Updated September 2026
Thinking of selling your Glen Eagle home in Naples? McGreevy and Comisar, the Top 1% team and #1 in Southwest Florida since 2012, price it by neighborhood and membership class from 61 MLS closings, ready both estoppels and the condo file, and negotiate hard for you. Get your free Glen Eagle valuation or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Glen Eagle Golf & Country Club in East Naples is a gated, owner-run club community of 1,234 homes in 15 neighborhoods, and 61 of them sold through the Southwest Florida MLS in the 12 months to September 26, 2026. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price your home against its own neighborhood and membership class, not a community average.
This page is written for the owner who is thinking about selling. If you want the full picture of the community itself, the club’s history, the 15 neighborhood associations, the golf course, the flood map point by point and the schools, read our complete Glen Eagle community guide, which this seller guide sits beside. Glen Eagle is a gated golf community inside the Naples market, and everything below answers one question: how to sell a home inside its gate for the most money, with the fewest surprises, on a timeline you control. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the club and association paperwork on every listing they take. If you are comparing listing agents across the whole city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
You will not find a McGreevy and Comisar sales count for Glen Eagle on this page. We would rather show you the whole market than a number about us, and the whole market is what your price depends on. In the last 12 months we tracked 61 Glen Eagle closings in the Southwest Florida MLS and 56 qualified sales recorded by Collier County, and every figure below comes from those records, the club’s own 2026 Realtor’s Packet, the recorded master declaration, Collier County’s milestone and flood records, and Florida law. Each figure carries its source and its date. When we sit down with you, the source screens come to the table too.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, gatehouse registration, open houses under the club’s weekend rules, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the club, neighborhood association and condominium paperwork. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling in Glen Eagle differs from most Naples sales in five ways: every home carries a mandatory golf or social club membership fixed by the recorded declaration; the buyer pays a $9,000 or $8,000 capital contribution; three home types trade as separate markets; nine condominium associations answer to Florida’s condo safety laws; and the club bans For Sale signs.
Every Glen Eagle home is fixed as Golf (924 homes) or Social (310 homes) by Exhibit D of the master declaration, and the club’s About page is direct: “You cannot purchase a golf membership separate from a home or change membership to a golf membership if the home you own is deeded as a social membership.” Your buyer is buying your membership class along with the walls. A golf home and a social home next door to each other are two different products, and 2026 dues differ by $2,629 a year: $8,031 for golf against $5,402 for social under the club’s 2026 Realtor’s Packet.
Under Article 11.12(B) of the master declaration, the purchaser pays a one-time capital contribution at closing: $9,000 for a golf home and $8,000 for a social home in 2026, plus a transfer fee of $425 or $350. You, the seller, do not pay it unless your contract says so. It still matters to your price, because a buyer adds it to the cash they need at closing, and a first-time Glen Eagle buyer on a golf home is writing a check for about $9,425 before the first dues installment.
Glen Eagle is 330 single-family homes, 185 attached villas and 719 condominium units, and the Southwest Florida MLS treats them as the separate markets they are. In the 12 months to September 26, 2026, condominiums closed at a median of $331,000 on 39 sales and single-family homes at $625,000 on 13 sales. A community median of $405,000 describes almost no actual Glen Eagle home.
Nine of the 15 neighborhoods are Chapter 718 condominiums, and Florida’s milestone inspection and structural integrity reserve study (SIRS) laws reach buildings of three or more habitable stories. Collier County’s milestone inspection records, checked September 23, 2026, listed four of Chatham Square II’s five buildings as “Milestone Delinquent.” That is a status in a county record, not a finding about any building’s condition, and a condo seller who has the association’s documents in hand before listing keeps buyers at the table.
The club’s selling and renting rules state that signs are not allowed on properties advertised for sale. Open houses run Saturday and Sunday from noon to 4, registered with the club office by Thursday at 3, with only the standard beige and green Open House sign. A Glen Eagle listing is found online and through agents, never from the street, and the marketing plan has to be built around that.
This seller guide runs from why a Glen Eagle sale works the way it does, through the market, the comparison with Countryside, pricing by neighborhood and membership, marketing and negotiation, to costs, disclosure, condo documents, flood, the buyer’s fee stack, timing, reviews and the seller FAQ.
For a well-prepared, well-priced Glen Eagle home, yes, but the market has cooled. The Southwest Florida MLS shows 61 Glen Eagle closings in the 12 months to September 26, 2026 at a median of $405,000, down from $470,500 the year before, with a median of 86 days on market against 65, and 3.5 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, retrieved 26 Sep 2026)
Closed sales, September 27, 2025 to September 26, 2026 | All homes | Condominiums | Single-family | Attached villas |
|---|---|---|---|---|
Closed sales | 61 | 39 | 13 | 9 |
Median sale price | $405,000 | $331,000 | $625,000 | $475,000 |
Sale price range | $200,000 to $1,195,000 | $200,000 to $490,000 | $447,425 to $1,195,000 | $405,000 to $535,000 |
Median days on market | 86 | 102 | 70 | 100 |
Median sale-to-list ratio | 95.83% | 95.74% | 97.39% | 95.02% |
Median price per sq ft of living area | $253.79 | $237.00 | $322.65 | $305.27 |
Median living area | not shown | 1,330 sq ft | 1,992 sq ft | 1,556 sq ft |
Total closed volume | $26,514,425 | not shown | not shown | not shown |
Only MLS-marketed sales are counted: five sold-data-entry records added after closing without marketing are excluded from every figure. Sale-to-list compares the sale price with the final list price. Each median is the middle sale of its group; where the count is even, it is the midpoint of the two middle sales. Attached villas had only 9 sales in 12 months, so the 24-month figures below carry the pricing weight for that group.
Condominiums made up 39 of the 61 Glen Eagle sales and took a median of 102 days to sell. On September 26, 2026, 12 of the 18 active listings were condominiums, at a median list price of $277,500, which is 3.7 months of supply at the last year’s pace. A condo seller is listing into the deepest field in the community, and a buyer will tour two or three similar units in the same afternoon.
The 13 single-family sales closed at a median of 97.39 percent of the final list price, the best ratio of the three home types, in a median of 70 days. Four single-family homes were active on September 26, 2026, at a median list price of $554,500, and one more was pending. The single-family market is thin: one well-priced Lago Villaggio or Addison Reserve listing can be the only one of its kind that month.
In the prior 12 months, roughly September 27, 2024 to September 26, 2025, the Southwest Florida MLS recorded 47 Glen Eagle closings at a median of $470,500, a median of 65 days on market and a median sale-to-list ratio of 96.30 percent. This year closings rose to 61 while the median fell to $405,000 and days on market rose to 86. Part of the median drop is mix: this year’s sales leaned harder toward condominiums (39 of 61 against 23 of 47). By type, the condo median fell from $385,000 to $331,000, and the single-family median from $655,000 to $625,000.
On September 26, 2026 the Southwest Florida MLS showed 18 active Glen Eagle listings and 6 pending. By type: 12 active condominiums (Sterling Greens 6, Glenmoor Greens 3, Chatham Square 2, Saratoga Colony 1), 4 active single-family homes (Addison Reserve 2, Oxford Village 2) and 2 active attached villas (Brittany Place and Montclair Park Villas). Six Sterling Greens listings at once is the single largest cluster in the community, and a Sterling Greens seller should price with all six in view.
With condominium days on market at 102 and 12 condos competing for buyers, the first price you publish is the most important decision of the sale. Request a written opinion of value through our Glen Eagle home valuation request or the McGreevy and Comisar free home valuation, or call Jesse McGreevy at (239) 898-6072. Buying instead? See how we represent buyers in Naples, our guide to buying a home in Glen Eagle, or call Marc Comisar at (239) 287-5873.
