterling Lakes, see our Glen Eagle guide, our Sterling Greens guide and our Naples guide.
Sterling Lakes is on Sterling Greens Drive and Sterling Greens Court inside the gated Glen Eagle Golf & Country Club in Naples, ZIP 34104, between the Sterling lakes and the golf course.
One hundred thirty-two: 64 in Sterling Lakes I (Buildings 5 to 20) and 68 in Sterling Lakes II (Buildings 21 to 37), per the recorded declarations, the Florida condominium records and the Collier County tax roll.
They are two separate condominiums with separate associations and managers: Sterling Lakes I (Moor Property Services) and Sterling Lakes II (Anchor Associates). The buildings and plans are the same; Sterling Lakes I allows three leases a year and charges buyers a $400 resale contribution, while Sterling Lakes II allows four leases a year and charges none.
The developer named the streets for the whole Sterling Isles complex. Sterling Lakes is on Sterling Greens Drive and Court; Sterling Greens, the four-floor neighbor, is on Sterling Greens Place.
No. Sterling Greens is the 95 condominiums in four four-floor buildings on Sterling Greens Place. The four Sterling condominiums share a developer, a street name and the Sterling Isles Commons pool and roads.
Two. Each building has two ground-floor homes (101 and 102) and two upstairs homes (201 and 202).
Yes. Each home has a one-car garage and the driveway leading to it, assigned under section 8.1(A) of each declaration.
Two: 1,499 square feet on the ground floor and 1,727 square feet upstairs, most listed as two bedrooms plus a den and two baths.
The seven Southwest Florida MLS closings of the last twelve months ranged from $320,000 to $450,000, with a middle sale of $420,000. The 24-month median is $425,000.
The 24-month median was $260.57 per square foot of MLS living area, and the five-year median $266.36.
Modestly. The 2024 closings had a median of $435,000 and the 2025 closings $422,500; the four 2026 closings have a median of $396,000, pulled down by an August sale at $320,000.
A median 151 days in the last twelve months, 62 days over 24 months and 24 days over five years.
On September 26, 2026 none was listed and one was under contract, a ground-floor home in Building 29 listed at $475,000.
Club dues are $8,031 a year for a golf home or $5,402 for a social home in 2026, plus the $600 food and beverage minimum and the home’s condominium assessment, which includes its share of the Sterling Isles Commons. Neither association publishes its budget; a buyer under contract receives it.
It depends on the home. The club designates 60 Sterling Lakes homes golf and 72 social in its 2015 declaration exhibit, and the designation cannot be bought or sold. Social members play from May to October at social rates.
Ask for the club’s designation before you write an offer. The club’s recorded Exhibit D lists every home, and the club estoppel confirms it at closing.
The club capital contribution ($9,000 golf, $8,000 social, or half that if you already own in Glen Eagle), the club transfer fee ($425 or $350), estoppel fees, and at Sterling Lakes I a $400 resale contribution to the association.
No. The 2026 preliminary roll shows no non-ad valorem charge on any Sterling Lakes home, and no community development district covers Glen Eagle.
No. Both declarations state there is no age restriction; occupants under 18 must be supervised.
Yes, for 30 days to one year with the association’s approval: up to three times a year at Sterling Lakes I and four at Sterling Lakes II.
Yes. Both declarations allow a lease of up to one year, and the board may approve the same lease again the following year.
No. Section 12.3 of both declarations bars pets of any kind in leased homes.
One domestic pet, such as a cat or a dog, of 40 pounds or less, plus tropical fish or caged birds in reasonable numbers.
On the ground floor, the declarations’ carpet rule does not apply. Upstairs, hard flooring needs a sound-absorbing underlayment and the board’s written approval.
Yes, in the one model, style and color the board has adopted, subject to the master association’s Architectural Review Committee.
Only inside your garage. The declarations and the master association bar trucks, trailers and similar vehicles unless fully enclosed in a garage; SUVs are exempt under the master rule.
Sterling Lakes II recorded a roofing notice for all 17 buildings in September 2018, and Sterling Lakes I for its 11 Drive buildings in January 2019. Ask the Sterling Lakes I manager about the five Court buildings.
