We price your Glen Manor condo from the recorded sales of its own plan and prepare the resale documents before the first showing.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026 · Market data from the Collier County Property Appraiser roll and recorded sales to August 17, 2026 and the Southwest Florida MLS pulled October 27, 2026
Selling a Glen Manor condo means selling one of 60 condominium units in fifteen two-story buildings at 76 4th Street, inside the Bonita Shores street grid of Bonita Beach, in unincorporated Collier County with a Bonita Springs 34134 address. This is McGreevy and Comisar’s seller’s guide to the building; our Glen Manor guide covers its history, association and daily life. It is the Glen Manor condominium on 4th Street between 4th and 5th Streets, not the Shore Woods condominium next door at 64 4th Street, which is a separate association, and not any similarly named building elsewhere in Florida.
Here is the short version. Collier County recorded no qualified Glen Manor sale in the 12, 24 or 36 months to August 17, 2026, and four in the 60 months, from $221,000 to $405,000; the median of these four sales is $387,500. The Southwest Florida MLS shows six Glen Manor closings in the 60 months to October 27, 2026, from $245,000 to $425,000, with a median of $397,500. The newest, in April 2026, closed at $245,000 after 245 days on market against a final list price of $325,000, and no Glen Manor unit was listed for sale on October 27, 2026.
That is the record a buyer’s agent will bring to your listing appointment, so it is the record we start from. Before you set a price, read our Glen Manor home valuation guide, which works through both plans sale by sale, and if you will buy again after you sell, our guide to buying a Glen Manor condo. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we work from our office at 24031 S Tamiami Trl #101 in Bonita Springs, a few minutes from the building.
To sell a Glen Manor condo in 2026, price it from the few recorded sales of its own plan, 1,229 or 1,368 square feet, explain the April 2026 closing at $245,000 before a buyer does, and have the estoppel certificate, the association’s resale documents, the leasing rules and the flood disclosure ready before the first showing.
Glen Manor is a small, quiet record. Four qualified county sales in five years and one MLS closing since April 2023 mean there is no deep run of comparables to hide behind, and every buyer will see the same handful of numbers you do. A seller who prepares the file wins the buyer’s confidence; a seller who lists and waits lets the newest low closing set the conversation.
A single low sale in a building that otherwise sold from $385,000 to $425,000 in 2022 and 2023 is the first number an automated estimate and a buyer’s agent will reach for. We do not know from the public record why that unit sold where it did, and neither does the buyer. Your listing has to show, with condition, permits and the building’s documents, why your unit is the 2023 evidence and not the 2026 exception.
The market and every recorded sale, how we price and market a Glen Manor condo, the fees and insurance a buyer will weigh, the documents Florida law requires a condominium seller to deliver, the leasing and approval rules, two worked net sheets at recorded prices, and the questions Glen Manor sellers ask us most. For the neighborhood around the building, see our Bonita Shores seller’s guide.
These are the ten facts a Glen Manor seller needs in October 2026, drawn from the Collier County roll and recorded sales, the Southwest Florida MLS, the association’s public filings and Florida’s condominium act, each explained in the section that covers it below.
This seller’s guide runs from the market and every recorded sale through pricing, fees, insurance, the documents Florida law requires, the rules, marketing and negotiation, a comparison with Shore Woods, two net sheets and the questions Glen Manor sellers ask most. Each link jumps to its section.
McGreevy and Comisar list Glen Manor condos from the building’s own record, sale by sale and plan by plan, with the association documents in hand before the first showing. We are a two-partner Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. We tracked every one of the 146 Glen Manor sales in the Collier County file since 1996 and all six Southwest Florida MLS closings of the last 60 months before writing this page. If you are comparing listing agents, start with our guide to the best real estate agents in Bonita Beach, and for the wider city our comparison of the best real estate agents in Bonita Springs. To get your number first, use the valuation form or call Jesse direct at (239) 898-6072.
Honors and recognition:
We read the county roll for all 60 units, every qualified and unqualified priced deed of the last five years, the six MLS closings with their list prices and days on market, the association’s corporate filings, the state condominium record, the recorded leasing amendment and the county’s flood, evacuation and zoning layers. That is the file your buyer’s agent and your buyer’s lender will build, and we build it first.
We do not claim a Glen Manor sale on this page, and nothing here implies that we listed or sold a unit in the building. Our case rests on the public record we read for you, our results across Bonita Springs and Southwest Florida, and the plan we put in writing for your condo.
The Glen Manor condo market for sellers in October 2026 is quiet and thin: the MLS shows one closing in the 12 months to October 27, 2026, at $245,000 after 245 days, no active listing on that date, and the county shows no qualified sale in the 36 months to August 17, 2026. A prepared listing would stand alone.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
Under our rule, the first window of 12, 24, 36 and 60 months that holds ten or more qualified sales would lead. None does, so every sale is listed in the next section, and a median appears only as the median of these n sales.
| Window | Record | Sales (n) | Median | Range |
|---|---|---|---|---|
| 12, 24 and 36 months to August 17, 2026 | Collier County qualified sales | 0 | Not computed | Not applicable |
| 60 months to August 17, 2026 | Collier County qualified sales | 4 | $387,500, the median of these four sales (mean of $385,000 and $390,000) | $221,000 to $405,000 |
| 12 and 24 months to October 27, 2026 | Southwest Florida MLS closings | 1 | $245,000, the single closing | $245,000 |
| 36 months to October 27, 2026 | Southwest Florida MLS closings | 1 | $245,000, the single closing | $245,000 |
| 60 months to October 27, 2026 | Southwest Florida MLS closings | 6 | $397,500, the median of these six closings (mean of $390,000 and $405,000) | $245,000 to $425,000 |
In the 12 months to October 27, 2026, the single MLS closing took 245 days and sold at 75.38 percent of its final list price, $179 per square foot of MLS living area. Across the 60 months, the median was 28 days on market and 96.25 percent of final list, both measured on the five closings with days on market recorded above zero, and the median price per square foot of living area across all six closings was $305.