Glen Eagle neighborhood prices run from a $302,500 median at Chatham Square to $730,000 at Montclair Park Fairway Estate Homes in the Southwest Florida MLS, each measured over the shortest window that gives that neighborhood at least 10 closings. A Chatham Square condo and a Lago Villaggio home are $360,000 apart inside the same gate.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, retrieved 26 Sep 2026)
Neighborhood | Home type | Homes | Window | Closed sales | Median | Range | Median days on market | Median sale-to-list | Median $ per sq ft |
|---|---|---|---|---|---|---|---|---|---|
Montclair Park Fairway Estate Homes | Single-family | 79 | 24 months | 10 | $730,000 | $448,800 to $1,195,000 | 11.5 | 97.06% | $370.64 |
Lago Villaggio | Single-family | 105 | 24 months | 11 | $665,000 | $560,000 to $992,000 | 125 | 97.39% | $320.83 |
Addison Reserve | Single-family | 110 | 24 months | 11 | $582,500 | $447,425 to $775,000 | 65 | 96.33% | $319.58 |
Brittany Place | Attached villa | 102 | 36 months | 15 | $530,000 | $405,000 to $615,000 | 49 | 97.29% | $320.36 |
Montclair Park Villas | Attached villa | 83 | 60 months | 14 | $440,500 | $340,000 to $636,000 | 7.5 | 100.00% | $305.68 |
Sterling Lakes I and II | Condominium | 132 | 24 months | 13 | $425,000 | $320,000 to $450,000 | 62 | 96.81% | $260.57 |
Glenmoor Greens I and II | Condominium | 156 | 12 months | 11 | $375,000 | $210,000 to $490,000 | 108 | 97.69% | $231.07 |
Sterling Greens I and II | Condominium | 95 | 60 months | 26 | $365,000 | $260,000 to $470,500 | 29.5 | 98.41% | $274.44 |
Saratoga Colony | Condominium | 120 | 24 months | 13 | $335,000 | $272,500 to $415,000 | 90 | 95.74% | $253.79 |
Chatham Square I and II | Condominium | 216 | 24 months | 16 | $302,500 | $200,000 to $380,000 | 110.5 | 95.26% | $251.19 |
Oxford Village | Single-family | 36 | 60 months | 9 | Sales listed below | $470,000 to $715,800 | 37 | not a median | not a median |
Windows count back from September 26, 2026. Where a neighborhood had fewer than 10 closings in 12 months, the window widens to 24, 36 or 60 months until it reaches 10. Oxford Village never does, so its nine sales are listed individually further down this page. Neighborhoods are assigned by street, because the MLS neighborhood field does not follow the recorded plats: Chatham Square and Glenmoor Greens each carry one MLS name for two associations, and one Sterling Greens condominium sale was labeled with another neighborhood’s name. Price per square foot is each sale price divided by its MLS living area, then the median of those ratios.
A 60-month window for Sterling Greens or Montclair Park Villas does not mean those homes are priced at 2021 levels. It means those neighborhoods trade rarely enough that a single year cannot carry a median. Sterling Greens closed 5 sales in the last 12 months at a median of $310,000; Montclair Park Villas closed 4 at a median of $454,500. We price your home off the most recent sales of your own floor plan first and use the long window only to show where the neighborhood’s range sits.
Collier County’s recorded qualified sales, run through our county sales index for the 12 months since September 2025, show 56 Glen Eagle sales at a median of $395,000, with every one of them a resale and none a builder sale. The Southwest Florida MLS count, 61, is higher than the county count, so Glen Eagle is an MLS-led market: almost every sale is listed, and the MLS figures on this page are the complete picture. The county file also lags; its newest recorded Glen Eagle sale was dated June 26, 2026.
The membership split varies sharply by neighborhood under Exhibit D of the master declaration. Every home in Chatham Square I, Montclair Park Fairway Estate Homes and Montclair Park Villas is Golf. Chatham Square II is 119 Golf and 1 Social, Saratoga Colony 118 and 2, Glenmoor Greens I 71 and 1 and Glenmoor Greens II 72 and 12. The social-heavy neighborhoods are Addison Reserve (46 Golf, 64 Social), Lago Villaggio (47 and 58), Sterling Greens I (18 and 29), Sterling Greens II (23 and 25), Sterling Lakes I (26 and 38) and Sterling Lakes II (34 and 34). Oxford Village is 27 and 9, and Brittany Place 65 and 37. In the mixed neighborhoods, two identical homes can carry different memberships, and we never compare them without saying so.
The highest Glen Eagle sale in the last five years was a Lago Villaggio home on Lago Villaggio Way at $1,200,000 in June 2022. In the last 12 months the top sale was a Montclair Park Fairway Estate home on Provincetown Drive at $1,195,000 in May 2026, which sold at its full list price in 3 days. Lago Villaggio’s top sale in the same 12 months was $992,000 for a five-bedroom home in July 2026. Those are the ceilings a buyer’s appraiser will see.
Glen Eagle prices peaked in 2022 and 2023 and have eased since. The Southwest Florida MLS shows a calendar-year median of $450,000 in 2023 and $405,000 so far in 2026, with condominiums falling from $407,500 to $310,000 while single-family homes held between $625,000 and $775,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, closings October 2021 to September 2026, retrieved 26 Sep 2026)
Year | All sales | All median | Single-family sales | Single-family median | Villa sales | Villa median | Condo sales | Condo median |
|---|---|---|---|---|---|---|---|---|
2021 (October to December) | 24 | $470,000 | 14 | $544,500 | 1 | $441,000 | 9 | $275,000 |
2022 | 60 | $417,500 | 20 | $652,500 | 5 | $510,000 | 35 | $365,500 |
2023 | 41 | $450,000 | 14 | $694,500 | 7 | $449,900 | 20 | $407,500 |
2024 | 47 | $435,000 | 9 | $775,000 | 9 | $535,000 | 29 | $390,000 |
2025 | 47 | $425,000 | 16 | $625,000 | 5 | $520,000 | 26 | $370,000 |
2026 (to September 26) | 49 | $405,000 | 12 | $662,500 | 7 | $475,000 | 30 | $310,000 |
Small yearly counts move medians sharply, and a single-year villa median built on five sales is a range, not a trend. Read the condominium column, the only one with 20 or more sales most years.
Across 268 MLS-marketed closings from October 1, 2021 to September 4, 2026, the Glen Eagle median was $435,000, the median sale-to-list ratio 97.67 percent and the median days on market 24.5. In that five-year window, 104 of the 268 sales closed at or above the final list price. In the last 12 months only 10 of 61 did.
The market that let 2022 sellers list on Friday and sign on Sunday is gone. Days on market have risen from a five-year median of 24.5 to 86, and the sale-to-list ratio has slipped from 97.67 to 95.83 percent. A seller who prices at last year’s median and waits for the market to rise toward it is the seller whose home is still active at 150 days. A seller who prices at the level of the last three sales of the same floor plan and presents the documents cleanly is the one who closes.
The buyer touring your Glen Eagle home is very likely touring Countryside Golf & Country Club next door as well. Both are gated, bundled-membership golf communities of about 1,100 to 1,250 homes in ZIP 34104 with 18-hole, par 70 courses, and on Collier County’s recorded sales Countryside’s median ran $45,000 above Glen Eagle’s.