No. Florida’s milestone law applies to buildings of three or more habitable stories, and Collier County’s roster lists no Sterling Lakes building.
No. The SIRS requirement also applies to buildings of three or more habitable stories; Sterling Lakes’ buildings have two.
We found no public record of one. The estoppel certificate must disclose any assessment due; ask for the reserve schedule for roofs, paint and paving.
Zone X on both the effective 2024 FEMA map and the preliminary map, minimal hazard at 32 buildings and the shaded 0.2% band at Building 31.
Most lenders do not require it in Zone X. The association’s master policy covers the building; ask what flood coverage it carries. If your HO-6 is with Citizens, check its flood requirement date.
Zone C, on Collier County’s evacuation layer queried at all 33 buildings.
Calusa Park Elementary, East Naples Middle and Lely High School for 2026-27, per the district’s address lookup.
Yes. The community has a staffed gatehouse on Glen Eagle Boulevard at Davis Boulevard.
Moor Property Services (239-598-5980) manages Sterling Lakes I; Anchor Associates (239-649-6357) manages Sterling Lakes II and the Sterling Isles Commons, per the club’s 2026 packet.
No. Both declarations require notice at least seven days before closing, not approval.
Yes, but the owner must designate one family as the club member, and a lease tenant must be a natural person.
Sterling Lakes has garages, larger plans and no milestone obligation; Sterling Greens is newer, taller and costs less. The comparison table above sets them side by side.
Not in the record: ground-floor homes sold at a five-year median of $430,000 and upstairs homes at $420,000, even though upstairs homes are 228 square feet larger.
Call Marc at (239) 287-5873. As Top 1% Real Estate Agents Nationally Since 2008, we will pull the membership designation, the association’s rules and the building’s roof record, and alert you the day a Sterling Lakes home lists.
Start with the floor and membership: ground-floor homes sold at $442,000 and $450,000 in early 2026 and $350,000 in May, and upstairs homes at $320,000 to $425,000 in the last twelve months. Then adjust for view and condition. Get a free Sterling Lakes home valuation.
Seven in the Southwest Florida MLS from September 26, 2025 to September 26, 2026, five at Sterling Lakes II and two at Sterling Lakes I.
Pricing. All seven recent sales closed below list, at an average of 95.9% of the final list price; the fastest sold near their first price.
It depends on price: the recent range was 5 to 233 days on market, with a median of 151. Homes priced at the market on day one sold fastest.
Yes, on supply: no Sterling Lakes home was listed on September 26, 2026. Listing before the season puts your home in front of buyers with no direct competition.
Somewhat. Lake-side and golf-side buildings appeal to different buyers, and the roof record differs between Sterling Lakes II, the Sterling Lakes I Drive buildings and the Sterling Lakes I Court buildings.
Yes, a little: ground-floor homes have sold at a five-year median of $430,000 and upstairs homes at $420,000.
Slightly. A Sterling Lakes I buyer pays a $400 resale contribution and can lease three times a year; a Sterling Lakes II buyer pays nothing extra and can lease four times.
It shapes who buys. Golf buyers need a golf home; social buyers save $2,629 a year in dues. Price against sales of the same membership where the record allows.
Fix what an inspector or insurer flags first: water heater, supply lines, air conditioner, garage door and shutters. Updated kitchens and baths help most upstairs, where the plan is largest.
Often, yes, for seasonal buyers. List the furnishings in the contract and price them separately if a lender is involved.
No milestone inspection applies to Sterling Lakes’ two-floor buildings; say so in your listing, because buyers comparing Sterling Greens will ask.
The contract decides, and many standard Florida contract forms assign assessments levied before closing to the seller; the association estoppel shows what is due.
The contract decides who pays the club estoppel ($299, or $399 rush) and the association estoppel; many Naples contracts assign them to the seller.
No. Give the association written notice at least seven days before closing, with the buyer’s name; the buyer gives the association the recorded deed within 30 days.
The buyer: $9,000 for a golf home or $8,000 for a social home in 2026, half that for a buyer who already owns in Glen Eagle.