On October 27, 2026 the MLS showed no active Glen Manor listing. With nothing for sale, there was no Glen Manor inventory to measure and no unit in the building for your listing to compete against. The nearest competing condominium on that date was one Shore Woods unit next door, listed at $314,900.
The five closings of 2022 and 2023 took 0 to 40 days, while the April 2026 closing took 245. Between April 2023 and April 2026 the MLS shows no Glen Manor closing at all, and the county shows none qualified. A seller in 2026 is listing into a building whose last fresh evidence is either three years old or one low sale.
The county records the deed consideration and qualifies only arm’s-length transfers; the MLS records the reported closing price and days on market. The county also recorded priced deeds it did not qualify: $425,000 in March 2023, $450,000 in June 2024, $300,000 in March 2025 and $245,000 dated April 7, 2026. We leave every unqualified deed out of the county figures and we do not treat one as a sale.
Glen Manor condos sold for $221,000 to $425,000 across the two records in the last five years: four qualified county sales in the 60 months to August 17, 2026, from $221,000 to $405,000, and six MLS closings in the 60 months to October 27, 2026, from $245,000 to $425,000. Every one is listed below.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The Collier County Property Appraiser counts a sale when the deed is a qualified arm’s-length transfer of an improved unit. The roll and sales were exported August 29, 2026, and the county sales file runs to August 17, 2026. Building address for all four: 76 4th Street.
| Recorded (deed date) | Price | County heated area (sq ft) | Price per county sq ft |
|---|---|---|---|
| November 9, 2021 | $221,000 | 1,229 | $179.82 |
| July 14, 2022 | $405,000 | 1,368 | $296.05 |
| April 18, 2023 | $390,000 | 1,229 | $317.33 |
| April 18, 2023 | $385,000 | 1,229 | $313.26 |
The median of these four sales is $387,500, the mean of $385,000 and $390,000, and the median price per square foot of county heated area is $304.66, the mean of $296.05 and $313.26.
| Closed | Living area (sq ft) | Final list price | Sold price | Days on market | Sold as a share of final list |
|---|---|---|---|---|---|
| August 2022 | 1,368 | $409,900 | $405,000 | 25 | 98.80% |
| November 2022 | 1,368 | $465,000 | $410,000 | 0 | 88.17% |
| March 2023 | 1,368 | $425,000 | $425,000 | 28 | 100.00% |
| April 2023 | 1,229 | $410,000 | $390,000 | 40 | 95.12% |
| April 2023 | 1,229 | $400,000 | $385,000 | 11 | 96.25% |
| April 2026 | 1,368 | $325,000 | $245,000 | 245 | 75.38% |
The median of these six closings is $397,500, the mean of $390,000 and $405,000. The November 2022 closing is recorded at zero days on market, so the 28-day and 96.25 percent medians use the other five.
The 2026 preliminary roll’s just value per unit has a median of $223,075, from $215,075 to $246,000, about 56 percent of the $397,500 MLS median. The just value is a mass appraisal for tax purposes, set as of January 1 and reduced for costs of sale, so it is useful for comparing units and not for pricing one.
Glen Manor owners who bought before 2021 and sold in 2022 or 2023 most likely sold for more than they paid, since the county median rose from $246,000 on 12 qualified sales in 2021 to $387,500 on two in 2023. We cannot publish verified repeat-sale pairs, because the county extract carries no unit identifier we can match.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
This is a labelled history table, not a price signal: each median is the median of that year’s qualified county sales.
| Year | Qualified county sales (n) | Median of these n sales |
|---|---|---|
| 2016 | 7 | $230,000 |
| 2017 | 1 | $242,500 |
| 2018 | 3 | $245,000 |
| 2019 | 5 | $208,000 |
| 2020 | 1 | $220,000 |
| 2021 | 12 | $246,000 |
| 2022 | 1 | $405,000 |
| 2023 | 2 | $387,500 |
| 2024 | 0 | Not computed |
| 2025 | 0 | Not computed |
| 2026 to August 17 | 0 | Not computed |
From the 2021 median to the 2023 median, Glen Manor prices rose about 58 percent ($387,500 against $246,000). A repeat-sale pair, the same unit sold twice, is the cleanest evidence of a gain, and we do not publish pairs we cannot verify. When we prepare your listing, we pull your own unit’s recorded history from the Collier County Clerk’s official records, so you see your purchase price, your basis for tax purposes and what the building did since.
The county file shows no qualified sale in 2024, 2025 or 2026 to August 17, and the MLS shows no closing between April 2023 and April 2026. Few owners sold. That is not proof of falling or rising values; it means the next well-documented listing sets the building’s price evidence for everyone, which is an opportunity for a seller who prepares.
A Glen Manor condo sale worked through shows what a well-priced listing looks like in this building: the 1,368 square foot unit that closed in March 2023 at its final list price of $425,000 after 28 days on market, $310.67 per square foot of MLS living area, the highest closing of the last five years.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Item | March 2023 closing | April 2026 closing |
|---|---|---|
| Plan (MLS living area) | 1,368 sq ft | 1,368 sq ft |
| Layout in the MLS row | Two bedrooms plus a den, two baths | Three bedrooms, two baths |
| Final list price | $425,000 | $325,000 |
| Sold price | $425,000 | $245,000 |
| Days on market | 28 | 245 |
| Sold as a share of final list | 100.00% | 75.38% |
| Price per sq ft of living area | $310.67 | $179.09 |
Building address for both: 76 4th Street. Both are public-record sales by other owners and brokerages, shown for the lesson they teach.