Data updated: September 2026 (Collier County recorded qualified sales, August 29, 2025 to August 28, 2026; club documents as dated in each row)
What a buyer compares | Glen Eagle Golf & Country Club | Countryside Golf & Country Club |
|---|---|---|
Homes | 1,234 (club and county roll) | 1,133 (club website); 1,144 on the county roll by recorded plat names |
Membership model | Mandatory, fixed to each home by recorded exhibit: 924 Golf, 310 Social | Bundled by property: 850 Golf and 283 Social memberships, per the club |
Course | 18 holes, par 70, designed by Mark McCumber, opened 1991; Gordon Lewis redesigns 2005 and 2017 | 18 holes, par 70, designed by Arthur Hills; redesigned by Kipp Schulties in 2019, per the club |
2026 annual dues | $8,031 Golf, $5,402 Social (club’s 2026 Realtor’s Packet) | Not published on the club’s public site; not verified by us |
Buyer capital contribution | $9,000 Golf, $8,000 Social, plus $425 or $350 transfer fee | Not published on the club’s public site; not verified by us |
Recorded qualified sales, 12 months to August 28, 2026 | 56 | 39 |
Median recorded sale | $395,000 | $440,000 |
Share of homes that sold in the year, our arithmetic | About 4.5% (56 of 1,234) | About 3.4% (39 of 1,144) |
Housing mix | 330 single-family, 185 attached villas, 719 condominium units | Not broken out here |
Community development district | None | Not checked for this page |
Gated | Yes, staffed gatehouse at Davis Boulevard | Yes, per the club (“private, gated”) |
Club address | 1403 Glen Eagle Boulevard, Naples 34104 | 600 Countryside Drive, Naples 34104 |
Glen Eagle figures come from the club’s 2026 Realtor’s Packet and the recorded declaration. Countryside figures come from the Countryside Golf & Country Club website, read September 26, 2026. Sales come from Collier County’s recorded qualified sales on the county’s published roll, the same method for both rows, because the Southwest Florida MLS pull behind the rest of this page covered Glen Eagle only.
A buyer who wants the lowest entry price into a private, owner-run golf club, an A-rated elementary and middle school assignment and a condominium or villa near Davis Boulevard tends to land in Glen Eagle. A buyer who wants a more recently redesigned course, and who does not mind paying more at the median for it, tends to look hard at Countryside. A buyer who needs a single-family home under $650,000 has more choices in Glen Eagle’s Addison Reserve and Lago Villaggio than most buyers expect.
Your home will be judged against Countryside’s inventory on the same afternoon, so your listing has to answer the buyer’s comparison before they make it: the published 2026 dues and capital contribution, the membership class of your home, the absence of a CDD and the flood-zone record. Where Glen Eagle’s figures are published and a neighbor’s are not, the transparency is itself a selling point. We put those documents in the listing package from day one.
We price a Glen Eagle home from the most recent Southwest Florida MLS sales of the same neighborhood, floor plan and membership class, adjusted for view, condition, floor level and building documents, then test that number against every competing active listing. A community median, a countywide average or an online estimate is never the starting point.
Glen Eagle’s 15 neighborhoods were built across 16 years, from the 1990 to 1992 Chatham Square buildings to the 2002 to 2006 Lago Villaggio homes, and floor plans repeat within each one. A Saratoga Colony unit of 1,320 square feet has closed 13 times in 24 months; that is the comparison set for a Saratoga Colony seller, not a Glenmoor Greens unit on the next street.
A golf home and a social home are not the same product. The 2026 dues difference is $2,629 a year, the capital contribution differs by $1,000, and a social member plays the course only from May through October on a space-available basis. In neighborhoods where the Exhibit D split is close, such as Sterling Lakes II at 34 Golf and 34 Social, we separate golf and social comparables before we set a number.
Golf-course and lake frontage, a first-floor unit with no stairs, an elevator building, a detached garage in Saratoga Colony, a carriage home with an attached garage in Sterling Lakes, a pool in the single-family neighborhoods: each moves a Glen Eagle price, and each has to be shown in the sold comparables, not assumed. Where the MLS does not record a feature, we read the listing remarks of the comparable sale.
For a condominium, the association’s milestone inspection status, structural integrity reserve study and any adopted or proposed special assessment move the price as much as the kitchen. Chatham Square’s 24-month median of $302,500 sits $72,500 below Glenmoor Greens’ 12-month median of $375,000, and the public record shows why buyers discount: age, stacked flats, and, for Chatham Square II, the county’s milestone status.
An automated estimate sees square footage, bedroom count and nearby sales. It does not see the membership class recorded to your unit, the difference between a Chatham Square II flat and a Sterling Lakes carriage home, the building’s milestone record, or that the MLS neighborhood field lumps two associations under one name. In a community where one neighborhood recorded condominium sales from $210,000 to $490,000 in a single year, a model built on neighbors misses by tens of thousands of dollars.
On September 26, 2026, six Sterling Greens condominiums were active at list prices from $239,900 to $399,000, with days on market from 85 to 344. A Sterling Greens seller who lists into that field above the recent sales will simply become the seventh listing. We show you every competing listing of your type, its price history and its days on market, and we set a price that wins the comparison on the first weekend.
We market a Glen Eagle home online, through agent networks and through our own buyer database, because the club allows no For Sale signs on any property. That means professional photography, video and aerial footage, a launch timed to the seasonal buyer’s calendar, and weekend open houses registered with the club office by Thursday at 3.
Only 534 of Glen Eagle’s 1,234 homes, 43 percent, carry a Florida homestead exemption on the 2026 county roll, so most owners, and many buyers, are seasonal residents, second-home owners or investors buying annual rentals. They often shop from out of state in the months before season. The single-family neighborhoods draw more year-round families, attracted by the Calusa Park Elementary and East Naples Middle assignments, both graded A in 2026.
Professional photography, a walkthrough video and drone footage of the course, the lakes and the clubhouse are standard on every listing we take. For a golf-course or lake-view unit, the aerial is the single most useful image, because it shows the buyer exactly where the home sits on the course before they arrive at the gate.
Your listing goes into the Southwest Florida MLS and from there to the major search portals, to our own sites and to the agents who work the East Naples and Davis Boulevard corridor. We also send it directly to buyers in our database who have asked for golf-club communities in the Glen Eagle price range, and to the agents we know are representing buyers in Countryside and the nearby clubs.
The club allows open houses Saturday and Sunday from noon to 4, registered with the administration office by Thursday at 3, with one standard beige and green Open House sign. Marc Comisar runs the gate registration and hosts. The staffed gatehouse at Davis Boulevard logs visitors, and the packet says the person on duty may require identification, so we register showing agents in advance.
Some Glen Eagle owners prefer not to advertise a sale to their neighbors. We can run a quiet, off-market sale to qualified buyers in our network before or instead of an MLS launch, and we will tell you plainly what that trade-off usually costs in exposure and price.
Every listing we write states the membership class, the 2026 dues, the capital contribution the buyer pays, and what the dues include: the club’s About page says residents receive BlueStream Fiber internet and basic cable as members of the master association. Buyers comparing Glen Eagle with its neighbors want the full cost in the first paragraph, and a listing that hides it loses the showing.
We negotiate a Glen Eagle contract partner to partner, with the sold comparables, the building documents and the club’s fee schedule on the table. In a market where the median sale closed at 95.83 percent of the final list price and condominiums took a median of 102 days, the terms and the calendar matter as much as the price.
Jesse McGreevy and Marc Comisar negotiate every offer themselves. You will hear the buyer agent’s position from the person who took the call, and you will get a recommendation, not a menu.