The buyer pays the $400 at closing under the 2006 amendment; transfers to co-owners, spouses or trusts for estate planning, on death, and to a lender after foreclosure are exempt.
No. Both declarations bar signs of any kind, including real estate signs. The club’s weekend open-house procedure allows directional open-house signs at the turns.
Saturdays and Sundays from noon to 4 p.m., on the gatehouse list submitted by the Thursday deadline, with standard beige-and-green NABOR open-house signs, per the club’s 2026 packet.
Yes. Leases of 30 days to one year are allowed (three a year at Sterling Lakes I, four at Sterling Lakes II), and the garage helps a rental.
Yes, if the lease was approved; the buyer takes the home subject to it. A lease cannot run past one year without new approval.
You can, but the club estoppel, the membership designation, the capital contribution and, at Sterling Lakes I, the resale contribution make a Sterling Lakes closing paperwork-heavy.
Price, less commission, the documentary stamp tax on the deed (70 cents per $100 in Florida), title charges the contract assigns to you, estoppel fees and any unpaid assessments. We prepare a net sheet with the valuation.
The membership stays with the home; the buyer becomes the member and pays the transfer fee and capital contribution.
Yes. Zone X on both maps, with 2012 map amendments for both condominiums, answers a lender’s first question. Keep the case numbers in your file.
Florida’s flood disclosure under section 689.302 of the Florida Statutes: whether you filed a flood claim, received federal flood assistance, or know of flood damage to the property.
Ask the association manager for the 2018 or 2019 roof permit and final inspection, and search the county’s permit portal by address; we pull them for our listings.
Not much. Both associations allow leases of up to a year; Sterling Lakes I’s three-a-year limit matters only to investors who want several short leases.
Higher. Over five years Sterling Lakes’ median was $425,000 and Sterling Greens’ $365,000, and Sterling Greens had six homes for sale on September 26, 2026 against none at Sterling Lakes.
October or November, to be on the market as seasonal buyers arrive.
We confirm the membership, identify the association and its leasing and resale-contribution rules, pull the building’s roof notice, check both FEMA maps and the 2012 amendments, and price against every recent Sterling Lakes sale by floor.
Choose an agent who can answer the membership, association and roof questions for your address before listing. We are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008; call Jesse at (239) 898-6072.
It can work, since leases of a season are allowed, but a tenant limits showings. Many sellers list in fall with the home vacant and staged.
Every source below is a primary record: county, state and federal agencies, the recorded documents at the Collier Clerk, the Glen Eagle club, the school district and federal imagery. Market figures come from the Southwest Florida MLS (not linked) and the Collier County tax roll (2026 preliminary files dated August 29, 2026), read directly and cited in plain text. Links were checked on September 26, 2026.
Sterling Lakes’ governing documents and building records are public at their official sources. Download them from the authority that holds them:
Document | Date and recording | Official source |
|---|---|---|
Sterling Lakes I declaration of condominium | OR 3157 PG 3028, November 20, 2002 | |
Sterling Lakes II declaration of condominium | OR 2876 PG 2131, August 16, 2001 | |
Sterling Lakes I resale capital contribution amendment | OR 3998 PG 1033, March 14, 2006 | |
Sterling Isles Commons declaration of covenants | OR 2876 PG 2090, August 16, 2001 | |
Commons quit-claim deed | OR 4193 PG 610, March 6, 2007 | |
Sterling Lakes II roofing notice | OR 5554 PG 1746, September 20, 2018 | |
Sterling Lakes I roofing notice | OR 5590 PG 3920, January 18, 2019 | |
Club 2026 Realtor’s Packet | 2026 | |
Club master declaration and bylaws, with membership designations | 2015 restatement |
The associations’ budgets, reserve schedules, rules and insurance schedules are held by the managers; owners and buyers under contract request them from Moor Property Services (Sterling Lakes I) or Anchor Associates (Sterling Lakes II and the Commons).
Market data from Southwest Florida MLS, pulled September 2026.McGreevy and Comisar, Best Realtor for Sterling Lakes at Glen Eagle. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