The county holds an unqualified priced deed at $425,000 in March 2023, so the highest MLS closing of the period does not appear among the county’s qualified sales. We do not pair the MLS row with that deed, because the public extract carries no unit identifier we can match, and we do not count an unqualified deed as a sale. A buyer’s appraiser will still find the MLS closing, and it is the strongest evidence a 1,368 square foot seller has.
Same plan, same building, three years apart, $180,000 apart. The March 2023 unit was priced where buyers were and sold in four weeks; the April 2026 unit went to market at a final $325,000 and sold for 75.38 percent of it after eight months. The public record does not tell us the condition, occupancy or circumstances of either unit, and that is exactly why a listing has to document them: photographs, the permit history, the dates of major work and the association’s finances turn a unit from a data point into a reason.
We price a Glen Manor condo in five steps: place the unit in its plan, anchor to the recorded sales of that plan from the window the record needs, adjust for floor, condition and time, read the building’s finances and rules, and test the number against what a buyer can see that week, then choose the strategy.
Glen Manor has two plans by county heated area: 1,229 square feet on 36 units and 1,368 square feet on 24. The MLS rows show two bedrooms, or two bedrooms plus a den, with two baths for the smaller plan, and two bedrooms plus a den or three bedrooms with two baths for the larger. The county’s condominium unit records do not carry bedroom counts, so we confirm your layout in person.
For the 1,229 square foot plan the anchors are the April 2023 pair, $390,000 after 40 days and $385,000 after 11 days, at $317.33 and $313.26 per square foot of living area. For the 1,368 square foot plan they are the 2022 and 2023 closings at $405,000, $410,000 and $425,000, and the April 2026 closing at $245,000, which we explain rather than average.
Units numbered 101 and 102 are on the first floor and 201 and 202 on the second in each building. Of the six MLS closings, the three first-floor sales have a median of $405,000 and the three second-floor sales a median of $390,000, with the plans mixed, so the record does not show a consistent floor premium. Condition, renovation and three years of elapsed time move the number more.
On October 27, 2026 no Glen Manor unit was listed, and the nearest competitor was one Shore Woods unit at $314,900. A Glen Manor buyer weighs your price against that listing, against Shore Woods’ 12-month closings from $255,000 to $317,500, and against the single-family houses in the grid. We check the active and pending lists again the day we price.
A building with no active listing and a three-year gap in fresh evidence rewards a precise first price. Pricing near the 2023 evidence with a documented reason, and a plan for the first 30 days, is a different strategy from pricing high to leave room, which the April 2026 unit’s 245 days suggest buyers punish. We put the choice and its risks in writing.
An automated estimate cannot tell which county deeds were arm’s-length sales, cannot see the den, the floor or the kitchen, and cannot read a budget or a lease. It averages a $425,000 closing and a $245,000 closing of the same plan. Our Glen Manor home valuation page shows how each sale is weighed, and the valuation form starts yours.
What moves a Glen Manor condo’s price most is the plan, the unit’s condition and updates, the building’s unpublished finances, the leasing rules a buyer inherits and the two-story construction that keeps the building outside Florida’s milestone and reserve study regimes. Glen Manor has no water frontage, so view and dock premiums do not apply here.
The 1,368 square foot plan closed for more dollars in 2022 and 2023, $405,000 to $425,000, and the 1,229 square foot plan for more per square foot, $313.26 and $317.33 against $296.05 to $310.67. Buyers pay for rooms, and a den or third bedroom in the larger plan is the feature that separates them.
A building permitted in 1996 and 1997 predates the 2002 Florida Building Code, so a buyer assumes windows, doors and the roof have likely been replaced at least once and will check the Collier County CityView permit history by address. A unit with documented impact windows or shutters, a newer air conditioner and closed permits prices differently from one without. We gather those papers before we list.
A special assessment, an underfunded reserve or a pending repair moves every unit’s value at once, and Glen Manor’s budget, reserve schedule and any assessment notice since Hurricane Ian are not public. Read the resale package before you list, so the buyer’s review period holds no surprise and your price reflects what a buyer will actually inherit.
The recorded leasing section allows at most three leases a calendar year, a one-month minimum, a one-month gap between lease starts and a one-year maximum, all with association approval. That keeps the building residential and seasonal, so your buyers are owner-occupants and seasonal owners more than nightly-rental investors.
Florida’s milestone inspection law in section 553.899 and the structural integrity reserve study requirement in section 718.112(2)(g) apply to condominium buildings of three or more stories. The Glen Manor buildings are two stories, so on the face of the statutes they sit outside both, which spares a buyer the inspection-driven assessments that taller Bonita Beach buildings have carried. A buyer will still ask for the reserve schedule.
Glen Manor is a dry-lot condominium inside the grid, about 1.8 miles by road from Bonita Beach Park. The community boat ramp near Bonita Shores belonged to a separate membership corporation that the state lists as administratively dissolved on September 25, 2026, and it was never a condominium amenity. Price the unit as what it is: a 1990s condominium a short drive from the Gulf.
Your Glen Manor buyer will pay the association assessment, Collier County property taxes at 9.3696 mills on the 2026 certified roll in millage area 90, an HO-6 unit-owner policy and any special assessment the board adopts. The assessment itself is not published in any public record we could read; the budget and the estoppel certificate state it.
Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary and certified rolls; Florida Statutes 2025)
The monthly or quarterly Glen Manor assessment is not published in any record we could read on the publication date, and no association website was located. Under section 718.112 the budget covers operating expenses, insurance on the condominium property and reserves, and which utilities or services the fee includes is a line in that budget. Send us your latest statement and we will put the real figure in the listing.