A 95.83 percent median sale-to-list ratio means a typical Glen Eagle home closed about $17,000 below its final list price on a $405,000 sale. That gap is not a fixed discount. Montclair Park Villas sold at a median of 100 percent over five years; Chatham Square sold at 95.26 percent over 24 months. We show you your own neighborhood’s ratio, not the community’s.
The capital contribution is the buyer’s under Article 11.12(B), but a contract can move any cost, and buyers sometimes ask a seller to credit it. We decide with you in advance whether that request is worth answering. The master association’s estoppel certificate costs $299, or $399 if needed in under five business days; whether the buyer or seller pays it is a contract term, and the neighborhood association issues its own estoppel as well.
Most Glen Eagle buildings predate the statewide Florida Building Code of March 1, 2002. A buyer’s four-point and wind mitigation inspections will focus on roof age, windows and shutters, and the insurance quote that follows can reopen the price. We gather your roof permit date, window and shutter permits and any wind mitigation report before listing, so the buyer’s insurer sees the facts rather than a guess.
Each neighborhood association has its own paperwork and background check for a new owner, and after neighborhood approval the paperwork goes to the master association, per the club’s real estate page. Neither layer publishes a fixed approval period. We write the contract dates around both approvals and request both estoppel certificates the day the contract is signed.
The Glen Eagle sales that matter most to your price are the last three to five closings of your own floor plan and membership class in your own neighborhood, then the active listings you will compete with. Below are the Southwest Florida MLS sales from the last 12 months that most often anchor a Glen Eagle valuation, by home type.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, closings September 27, 2025 to September 26, 2026, retrieved 26 Sep 2026)
Close date | Neighborhood | Street | Beds and baths | Living sq ft | Sold | Days on market |
|---|---|---|---|---|---|---|
October 8, 2025 | Addison Reserve | Glen Eagle Circle | 3 bedrooms, 2 baths | 1,578 | $447,425 | 144 |
January 15, 2026 | Lago Villaggio | Lago Villaggio Way | 2 bedrooms plus den, 2 baths | 2,044 | $715,000 | 271 |
January 28, 2026 | Lago Villaggio | Lago Villaggio Way | 3 bedrooms, 2 baths | 1,784 | $560,000 | 55 |
February 26, 2026 | Addison Reserve | Glen Eagle Circle | 2 bedrooms plus den, 2 baths | 1,721 | $550,000 | 78 |
February 27, 2026 | Lago Villaggio | Lago Villaggio Way | 4 bedrooms, 3 baths | 2,742 | $900,000 | 125 |
March 31, 2026 | Addison Reserve | Glen Eagle Circle | 3 bedrooms, 2 baths | 2,037 | $700,000 | 25 |
May 13, 2026 | Montclair Park Fairway Estate Homes | Provincetown Drive | 3 bedrooms, 2 full and 1 half baths | 2,355 | $1,195,000 | 3 |
May 13, 2026 | Addison Reserve | Glen Eagle Circle | 3 bedrooms, 2 baths | 1,739 | $590,000 | 70 |
May 21, 2026 | Addison Reserve | Glen Eagle Circle | 2 bedrooms plus den, 2 baths | 1,721 | $550,000 | 62 |
July 9, 2026 | Lago Villaggio | Lago Villaggio Way | 5 bedrooms, 3 baths | 3,092 | $992,000 | 113 |
July 15, 2026 | Lago Villaggio | Lago Villaggio Way | 3 bedrooms plus den, 2 baths | 2,309 | $745,000 | 72 |
July 16, 2026 | Addison Reserve | Glen Eagle Circle | 3 bedrooms plus den, 2 baths | 1,992 | $510,000 | 19 |
August 7, 2026 | Lago Villaggio | Lago Villaggio Way | 3 bedrooms, 2 baths | 1,897 | $625,000 | 57 |
Close date | Neighborhood | Beds and baths | Living sq ft | Sold | Days on market |
|---|---|---|---|---|---|
October 6, 2025 | Brittany Place | 3 bedrooms, 2 baths | 1,857 | $495,000 | 161 |
November 4, 2025 | Montclair Park Villas | 2 bedrooms, 2 baths | 1,427 | $405,000 | 100 |
January 15, 2026 | Montclair Park Villas | 2 bedrooms plus den, 2 baths | 1,427 | $530,000 | 0 |
April 15, 2026 | Montclair Park Villas | 2 bedrooms plus den, 2 baths | 1,427 | $450,000 | 8 |
April 23, 2026 | Brittany Place | 3 bedrooms, 2 baths | 1,857 | $405,000 | 196 |
May 1, 2026 | Brittany Place | 2 bedrooms plus den, 2 baths | 1,670 | $535,000 | 11 |
June 12, 2026 | Brittany Place | 2 bedrooms plus den, 2 baths | 1,556 | $475,000 | 388 |
June 30, 2026 | Brittany Place | 2 bedrooms plus den, 2 baths | 1,857 | $505,000 | 54 |
July 1, 2026 | Montclair Park Villas | 2 bedrooms, 2 baths | 1,320 | $459,000 | 152 |
Two Brittany Place villas with the same 1,857 square feet of living area sold for $405,000 and $505,000 about two months apart. That $100,000 spread inside one floor plan is the clearest single argument on this page for pricing from condition and presentation, not from square footage alone.
Neighborhood | Sales | Median | Range | Median days on market |
|---|---|---|---|---|
Glenmoor Greens I and II | 11 | $375,000 | $210,000 to $490,000 | 108 |
Chatham Square I and II | 9 | $265,000 | $200,000 to $360,000 | 76 |
Sterling Lakes I and II | 7 | $420,000 | $320,000 to $450,000 | 151 |
Saratoga Colony | 7 | $325,000 | $272,500 to $400,000 | 102 |
Sterling Greens I and II | 5 | $310,000 | $260,000 to $385,000 | 88 |
Fewer than 10 sales in 12 months is too few for a dependable neighborhood median, so the neighborhood table earlier on this page uses a wider window for every condominium neighborhood except Glenmoor Greens. This table shows the most recent year on its own so you can see the direction.
Oxford Village, 36 single-family homes on Harvard Lane and Harvard Court, recorded only nine MLS sales in five years and none in the 24 months to September 26, 2026. With nine sales there is no meaningful median, so here they are:
Close date | Beds and baths | Living sq ft | Sold | Days on market |
|---|---|---|---|---|
October 22, 2021 | 2 bedrooms plus den, 2 baths | 1,740 | $470,000 | 107 |
October 28, 2021 | 3 bedrooms, 2 baths | 1,704 | $599,000 | 67 |
November 5, 2021 | 3 bedrooms, 2 baths | 1,738 | $610,000 | 4 |
May 26, 2022 | 2 bedrooms plus den, 2 baths | 2,026 | $705,000 | 32 |
May 22, 2023 | 2 bedrooms plus den, 2 baths | 2,057 | $625,000 | 37 |
May 31, 2023 | 2 bedrooms plus den, 2 baths | 2,037 | $699,000 | 25 |
December 21, 2023 | 2 bedrooms plus den, 2 baths | 1,704 | $715,800 | 25 |
April 5, 2024 | 2 bedrooms plus den, 2 baths | 1,719 | $690,000 | 221 |
April 16, 2024 | 3 bedrooms, 2 baths | 1,704 | $650,500 | 55 |
On September 26, 2026 two Oxford Village homes were active at $550,000 and $585,000 and one was pending at $549,000. Few homes here come up for sale, so the next Oxford Village owner who sells should call us first: the pricing work in a neighborhood this thin is comparable by comparable.
A lender’s appraiser reaches for the most recent closed sales in the same neighborhood and, where there are too few, the nearest similar Glen Eagle neighborhood. For a Brittany Place villa that often means Montclair Park Villas; for an Oxford Village home, Addison Reserve. We hand the appraiser a comparable package with the membership class and building details marked, because an appraiser who does not know that Oxford Village has had no sale since April 2024 may reach too far.
Selling a Glen Eagle home costs the negotiated commission, Florida documentary stamp tax of $0.70 per $100 on the deed, the estoppel certificates, prorated property taxes and dues, and any credits you agree to. In Collier County the buyer customarily pays the owner’s title policy, and the buyer, not you, pays Glen Eagle’s capital contribution and transfer fee.
Florida charges documentary stamp tax on a deed at $0.70 per $100 of the price, under section 201.02 of the Florida Statutes, and the seller customarily pays it. On a $405,000 sale, Glen Eagle’s 12-month MLS median, that is 4,050 units of $100 at $0.70, or $2,835. On a $625,000 single-family sale it is $4,375, and on a $331,000 condominium sale it is $2,317.
Florida’s owner’s title insurance premium is set by the state under Florida Administrative Code rule 69O-186.003, so every title company charges the same premium for the same coverage. Who pays it is custom, not law: in Collier County the buyer customarily selects the closing agent and pays the owner’s policy, the reverse of Lee County. The contract always controls.
Every Glen Eagle sale needs an estoppel certificate from the master association, $299 or $399 rushed per the club’s 2026 packet, and one from your neighborhood association, whose fee is capped by statute (section 720.30851 for homeowners’ associations and section 718.116 for condominiums). The estoppel states your dues, any special assessment and whether the account is current, and it is the only document that states your neighborhood association’s assessment.
Under the master declaration and the club’s packet, your buyer pays the $9,000 or $8,000 capital contribution and the $425 or $350 transfer fee, plus the recording fee for the deed and every cost of their own financing. Neighborhood association application and screening fees exist but are not published. None of these belong on your side of the settlement statement unless the contract puts them there.
Florida property taxes are paid in arrears, so at a closing before November the seller credits the buyer for the seller’s days of ownership that year. Glen Eagle dues are billed half on January 1 and half on July 1, so the estoppel will show what you have prepaid and the closing agent prorates it. The $600 food and beverage minimum runs on the calendar year and is not prepaid.
Real estate commission is negotiable and set in your listing agreement; there is no standard rate. Since the National Association of REALTORS settlement practice changes of August 17, 2024, offers of compensation to a buyer’s agent cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring, per NAR’s settlement guidance. Whether you offer anything toward the buyer’s agent is your decision, and we will walk through what the current Glen Eagle buyer pool expects.
Line, on a $405,000 sale | Who customarily pays in Collier County | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller | $2,835 |
Master association estoppel certificate | Contract term; commonly the seller | $299 ($399 rushed) |
Neighborhood association estoppel certificate | Contract term; commonly the seller | Up to the statutory cap |
Listing-side commission | Seller | Negotiated; each 1 percent of price is $4,050 |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Capital contribution and transfer fee | Buyer, by declaration | $9,425 golf or $8,350 social, buyer’s cost |
Property tax proration | Credit from seller to buyer | Your days of ownership in the year |
Mortgage payoff | Seller, if any | Your lender’s payoff letter |
This is arithmetic for illustration, not a quote. A closing agent’s settlement statement is the only final number, and we prepare an estimated net sheet for your own price and contract terms before you sign anything.
A Glen Eagle seller owes the buyer known material defects under Florida’s common-law disclosure duty, a property tax disclosure summary, and, depending on what you own, either the homeowners’ association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Which regime applies depends on your neighborhood.
Florida’s Supreme Court held in Johnson v. Davis (1985) that a home seller who knows of facts materially affecting value that are not readily observable must disclose them. An “as is” contract does not remove that duty. Most Glen Eagle sellers complete the Florida Realtors seller’s disclosure form, and we help you fill it in accurately, including roof age, past leaks and any storm repairs.
Section 720.401 requires that a prospective buyer in a mandatory homeowners’ association community receive a disclosure summary before signing the contract, supplied by the owner on a resale. If it is not delivered first, the buyer may void the contract within three days of receiving it or before closing, and that right cannot be waived. The Glen Eagle master association is a Chapter 720 homeowners’ association, and the club publishes its own disclosure summary in its Realtor’s Packet: “As a purchaser of property in the Glen Eagle community, you will be obligated to be a member of the Glen Eagle homeowners’ association as well as a neighborhood association.”
For the nine condominium neighborhoods, section 718.503(2) requires the selling owner to give the buyer the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector’s summary of any milestone inspection report, the association’s most recent structural integrity reserve study or a statement that it has none, any turnover inspection report and the Frequently Asked Questions and Answers sheet. The buyer may void the contract within 7 days, excluding weekends and legal holidays, after signing and receiving those documents; the right ends at closing.
Section 720.401 does not apply to an association regulated under Chapter 718, so a Glen Eagle condominium seller works under the condominium rules for the condo association while the master association remains a Chapter 720 homeowners’ association. Brittany Place, Montclair Park and Montclair Park Villas need a careful read: the county roll classifies their units as condominium-use parcels, but the associations are organized as homeowners’ associations and do not appear on the state’s list of registered condominiums. Your closing agent or attorney decides which packet to deliver; this page is information, not legal advice.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. That matters in Glen Eagle, where 43 percent of homes are homesteaded: a buyer purchasing from a long-time homesteaded owner will see the taxable value reset under Save Our Homes.
Florida’s section 689.302 requires a residential seller to disclose flood insurance claims, federal flood assistance received and knowledge of flood damage, on the prescribed form, at or before the contract. Almost all of Glen Eagle sits in Zone X, but the form asks about claims and damage, not zones, so answer it from your own records.
A Glen Eagle condominium seller should gather the association’s milestone inspection status, its structural integrity reserve study, the current budget and reserve schedule, any adopted or proposed special assessment, the master insurance declarations and the last 12 months of board minutes before listing. Florida law now puts most of those in the buyer’s hands, and buyers read them.
Florida’s milestone inspection law, section 553.899, covers condominium buildings of three or more habitable stories, and Collier County’s program applies a 25-year first inspection within 3 miles of saltwater, which includes Glen Eagle’s condominium buildings. County records checked September 23, 2026 showed Chatham Square II Buildings E, F, H and I as “Milestone Delinquent” and Building G completed, next due 2035; Glenmoor Greens I’s three buildings completed, next due 2033; and Sterling Greens I and II not yet due, 2028 to 2029.
Florida’s 2025 condominium law, HB 913, extended the deadline for a structural integrity reserve study (SIRS) to December 31, 2025, for buildings of three or more habitable stories. A resale buyer is entitled to the association’s most recent study, or a statement that it has none, under section 718.503. The state tracks filings on its SIRS reporting page; we ask the association for the study itself.
Special assessments follow the milestone and reserve work. HB 913 lets a board pause or reduce reserve contributions for up to two consecutive budgets after a milestone inspection, on a majority vote, and a buyer’s lender or insurer will ask. An assessment that has been adopted is usually paid by the owner at the time it falls due unless the contract says otherwise, so we settle who pays in the contract, in writing.
Chatham Square II’s 24-month sales, part of the combined Chatham Square median of $302,500, are the lowest in Glen Eagle, and the county’s milestone status is one reason buyers discount. A Chatham Square II seller who has the inspection reports, any repair plan and the assessment schedule ready before listing gives a buyer a reason to stay at the table. One Chatham Square II address, 7065 Dennis Circle, also reads about 3 meters inside a small Zone AE patch on the effective flood map; FEMA letter of map amendment 12-04-7055A removed that and three other Chatham Square II structures from the high-risk area in 2012.