The 2026 certified rates for millage area 90 sum to 9.3696 mills, about $936.96 a year for each $100,000 of taxable value. The median 2026 certified bill per unit is $2,062.01. A buyer’s taxable value resets toward the purchase price at the next January 1 under section 193.155 or section 193.1554, so your bill is not your buyer’s.
The association insures the building and the owner insures the interior and contents with an HO-6 policy under section 718.111. In shaded Zone X flood insurance is optional under federal rules though available, and Citizens does not require flood coverage on a condominium unit-owner policy.
A special assessment notice must state its purpose under section 718.116. We found no public record of a Glen Manor special assessment. A buyer will ask for every notice since Hurricane Ian in September 2022, and a known assessment, allocated in the contract, hurts a sale far less than one discovered late.
A Glen Manor condo is insured in two layers: the association’s master policy covers the buildings and common elements, and each owner carries an HO-6 policy for the interior and contents. A buyer’s insurer will ask about the roof, windows and wind mitigation, and a buyer’s lender will send the association a condominium questionnaire about reserves and assessments.
Section 718.111 assigns the condominium property to the association’s policy and the unit’s interior finishes and contents to the owner. A buyer prices the HO-6 premium, and the master premium shows up in the assessment. The Office of Insurance Regulation’s wind mitigation resources explain how roof shape, roof-to-wall connections and opening protection lower a wind premium.
Shaded Zone X is the 0.2 percent annual chance flood area, outside the special flood hazard area, so federal mandatory purchase does not apply, though a lender may still ask about coverage and a buyer should price it. Citizens’ flood requirements page states that condominium unit-owner policies are not required to carry flood insurance.
A buyer who finances will have the lender send the association a questionnaire about reserves, special assessments, litigation, delinquencies and deferred maintenance. Fannie Mae’s project standards treat critical repairs and unsafe-condition findings as grounds for ineligibility until resolved. Glen Manor’s lender status is not public, which is one reason we ask the manager about past questionnaires before we list.
We request the master policy summary, the most recent questionnaire the association completed if it will share it, and your HO-6 declarations page and any wind mitigation report. A buyer whose insurer and lender have answers in the first week stays in the deal.
A Glen Manor seller must deliver the condominium documents that section 718.503 requires for a resale, give the section 689.302 flood disclosure, order the estoppel certificate under section 718.116 and disclose known facts that materially affect value and are not readily observable. The association’s approval of the buyer follows the declaration.
Under section 718.503 the seller provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the question and answer sheet described in section 718.504, and where they apply the milestone inspection summary and the structural integrity reserve study or a statement that none exists. After receiving them, a resale buyer has seven days, excluding Saturdays, Sundays and legal holidays, to cancel, so deliver the package early.
The association issues the estoppel certificate under section 718.116, stating the regular assessment, any special assessment, any amount owed and whether the account is current. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel fee schedule. The statute also sets how quickly the association must deliver it.
Section 689.302 requires a residential seller to disclose flood insurance claims and federal flood assistance received for the property, among other items, before the contract. We complete it with you from your own records.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable. For milestone and SIRS documents, the two-story buildings sit outside both regimes on the face of the statutes, so the association’s written statement to that effect is the document a buyer will expect in the package.
Sales at Glen Manor need the association’s approval under the declaration, and approvals are subject to federal and Florida fair-housing law. Ask the manager, Advanced Property Management Services, Inc. in Naples, for the sale application and its timeline, and we build that timeline into the contract.
Buyers will ask which flood zone Glen Manor is in, whether the building flooded in Hurricane Ian, what the evacuation zone is and which permits the unit has. The building centroid is in shaded Zone X on the 2024 effective FEMA map, the area is in evacuation Zone A, and we found no public record of Glen Manor-specific storm damage.
Data updated: October 2026 (Collier County FEMA24 flood zone, evacuation zone and Coastal High Hazard Area layers, queried October 17, 2026)
The effective FIRM panels for the area are 12021C0179J and 12021C0183J, effective February 8, 2024, and preliminary panels were issued March 20, 2025, so a later map can change the zone. An envelope drawn around both 4th Street condominium sites also touches Zone X and a Zone AH polygon, so the zone is not uniform across every square foot of the block, and each building’s elevation certificate is the document that settles it.
The whole Bonita Shores area is in hurricane evacuation Zone A, the first zone ordered out in a storm surge evacuation. Glen Manor sits landward of the county’s Coastal High Hazard Area line, which runs along West Avenue. Buyers can sign up for AlertCollier notifications.
Hurricane Ian made landfall on September 28, 2022 and Hurricane Irma on September 10, 2017, according to the National Hurricane Center. We did not find a public record of Glen Manor-specific damage. The association’s insurance claims, repair permits and any assessment notices since 2022 are the documents a buyer will read, and your section 689.302 disclosure covers your unit’s own claims.
Collier County issues building permits through its CityView portal, searchable by address. A buyer’s inspector will look for open or expired permits on windows, doors, air conditioning and interior work. We run the search before listing, so an open permit is closed before it becomes a negotiation.
The flood zone and panel numbers, the evacuation zone, your flood disclosure, your HO-6 declarations page, any wind mitigation report, the permit history and the association’s statement on milestone and SIRS applicability. It answers the questions most buyers ask in the first showing.
The rules that affect a Glen Manor condo sale are the recorded declaration and its 2011 leasing amendment, the association’s approval of buyers and tenants, Collier County’s short-term rental registration and the RMF-12 zoning on the site. Pet rules were not part of the recorded sections we read, so buyers must get them from the association.