In the nine condominium neighborhoods, the association insures the structure under a master policy and each owner carries an HO-6 policy for the interior, contents, loss assessment and liability. The master policy’s wind deductible and coverage are association decisions that flow into the fee, so we put the master policy declarations page in the listing package.
Flood zone helps a Glen Eagle seller. On FEMA panel 12021C0413J, effective February 8, 2024, 28 of 29 points tested across all 15 neighborhoods sit in Zone X, outside the high-risk area, so a federally backed mortgage generally does not require flood insurance. Ground at the homes runs 10.6 to 12.3 feet.
Our Glen Eagle community guide tested 29 points against FEMA’s National Flood Hazard Layer on September 23, 2026. Every neighborhood reads Zone X, most of it the shaded moderate-risk band, and base flood elevations nearby run 9.5 to 10.0 feet against home-site ground of 10.6 to 12.3 feet measured by USGS 3D Elevation Program lidar. The high-risk polygons inside the gate are mostly lakes and golf-course low ground.
FEMA issued preliminary panel 12021C0413K on March 20, 2025, and Collier County’s August 2026 release says the 90-day appeal period opened August 19, 2026, with an effective date targeted for summer 2027. On it, every tested point, including 7065 Dennis Circle, is Zone X. Until then lenders use the 2024 map.
FEMA’s records list at least 30 letters of map amendment or revision for Glen Eagle structures and 11 more for Lago Villaggio lots, most issued in 2012 and 2013, across 14 of the 15 neighborhoods. If your building has one, it belongs in the listing package, because a buyer’s lender flood determination sometimes reads the map rather than the letter. FEMA’s LOMA revalidation status key explains which letters remain valid.
When Hurricane Ian pushed Naples Bay to about 7.1 feet NAVD88 in 2022, per the National Hurricane Center’s Ian report, that peak sat 3.5 to 5 feet below Glen Eagle’s ground. We found no Glen Eagle-specific damage report for Irma, Ian, Helene or Milton. That is a search result, not a guarantee, and your own claims history is what the flood disclosure form asks about.
Citizens Property Insurance now requires flood coverage on personal residential policies with wind coverage outside the high-risk zone, phased in by dwelling value, and on all such policies from January 1, 2027; condominium unit-owner (HO-6) policies are exempt. A single-family buyer insured through Citizens will price that premium into the offer, and a quote in hand before listing takes the surprise out of it.
Your Glen Eagle buyer underwrites mandatory club dues of $8,031 for a golf home or $5,402 for a social home in 2026, a $600 food and beverage minimum, an unpublished neighborhood association fee, property taxes at 10.6058 mills, and one-time closing charges of $9,000 or $8,000 plus a transfer fee. There is no CDD.
Data updated: September 2026 (Glen Eagle Golf & Country Club 2026 Realtor’s Packet; Collier County 2025 tax bills)
Layer | Golf home | Social home | When paid |
|---|---|---|---|
Master association and club dues, 2026 | $8,031 a year | $5,402 a year | Half January 1, half July 1 |
Food and beverage minimum | $600 a year | $600 a year | Calendar year, not prepaid |
Capital contribution, buyer | $9,000 | $8,000 | Once, at closing |
Transfer fee | $425 | $350 | Once, at the sale |
Master estoppel certificate | $299 ($399 rushed) | $299 ($399 rushed) | Per request |
Neighborhood association fee | Not published | Not published | Set by each association |
Community development district | None | None | Not applicable |
Property tax | 10.6058 mills (10.5058 in Lago Villaggio) | Same | Annually, in arrears |
Source: the club’s 2026 Realtor’s Packet for the club lines; 2025 Collier County tax bills, as read for our community guide, for millage. No CDD appears on Collier County’s community development district layer or the state’s special district list for Glen Eagle.
For a golf home, the known club layers in a buyer’s first year are $8,031 in dues, the $600 minimum, the $9,000 capital contribution, the $425 transfer fee and the $299 estoppel, $18,355 in all. For a social home the same arithmetic is $14,651. The neighborhood fee and property taxes come on top. A buyer who sees that number early is a buyer who stays in the deal.
Golf dues were $4,078 and social dues $2,480 in the club’s 2016 sale packet; by 2026 they were $8,031 and $5,402. The latest step was the largest: golf dues rose about 19 percent from $6,726 in 2025, and the capital contribution rose from $7,500 and $6,500 to $9,000 and $8,000. Buyers ask about it, and the honest answer is that the owners’ own board sets the budget, members must approve special assessments over $200 per unit per year, and the published figures are the ones in the packet.
Only 534 of 1,234 Glen Eagle homes are homesteaded. When a long-time homesteaded owner sells, the Save Our Homes cap on the assessed value ends, and the buyer’s first full bill is based on market value. As arithmetic only, 10.6058 mills on a $400,000 taxable value is about $4,242 before non-ad valorem charges; the property appraiser sets the value, not the sale price.
A Glen Eagle home took a median of 86 days on market in the 12 months to September 26, 2026, then usually 30 to 60 more days to close, depending on financing and two association approvals. Condominiums took a median of 102 days; single-family homes 70. A well-priced home launched for season sells faster.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development: Glen Eagle, retrieved 26 Sep 2026)
Most Glen Eagle buyers are seasonal or second-home buyers, and the club’s calendar peaks from November through April. Of the 61 sales in the last 12 months, 38 closed between January and June 2026. A listing that is photographed, documented and live by early January meets the buyer who flew down to look.
Two to three weeks before launch: valuation, estoppel requests, condo documents, repairs and photography. Launch: MLS, portals, our database, first weekend open house. Contract: offer, inspections within the contract period, the buyer’s insurance quote, neighborhood approval and background check, then master association paperwork. Closing: the settlement statement, the estoppels updated to the closing date, and keys. Neither association publishes an approval period, so we ask at listing.
With 57 percent of Glen Eagle homes not homesteaded, many sellers are not here. Marc Comisar runs showings, the gatehouse, contractor access and inspections on site, and Florida closings can be signed by mail with a remote notary or through a mobile closer. You do not have to fly down to sell.
A Glen Eagle listing should lead with what buyers actually compare: a private, owner-controlled 18-hole golf club included with the home, a staffed gate on Davis Boulevard about 11 minutes from Fifth Avenue South, A-rated elementary and middle school assignments, Zone X flood maps, no CDD, and published 2026 dues.
The clubhouse at 1403 Glen Eagle Boulevard has a main dining room, a private dining room, the 19th Hole lounge and the Divot Cafe; the club lists a heated pool, four lighted Har-Tru tennis courts, two bocce courts and a 24-hour fitness center on its amenities page. The course is 18 holes, par 70, 3,986 to 5,632 yards, with a putting green, hitting net and a golf simulator added in December 2024, but no driving range.
By free-flow routing computed for our community guide, the Davis Boulevard gate is 4.9 miles and about 11 minutes from Fifth Avenue South, about 8 minutes from I-75 at exits 101 and 105, 9 minutes from Naples Airport and about 40 minutes from Southwest Florida International. Publix stores on Radio Road and Davis Boulevard are 2 to 3 minutes away, and East Naples Community Park, home of the US Open Pickleball Championships, is about 9 minutes away.
Every Glen Eagle address we tested is zoned for Calusa Park Elementary, East Naples Middle and Lely High for 2026-27 in the Collier County Public Schools lookup. The district’s July 1, 2026 accountability brief graded Calusa Park and East Naples Middle A and Lely High B. For a single-family seller, the school line belongs in the first paragraph.