Sales and leases at Glen Manor need association approval under the declaration, which is recorded at Official Records Book 2166, Page 313, recorded April 3, 1996, in Collier County. Approval is subject to federal and Florida fair-housing law. Your contract should allow time for the application and approval.
| Rule | What the record says |
|---|---|
| Minimum lease term | One month (thirty consecutive days before the 2011 amendment) |
| Gap between leases | At least one month after the first day of the last lease |
| Leases per calendar year | Three at most |
| Maximum lease | One year, no renewal option |
| Approval | Association approval required; whole unit only; lessee a natural person |
| Notice | 15 days before occupancy; the board acts within 10 days |
| Subleasing | Not allowed |
Source: Section 13 of the declaration as restated by Certificate of Amendment, Official Records Book 4706, Page 2748, recorded August 2, 2011. Under section 718.110(13), a rental amendment binds only owners who consented and owners who took title after its effective date, so your buyer, taking title after 2011, takes it under the amended rule.
You can sell a tenant-occupied Glen Manor unit subject to the approved lease and the declaration; the buyer takes the unit subject to it. Because the maximum lease is one year with no renewal option, the end date is predictable, which helps a buyer plan.
Pet rules for Glen Manor were not part of the recorded sections we read, so this page does not state one. Ask the manager for the current rules and include them in the package, because a buyer with a pet will ask before writing an offer. Federal and Florida law require reasonable accommodation for assistance animals regardless of a pet rule.
Unincorporated Collier County requires registration of vacation rentals of six months or less, and section 509.032 leaves condominium declarations in force. The site is zoned RMF-12, Collier County’s residential multi-family district, under Land Development Code section 2.03.02. Nightly rentals do not fit the leasing rules on record.
The best time to sell a Glen Manor condo is to be listed and documented before Southwest Florida’s winter buyers arrive. Four of the six MLS closings of the last 60 months closed in March or April, but with six closings in five years the record cannot prove a seasonal pattern on its own.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The six MLS closings fell in August 2022, November 2022, March 2023, April 2023 twice and April 2026. The four qualified county deeds were dated November 2021, July 2022 and April 2023 twice. A spring closing usually means a contract signed in the winter months, when seasonal buyers are in town to see the unit.
Six closings cannot separate season from price, condition and the 2022 market. The April 2026 closing sold in spring too, after 245 days. Season helps a well-priced, well-documented unit; it does not rescue an overpriced one.
| When | What we do |
|---|---|
| August and September | Valuation, estoppel request, permit search, resale package gathered |
| October | Repairs, cleaning, photography and floor plan |
| November | Listing goes live as seasonal buyers return |
| December to April | Showings, offers and the association’s approval period |
If the unit is leased, we work the calendar around the lease end date so it shows vacant or with a cooperative tenant.
We market a Glen Manor condo with professional photography and a floor plan of the exact plan, a listing that states the plan size, floor and updates plainly, a document package ready for buyers’ agents, and outreach to the buyers already looking in Bonita Shores, Bonita Beach and the Bonita Springs condominium market.
Photographs, a measured floor plan, the permit history, the leasing rules, the flood zone and panel numbers, the association’s statement on milestone and SIRS applicability, and the fee and any assessment from the estoppel certificate. A buyer’s agent who can answer the first ten questions from the package brings an offer sooner.
Since the 2024 NAR settlement, buyer-agent compensation is not offered through the MLS. A seller may still offer to pay it off-MLS or consider a buyer’s request in the contract, and every commission is negotiable. We explain the trade-offs before you decide, because the choice changes who shows your unit.
Seasonal buyers who want a two-story condominium near the Gulf, owner-occupants moving within Southwest Florida, and buyers comparing Glen Manor with Hickory Harbour on the bay or with the Gulf-side condominiums on Bonita Beach. We describe the property, never the people we expect to buy it.
We negotiate a Glen Manor condo contract on price, the approval timeline, the document review period, the estoppel figures, the inspection and the financing, and we do it with the 2022, 2023 and 2026 sales in hand so the buyer’s comparables never surprise us.
A buyer’s agent will cite the $245,000 April 2026 closing. We answer with the plan, the condition and the 2023 evidence, and we decide in advance which terms are worth more than price, such as a quick close, a cash offer or a buyer’s flexibility on the approval date. If an appraisal comes in low, we challenge it with the comparables the appraiser missed.
We agree inspection and repair limits in the contract, make the HO-6 and wind mitigation information available, and get the association’s questionnaire answered early so a financed buyer’s lender does not stall the closing.
The contract allows time for the association’s approval and the seven-day document review. We order the estoppel certificate early, allocate any special assessment in writing and set a closing date the association can meet.
A Glen Manor buyer will usually compare your unit with Shore Woods next door: Glen Manor offers the newer 1996 and 1997 construction and higher recorded prices in 2022 and 2023, while Shore Woods offers the deeper sales record, a larger 1,461 square foot plan and a lower five-year median price.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Yardstick | Glen Manor | Shore Woods |
|---|---|---|
| Address | 76 4th Street | 64 4th Street |
| Units and buildings | 60 units in 15 two-story buildings of four | 64 units in 4 two-story buildings of 16 |
| Year built (county roll) | 1996 and 1997 | 1983 and 1984 |
| Unit sizes (county heated area) | 1,229 and 1,368 sq ft | 1,231 and 1,461 sq ft |
| County qualified sales, 12 months to August 17, 2026 | 0 | 3, from $310,000 to $333,000 |
| County qualified sales, 60 months | 4, median of the four $387,500 | 10, median $313,750 |
| County median per square foot of heated area, 60 months | $304.66, the median of these four sales | $243.70 |
| MLS closings, 60 months | 6, median of the six $397,500 | 13, median $317,500 |
| MLS closings, latest 12 months | 1, at $245,000 after 245 days | 3, from $255,000 to $317,500, median 206 days on market |
| Active listings, October 27, 2026 | None | One, at $314,900 |
| Minimum lease | One month, with a one-month gap | Thirty consecutive days |
| Leases per year | Three | Three |
| Flood zone at the building | Shaded Zone X | Shaded Zone X |
| Milestone inspection and SIRS | Two stories, outside both on the face of the statutes | Two stories, outside both on the face of the statutes |
| Association filed | 1996 | 1982 |
Glen Manor wins on age, on the four-unit building form and on its 2022 and 2023 prices; Shore Woods wins on the depth and recency of its record and on the larger plan. A buyer who sees a $314,900 Shore Woods listing and a Glen Manor unit priced near $400,000 needs a reason for the gap, and the reason must be in your listing: newer construction, condition and the plan. Price far above the 2023 evidence and the buyer walks next door.
Our Shore Woods seller’s guide applies the same method to its 64 units.
| Place | Kind | County qualified sales, 60 months to August 17, 2026 | MLS closings, 60 months to October 27, 2026 |
|---|---|---|---|
| Glen Manor | Condominium inside the Bonita Shores grid | 4, median of the four $387,500 | 6, median of the six $397,500 |
| Shore Woods | Condominium inside the Bonita Shores grid | 10, median $313,750 | 13, median $317,500 |
| Hickory Harbour | Three-story bay-front condominium at 226 3rd Street | 5, median of the five $560,000 | 4, median of the four $570,000 |
| Bonita Shores grid | Single-family houses on 531 platted lots | 100, median $660,000 | 106, median $657,000 |
The grid is a land market and Hickory Harbour is on the bay in Zone AE, so neither is a direct comparable for a Glen Manor unit, but buyers see all three. Beyond the grid, the bay-front condominiums on Bonita Beach Road such as Hickory Bay West and the Little Hickory Bay condominium sit in a different price tier with different costs. For the whole beach, see our Bonita Beach seller’s guide.
It costs a Glen Manor seller about 6.30 percent of the price at $425,000 and about 6.56 percent at $245,000, with a 2.75 percent listing commission and a 2.5 percent buyer-agent offer as negotiated examples, plus deed stamps, the estoppel fee, a lien search and the tax proration; about 3.80 and 4.06 percent without a buyer-agent offer.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser 2026 preliminary roll; Florida Department of Revenue and Florida Statutes rates)
Florida law does not assign closing costs, and the contract controls. In Collier County, local custom has the buyer select the closing agent and pay for the owner’s title policy, while the seller customarily pays the deed documentary stamps under section 201.02 and the municipal lien search; the contract says who pays the estoppel certificate fee. Lee County custom differs, so a net sheet from across the county line can mislead you.
The March 2023 MLS closing of a 1,368 square foot unit at its final list price.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $425,000 | March 2023 MLS closing |
| Listing commission (example 2.75%) | -$11,687.50 | Negotiated; 2.75% of $425,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$10,625.00 | Optional, off-MLS; 2.5% of $425,000 |
| Deed documentary stamp tax | -$2,975.00 | 4,250 units of $100 at $0.70 |
| Estoppel certificate (current account) | -$299.00 | Statutory fee, as adjusted by the Florida DBPR |
| Municipal lien search (estimate) | -$175.00 | Estimate; the closing agent quotes the actual fee |
| Property tax proration (estimate) | -$1,022.53 | 181 of 365 days of the $2,062.01 median 2026 certified bill, a June 30 closing |
| Estimated total seller costs | -$26,784.03 | 6.30% of the price with a buyer-agent offer |
| Estimated net before mortgage payoff | $398,215.97 | $425,000 less the total |
Without a buyer-agent offer, remove the $10,625.00 line: total costs are $16,159.03, 3.80% of the price, and the net is $408,840.97. If the contract shifts the owner’s title policy to you, add the promulgated premium under Rule 69O-186.003, $2,200.00 at this price: $575 on the first $100,000 plus $5.00 per $1,000 above it.
The April 2026 MLS closing of a 1,368 square foot unit.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $245,000 | April 2026 MLS closing |
| Listing commission (example 2.75%) | -$6,737.50 | Negotiated; 2.75% of $245,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$6,125.00 | Optional, off-MLS; 2.5% of $245,000 |
| Deed documentary stamp tax | -$1,715.00 | 2,450 units of $100 at $0.70 |
| Estoppel certificate (current account) | -$299.00 | Statutory fee, as adjusted by the Florida DBPR |
| Municipal lien search (estimate) | -$175.00 | Estimate; the closing agent quotes the actual fee |
| Property tax proration (estimate) | -$1,022.53 | 181 of 365 days of the $2,062.01 median 2026 certified bill, a June 30 closing |
| Estimated total seller costs | -$16,074.03 | 6.56% of the price with a buyer-agent offer |
| Estimated net before mortgage payoff | $228,925.97 | $245,000 less the total |
Without a buyer-agent offer, total costs are $9,949.03, 4.06% of the price, and the net is $235,050.97. If the contract puts the owner’s title policy on the seller, add $1,300.00 at this price.
A mortgage payoff, any prorated association assessment, a special assessment, any transfer or application fee the declaration imposes, repairs the buyer negotiates and your own tax position are not on these sheets. The closing agent’s settlement statement is the document of record, and the contract controls who pays each line. Our Glen Manor home valuation page carries the same sheet at five recorded prices.