No marina, no beach club, no spa, no pickleball on site, and no private golf carts kept at the home: the club fleet is used for play. Pickup trucks must be garaged, short-term rentals such as Airbnb are banned, and each neighborhood sets its own lease minimums and pet rules, which are not published. A listing that is candid about the rules avoids a buyer who walks at the approval stage.
You get a free Glen Eagle home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the recent Southwest Florida MLS sales of your own neighborhood, floor plan and membership class, with your building’s documents and your buyer’s fee stack laid out beside it. There is no cost and no obligation.
You receive the recent sales of your neighborhood and floor plan with their dates, days on market and sale-to-list ratios; the golf or social class recorded to your home; the live competition with price histories; your building’s milestone and reserve status if you own a condominium; the flood zone and any FEMA letter; the fee stack your buyer will underwrite; and a recommended list price with a defensible range. Request it through our Glen Eagle home valuation request or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
In a market where only 10 of the last 61 Glen Eagle sales closed at or above the final list price, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Glen Eagle owners use the valuation to decide whether to sell this season or next.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
Glen Eagle’s 39 condominium sales in the last year took a median of 102 days, which is exactly the market this seller describes.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
In a community without yard signs, the ideas that develop into a sale are the ones in the marketing plan.
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
Many Glen Eagle sales are estate sales by children who live out of state, and Marc handles the on-site work.
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
A Glen Eagle specialist matters because the facts that decide a sale here sit in documents rather than in a listing feed: the golf or social class recorded to each home, a capital contribution the buyer pays, 15 neighborhood associations with unpublished fees, nine condominium associations under Florida’s safety laws, a sign ban, and an MLS neighborhood field that does not match the plats.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, marketing, data and the club and association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, gatehouse registration, open houses, buyer agent conversations, inspections and the on-site management that lets a seasonal Glen Eagle owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a social home against golf sales, quote a Chatham Square median that blends two associations with different milestone records, put the capital contribution on the seller’s side of the statement, order only the master estoppel, plant a sign the club does not allow, or learn about the neighborhood background check in week three of the contract. None of those errors is exotic, and each one costs a seller time or money.
Every Naples community sells differently. Verona Walk, a few miles southeast, has no club to join but carries a community development district and a flood file Glen Eagle does not, as we explain in our guide to selling a home in Verona Walk. Naples Lakes Country Club is another bundled-golf community with its own membership rules, covered in selling a home in Naples Lakes Country Club. Glen Eagle’s distinctions are the recorded membership class, the buyer-paid capital contribution and the condominium document load.
Several Glen Eagle neighborhoods now have their own guides with street-level detail: Lago Villaggio at Glen Eagle, Addison Reserve at Glen Eagle, Chatham Square II at Glen Eagle, Glenmoor Greens II at Glen Eagle, Saratoga Colony at Glen Eagle and Sterling Greens at Glen Eagle. If your home is in one of them, start there for the association, the buildings and the sale-by-sale history.
Only 43 percent of Glen Eagle homes carry a Florida homestead exemption, so many sellers are trading a seasonal home, and many homesteaded sellers are buying their next Florida home in the same season. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida’s portability rule lets a homestead owner who sells and establishes a new Florida homestead transfer some or all of the accumulated Save Our Homes benefit, within the Department of Revenue’s time limits in its PT-112 portability guide, by filing with the new homestead application. We sequence both closings around that calendar. If you are buying, start with how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.
Some owners move within the gate, from a Chatham Square flat to a Brittany Place villa, or from a condominium to an Addison Reserve home. The club’s 2026 packet lists a lower “current owner” capital contribution of $4,500 golf and $4,000 social, which we read as the rate when the buyer already owns in Glen Eagle; confirm it with the club before you count on it. If your next home is here, see how we help buyers purchase in Glen Eagle, and read the full Glen Eagle community guide for the governance, fee, flood and school detail this page summarizes.
These are the questions Glen Eagle owners in East Naples actually ask before they sell, each answered in a single paragraph for a Collier County seller. They cover price, timing, the club membership and capital contribution, the two associations, condominium documents, costs, disclosure, flood and taxes. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from your own neighborhood’s recent MLS sales and your membership class, order both estoppel certificates, gather the condominium documents if you own a condo, then list with professional photography and weekend open houses registered with the club. McGreevy and Comisar run that whole sequence; call Jesse McGreevy at (239) 898-6072.
The best Glen Eagle listing agent is one who prices by neighborhood and membership class, reads the declaration and the condo documents before listing, and knows the club’s sign and open-house rules. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012; compare the field in our guide to the best real estate agents in Naples.
It depends first on your neighborhood and home type: over each neighborhood’s shortest window with 10 or more MLS sales, medians ran from $302,500 at Chatham Square to $730,000 at Montclair Park Fairway Estate Homes. Your floor plan, membership class, view, condition and building documents set the number within that range. Request a free written valuation for your address.
Glen Eagle has 1,234 homes in 15 neighborhoods: 330 single-family homes, 185 attached villas and 719 condominium units. The count matches the county’s zoning record and the club’s 924 golf plus 310 social memberships.
The Southwest Florida MLS recorded 61 Glen Eagle closings in the 12 months to September 26, 2026, and 47 in the 12 months before that. Collier County recorded 56 qualified sales in the 12 months since September 2025, all resales.
The median Glen Eagle sale took 86 days on market in the 12 months to September 26, 2026, up from 65 the year before. Condominiums took a median of 102 days, attached villas 100 and single-family homes 70. Add 30 to 60 days to close.
The median Glen Eagle sale closed at 95.83 percent of its final list price in the 12 months to September 26, 2026, and 10 of 61 sales closed at or above list. Single-family homes did best at 97.39 percent.
It is balanced to buyer-leaning. On September 26, 2026 there were 18 active listings against about 5 closings a month, or 3.5 months of supply; condominiums and single-family homes each sat at 3.7 months and attached villas at 2.7.
On September 26, 2026 the Southwest Florida MLS showed 18 active Glen Eagle listings and 6 pending: 12 active condominiums, 4 single-family homes and 2 attached villas. Six of the active condominiums were in Sterling Greens.
An automated estimate does not know your membership class, your building’s milestone and reserve record, or that the MLS neighborhood field puts two associations under one name. In Glen Eagle those variables move prices by tens of thousands of dollars.
Be live and fully documented by early January. Of the last 61 Glen Eagle sales, 38 closed between January and June 2026, and most buyers are seasonal or second-home buyers who tour in winter.
No. The club states that signs are not allowed on properties advertised for sale. Open houses are allowed Saturday and Sunday from noon to 4, registered with the club office by Thursday at 3, with one standard beige and green Open House sign.
The buyer, at closing, under Article 11.12(B) of the master declaration: $9,000 for a golf home and $8,000 for a social home in 2026, plus a $425 or $350 transfer fee. A contract can shift costs, so settle it in writing.
No. Membership is appurtenant to the home under the master declaration, and the club states that a member cannot sell or purchase a golf membership apart from it. Your membership class conveys with the sale.
Often, because the buyer gets year-round golf, but dues are $2,629 a year higher. We compare golf homes with golf homes and social with social before we price, especially in split neighborhoods such as Sterling Lakes II, which is 34 Golf and 34 Social.
The master association dues are $8,031 for a golf home and $5,402 for a social home in 2026, per the club’s Realtor’s Packet. Each neighborhood association also charges its own fee, which none of the 15 publishes; it appears on the estoppel certificate and budget.