You may owe capital gains tax when you sell a Glen Manor condo if your gain exceeds the federal home-sale exclusion or the unit was not your main home. IRS Publication 523 allows up to $250,000 of gain, or $500,000 for most married couples filing jointly, after two of the last five years of ownership and use.
A Glen Manor unit used as a seasonal second home or a rental generally does not qualify for the exclusion, and depreciation taken on a rental is treated differently. Florida has no state personal income tax. Your basis is your purchase price plus qualifying improvements, which is why we pull your unit’s recorded purchase from the Clerk’s records. Read IRS Publication 523 and ask your tax adviser before you sign.
If the unit is your Florida homestead, the exemption ends with the sale, and you may port part of your Save Our Homes benefit to a new Florida homestead with form DR-501T. Of the 60 units, 20 carry a homestead exemption on the 2026 preliminary roll.
Most Glen Manor sellers net the most by listing, because a thin record makes pricing and documentation decisive; a cash sale trades price for speed and skips the lender’s project review, and selling by owner saves the listing commission but leaves you to manage the resale package, the estoppel, the association’s approval and a buyer’s agent’s comparables alone.
A listing reaches every buyer looking at Bonita Shores and Bonita Beach condominiums, puts the package in front of buyers’ agents and negotiates against the $245,000 comparable with the 2023 evidence. It costs the commission you negotiate.
A cash buyer avoids the lender’s condominium questionnaire and can close as soon as the association approves. Expect a lower price than a fully marketed listing, and still deliver the full section 718.503 package.
You keep the listing commission, but you handle the pricing, the package, the estoppel request, the approval timeline and the negotiation yourself. With no active Glen Manor listing and few recent sales, a misprice is easy to make and slow to undo.
To get a free Glen Manor condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a range built from the recorded sales of your plan, the unqualified deeds we set aside and the adjustments for floor, condition and the building’s finances.
Your range, the county sales and MLS closings we used with their dates, plans and prices, a net sheet at three prices, the documents to order before listing and a listing calendar. If you want, Jesse or Marc follows with a free in-person look at the unit. Our Glen Manor home valuation guide shows the method in full.
Call Jesse direct at (239) 898-6072, or use the valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the conversation is confidential and carries no obligation.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida agent; you can read every review on our Google Business Profile. These are a few, in clients’ own words, from sellers and buyers across Southwest Florida, not from Glen Manor sales.
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “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
These are the questions Glen Manor sellers ask us, answered from the Collier County record, the Southwest Florida MLS, the association’s public filings and Florida law. For your own unit, call Jesse McGreevy direct at (239) 898-6072; you are working with Top 1% Real Estate Agents Nationally Since 2008.
Price it from the recorded sales of your plan, gather the estoppel certificate, the section 718.503 package, the leasing rules and your flood disclosure, and list before the winter season with photography and a floor plan. Our Glen Manor guide covers the building itself.
It depends on the plan, floor, condition and the building’s finances. The county recorded four qualified sales in the 60 months to August 17, 2026, from $221,000 to $405,000, and the six MLS closings ran from $245,000 to $425,000. Request a free valuation for your number.
One, in the MLS: $245,000 in April 2026 in the 12 months to October 27, 2026. The county recorded no qualified Glen Manor sale in the 12 months to August 17, 2026.
On October 27, 2026 the MLS showed no active Glen Manor listing, so a new listing would be the only unit for sale in the building.
The 2022 and 2023 MLS closings took 0 to 40 days; the April 2026 closing took 245 days. Across 60 months the median was 28 days on the five closings with days on market recorded above zero.
The six MLS closings ranged from 75.38 percent to 100.00 percent of final list price, with a median of 96.25 percent on the five closings with days on market recorded above zero.
$425,000 in March 2023 in the MLS, for a 1,368 square foot unit at its final list price, and $405,000 in July 2022 in the qualified county record.
The public record does not say. That unit closed after 245 days at 75.38 percent of a final $325,000 list price, and its condition, occupancy and circumstances are not public. A buyer will cite it, so your listing should show why your unit is different.
We cannot call a direction. The county median rose from $246,000 in 2021 to $387,500 in 2023, then no qualified sale was recorded, and one MLS closing in 2026 came in at $245,000.
In total dollars, yes: the 1,368 square foot plan closed from $405,000 to $425,000 in 2022 and 2023 against $385,000 and $390,000 for the 1,229 square foot plan. Per square foot, the smaller plan sold higher.
The record does not show a consistent floor premium: of the six MLS closings, the three first-floor sales have a median of $405,000 and the three second-floor sales $390,000, with the plans mixed.
Ask each agent for the building’s recorded sales, the documents your buyer will need and a written plan. Ours is on this page, and we tracked every one of the 146 Glen Manor sales in the county file.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
The seller customarily pays it, at $0.70 per $100 of price: $2,975.00 on $425,000 and $1,715.00 on $245,000.
Up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR.
The declaration, articles, bylaws and rules, the financial statement and budget, the question and answer sheet, and the association’s milestone and SIRS statement, under section 718.503, plus your section 689.302 flood disclosure.
Seven days, excluding Saturdays, Sundays and legal holidays, under section 718.503.
Yes. Sales need association approval under the declaration; build the application and its timeline into the contract.
They are not published in any public record we could read; the budget and the estoppel certificate state them, and we put the real figure in your listing.
No public record we could read states one. Your estoppel certificate will show any assessment, and it must be disclosed and allocated in the contract.
Yes, subject to the approved lease and the declaration. The maximum lease is one year with no renewal option, so the end date is predictable.
Yes. Three leases a year, a one-month minimum and a one-month gap appeal to owner-occupants and seasonal owners more than to nightly-rental investors.
Pet rules were not part of the recorded sections we read, so we do not state one. Get the current rules from the manager for your package.
Shaded Zone X at the building centroid on the 2024 effective FEMA map, panels 12021C0179J and 12021C0183J, with evacuation Zone A.
Yes. The section 689.302 disclosure covers flood insurance claims and federal flood assistance received for the property, among other items.
Yes. We found no public record of Glen Manor-specific damage; the association’s claims, repair permits and any assessment notices since September 2022 are what a buyer reads.
Not on the face of the statutes, which apply to buildings of three or more stories; the Glen Manor buildings are two stories. Include the association’s written statement in the package.
Usually, if the building passes the lender’s project review; the lender sends the association a questionnaire about reserves and assessments.
The 2026 certified rate is 9.3696 mills in millage area 90, about $950.58 per $100,000 of taxable value, and the buyer’s taxable value resets toward the purchase price at the next January 1.
Only work a buyer pays for, such as fresh paint, flooring repairs and closing open permits. We show you which items pay back before you spend.
About $398,215.97 at $425,000 and $228,925.97 at $245,000 before a mortgage payoff, with a 2.75 percent listing commission and a 2.5 percent buyer-agent offer as examples.
Possibly. IRS Publication 523 explains the home-sale exclusion for a main home; a seasonal or rental unit is treated differently. Ask your tax adviser.
Yes. We handle showings, the document package and the closing remotely with you, and closings can be signed by mail or with a remote notary where the closing agent allows it.
We challenge it with the comparables the appraiser missed, and the contract’s appraisal terms decide whether the buyer can renegotiate or cancel.
Glen Manor has the newer buildings and the higher 2022 and 2023 prices; Shore Woods has the deeper record and a listing at $314,900 on October 27, 2026. Your buyer will see both.
Yes. This page covers Glen Manor Condominium Association, Inc. at 76 4th Street in the Bonita Shores grid, unincorporated Collier County, not a similarly named building elsewhere.
It is negotiable and set in the listing agreement, and buyer-agent compensation, if any, is a separate decision you make with us.
A Bonita Shores condo specialist knows which Glen Manor plan a unit is, which county deeds are arm’s-length sales, what the estoppel and resale package must show, how Collier custom splits closing costs and what the flood map means at 4th Street. With only four qualified sales in five years, those details decide the price.
We have seen small facts move a condominium sale: a 1,229 square foot unit priced from a 1,368 square foot sale, an unqualified county deed quoted as a comparable, a Lee County net sheet handed to a Collier County seller, and a single low closing allowed to set the whole building’s price. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so those surprises do not reach your buyer.
Our Glen Manor guide covers the association and the documents, our Bonita Shores community guide covers the grid, and our Bonita Beach guide covers the beach side. If you are buying after you sell, read our guide to buying a Glen Manor condo, see how we represent buyers and call Marc at (239) 287-5873.
If you are searching for a Glen Manor listing agent, or thinking, “I need someone to sell my Glen Manor condo,” McGreevy and Comisar bring the building’s full record to your listing: the county sales, the MLS history, the association’s filings and the flood and structural documents your buyer will ask for.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. We tracked all six Glen Manor MLS closings of the last 60 months before writing this page, and no Glen Manor unit was listed on October 27, 2026, so the next listing sets the building’s price.
Glen Manor recorded sales, last 60 months: 4 qualified county sales at a $387,500 median (the median of these four sales), from $221,000 to $405,000, per the Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; 6 Southwest Florida MLS closings at a $397,500 median to October 27, 2026.
Enter your details in the valuation form or read our Glen Manor home valuation guide. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, a few minutes from Bonita Shores. Jesse leads listings and seller strategy and Marc leads buyer representation and negotiation. Read more about McGreevy and Comisar.
Jesse McGreevy lists and sells homes across Bonita Springs, Bonita Beach and Naples. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers and sellers across Southwest Florida. Call Marc at (239) 287-5873.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Selling a Glen Manor condo? Get a free valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a Glen Manor condo.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, state and federal records, the statutes that set a condominium seller’s duties and the flood map agencies. We cite no brokerage or listing sites. Collier County figures are from the roll and sales exported August 29, 2026, and Southwest Florida MLS figures are from a pull of October 27, 2026, which is login-only and not linked.
These official documents bear most directly on selling a Glen Manor condo, from the statutes that set the resale package and the estoppel certificate to the state’s estoppel fee schedule, the seller’s flood disclosure and the county’s zoning atlas. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells a seller | Link |
|---|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | The resale package and the buyer’s cancellation window | Read section 718.503 |
| Section 718.116, assessments and estoppel certificates | Florida Legislature | The estoppel certificate and special assessment notice duties | Read section 718.116 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The inflation-adjusted fee amounts | Open the fee schedule |
| Section 689.302, flood disclosure | Florida Legislature | What a seller must disclose about flood claims and assistance | Read section 689.302 |
| HB 913 (2025), enrolled text | Florida Legislature | The December 31, 2025 reserve study deadline | Open the bill PDF |
| Zoning atlas sheet 8505N | Collier County | RMF-12 condominium sites in Bonita Shores | Open the atlas PDF |
| IRS Publication 523, selling your home | Internal Revenue Service | The home-sale exclusion | Open Publication 523 |
| Portability transfer form DR-501T | Florida Department of Revenue | Moving a Save Our Homes benefit to a new homestead | Open form DR-501T |
Glen Manor’s budget, reserve schedule and rules are not posted publicly; they come with the estoppel certificate and the resale package at a sale, and recorded instruments can be requested from the Collier County Clerk.
Market data from Southwest Florida MLS, pulled October 2026. Collier County recorded sales to August 17, 2026. McGreevy and Comisar, sell your Glen Manor condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.