No. No community development district covers Glen Eagle on Collier County’s district map or the state’s special district list, and sampled 2025 tax bills carry no CDD line.
Request the master association’s estoppel from the club, $299 or $399 if needed in under five business days, and your neighborhood association’s from its management company. We order both the day the contract is signed.
Each neighborhood association has its own paperwork and background check for a new owner; after neighborhood approval, the paperwork goes to the master association. Neither layer publishes a fixed approval period, so we build it into the contract dates.
Yes. Section 718.503 requires a condominium seller to give the buyer the inspector’s summary of any milestone inspection report and the association’s latest structural integrity reserve study, or a statement that none exists, with the other resale documents.
Under section 718.503 as it reads in 2026, the buyer may void the contract within 7 days, excluding weekends and legal holidays, after signing and receiving the required documents. The right ends at closing.
For a single-family home or villa in a homeowners’ association, yes: section 720.401 requires the summary before the buyer signs. It does not apply to an association regulated as a condominium under Chapter 718, so your closing agent confirms which packet your neighborhood needs.
Disclose it. An adopted assessment appears on the estoppel certificate, and who pays installments due after closing is a contract term. A proposed assessment in the board minutes is something a buyer will find, so we raise it first.
The negotiated commission, documentary stamp tax of $0.70 per $100 on the deed ($2,835 on a $405,000 sale), the estoppel certificates, prorated taxes and dues, and any credits you agree to. In Collier County the buyer customarily pays the owner’s title policy.
By local custom the buyer selects the closing agent and pays the owner’s title policy in Collier County, the reverse of Lee County. The contract controls, and the premium itself is set by the state.
Yes. Commission is negotiable and set in your listing agreement. Since August 17, 2024, offers of compensation to a buyer’s agent are not advertised on the MLS, and buyers sign a written agreement with their own agent before touring.
The club allows sales by owner or through an agent. Most Glen Eagle sellers hire one because pricing by membership class, handling two approvals and delivering the condominium documents correctly is where money is won or lost.
Compare the net, not the headline. With 3.5 months of supply, a cash offer well below the recent sales of your floor plan costs more than the carrying cost of a normal listing period. We show you both numbers side by side.
Annual leases are allowed in at least some neighborhoods, but short-term rentals such as Airbnb are banned community-wide, and each neighborhood sets its own minimum lease term, which is not published. A tenant pays a $450 or $375 transfer fee to use the club.
Yes, subject to the lease. The buyer takes the home subject to the tenancy and must be approved like any new owner, and the tenant’s club privileges follow the registration rules. Showings need the tenant’s cooperation, so plan them in the lease notice.
Not automatically. Get the roof’s permit date and a four-point and wind mitigation inspection first, because most Glen Eagle roofs date from 1990 to 2006 and the buyer’s insurer will ask. Sometimes a credit is cheaper than a roof.
For a Glen Eagle single-family home or villa built before 2002, usually yes: it finds the roof, electrical and plumbing questions a buyer’s insurer will raise and lets you fix or disclose them on your terms.
Almost certainly Zone X. On FEMA’s effective map, 28 of 29 points tested across all 15 neighborhoods are Zone X, and on the preliminary map all 29 are. Confirm your own building on the FEMA Map Service Center.
We found no Glen Eagle-specific damage report. Naples Bay peaked at about 7.1 feet in Ian, 3.5 to 5 feet below Glen Eagle’s ground. Answer the seller’s flood disclosure from your own claims history.
Often, yes, if you are homesteaded. The Save Our Homes cap ends at the sale and the buyer’s taxable value resets toward market value; the property tax disclosure summary warns buyers not to rely on your bill.
Yes, if you establish a new Florida homestead within the Department of Revenue’s time limits and file for portability with the new homestead application.
It depends on your gain, ownership and use. Federal rules can exclude up to $250,000 of gain, or $500,000 for a married couple, on a primary residence you owned and lived in for two of the last five years, per the IRS home sale rules. Ask your CPA.
Many seasonal buyers like a turnkey condominium, so furnished can widen the pool. Agree on an inventory, list it in the contract, and do not let furniture raise the price above what the recent sales of your plan support.
No. Glen Eagle is an all-ages community with A-rated elementary and middle school assignments, and the single-family neighborhoods draw year-round families. That widens your buyer pool.
The estate or heirs sell through the personal representative or trustee, and the club’s capital contribution exemptions for transfers on death apply to the heir’s own transfer, not to the later sale to an outside buyer, who still pays it. Your attorney handles title; we handle the sale.
Ask for the written valuation and a list of the documents your neighborhood requires. You will know your likely price, your net and your timeline before you sign anything. Call Jesse McGreevy at (239) 898-6072.
Every figure on this Glen Eagle seller guide traces to a primary source below, as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll and records, the club’s own documents, Florida Statutes and state agencies, FEMA and federal agencies. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited with their pull date.
Market data and county records
Glen Eagle Golf & Country Club and its associations
Florida law and state agencies
Condominium safety, flood and storm records
Commission, federal tax and national data
Schools, health and the area
Our own assets
Every row below links the authority that publishes the document, so a Glen Eagle seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves.
Document | What it proves | Official authority |
|---|---|---|
Glen Eagle Golf & Country Club 2026 Realtor’s Packet | 2026 dues, capital contribution, transfer and estoppel fees, the 15 neighborhoods, management companies, sign and open-house rules, the club’s disclosure summary | |
Glen Eagle Golf & Country Club 2025 Realtor’s Packet | The prior year’s fees, for the dues history | |
2015 Amended and Restated Master Declaration and Bylaws | Membership tied to the home, Exhibit D golf and social designations, Article 11.12(B) capital contribution, member-vote thresholds | |
Glen Eagle scorecard and local rules | Tees, yardage, rating and slope; cart restrictions | |
Collier County PUD master list, June 11, 2026 | Bretonne Park PUD, 330 single-family and 904 multifamily units | |
Collier County milestone buildings by year | The condominium structural inspection schedule | |
Collier County 2026 Flood Protection Newsletter | The effective map date, the preliminary map, the county’s CRS class | |
FEMA LOMA revalidation statuses | Which letters of map amendment remain valid | |
FEMA Flood Map Service Center | The flood zone and any letter of map amendment for your address | |
Florida Statutes 720.401 | The homeowners’ association disclosure summary owed before contract | |
Florida Statutes 718.503 | The condominium resale document packet and the 7-day cancellation right | |
Florida Statutes 553.899 | Milestone inspection requirements | |
Florida Statutes 201.02 | The $0.70 per $100 documentary stamp tax on the deed | |
Florida Statutes 689.302 | The seller’s flood disclosure form | |
Department of Revenue PT-112 | Save Our Homes portability | |
NAR settlement frequently asked questions | Commission is negotiable; buyer agreements before touring |
Three records that matter here are not public and cannot be linked: each neighborhood association’s budget and current assessment, which appear on its estoppel certificate; each condominium association’s milestone report and structural integrity reserve study, which the association provides to owners and buyers; and the neighborhood rules on leasing and pets, which come with the resale approval packet.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Glen Eagle sits inside the East Naples market they work every week. If you are weighing a sale in Glen Eagle, the first conversation costs nothing and usually saves a seller more than any decision made later.
If you are thinking, “I need someone to sell my house in Glen Eagle, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you are selling in Lago Villaggio, Addison Reserve, Brittany Place, Glenmoor Greens, Saratoga Colony or any of Glen Eagle’s 15 neighborhoods, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from Collier County’s recorded qualified sales. Brokered by Domain Realty.