Updated September 2026
The purchase path for Braeburn at Stonebridge, 132 coach homes in Stonebridge Country Club, North Naples: 11 MLS closings in 24 months at a $670,000 median, the $25,152 annual charges, the $18,399 at closing, both estoppels, flood and rules, from McGreevy and Comisar.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Braeburn at Stonebridge means buying one of 132 coach-home condominiums in 22 six-unit buildings at 1570 to 1685 Winding Oaks Way, inside Stonebridge Country Club in North Naples, Collier County, Florida 34109, with the club membership attached to the deed. The Southwest Florida MLS recorded 11 Braeburn closings in the last 24 months at a median of $670,000, and on September 24, 2026 there was not one Braeburn home for sale. This page is the purchase path, from the plan you choose to the day you close. For the portrait of the neighborhood itself, read our Braeburn at Stonebridge neighborhood guide.
If you are choosing an agent before you choose a home, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own at Braeburn and are selling, start with how we sell Braeburn at Stonebridge coach homes and a free Braeburn at Stonebridge home valuation. Weighing the rest of the gate as well? Our Stonebridge Country Club community guide covers all ten neighborhoods.
Call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and in a neighborhood where the last four closings took two weeks or less, we would rather you be ready before the next Braeburn listing than hear about it after it sells.
Buying a home in Braeburn at Stonebridge takes five things most Naples condominium purchases do not: a choice between the lower-level and upper-level plans, a budget for $25,152 a year in association charges, $18,399 to the master association at closing as an outside buyer, two estoppel certificates, and a pre-approval ready before a listing appears.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Everything below comes from the recorded Braeburn declaration and its amendments, the Stonebridge master Declaration, the club’s FY2027 Rates and Fees schedule dated September 2, 2026, the Braeburn lease form the club posts, the Collier County Property Appraiser’s 2026 preliminary roll and sales file, every Southwest Florida MLS closing at Braeburn for five years, and FEMA’s flood records. Where the public record stops, this page says so and names the document that holds the answer.
A coach home in Stonebridge’s usage is a condominium building styled like a large house, with units on two levels. The club’s Cost of Ownership page labels exactly three condominiums “coach homes”: Ashton Oaks, Braeburn and Middleburg. Braeburn is the largest of the three, with 132 homes against Middleburg’s 84 and Ashton Oaks’ 52, and the second-largest of Stonebridge’s ten neighborhoods after Carrington’s 136.
Every Braeburn owner belongs to two bodies at once. Braeburn at Stonebridge Condominium Association, Inc., a Chapter 718 condominium association filed with the state on September 19, 1997, runs the buildings, grounds and neighborhood pool. Stonebridge Country Club Community Association, Inc., a Chapter 720 homeowners association, is both the master association and the club, owns the golf course and clubhouse, and bills the $17,600 FY2027 club layer. There is no community development district.
Five things buyers sometimes assume. No private pools: the county roll records none on any of the 132 units. No clubhouse or gym inside Braeburn: fitness, tennis and dining run through the club. No age restriction: Stonebridge is not a 55-plus community. No pets for tenants: the Braeburn lease form states “PETS ARE PROHIBITED IN LEASED UNITS.” No verified garage count: no public document we read states garages per Braeburn unit, so the declaration’s exhibits have to answer it.
This page covers Braeburn inside Stonebridge Country Club, Naples, Florida 34109, behind the corner of Immokalee Road and Airport-Pulling Road North. It is not Stonebridge Golf and Country Club in Boca Raton, not the separate MLS developments called Stonebridge North and Stonebridge South, and not any other Braeburn-named community in Florida. Every MLS figure here is drawn from the Stonebridge development alone and assigned to Braeburn by street and house number.
Braeburn at Stonebridge buyers work with McGreevy and Comisar because the purchase turns on facts a listing does not show: which level a plan sits on and what that level has sold for, what two associations and the club charge, what a condominium resale package must contain, and how quickly Braeburn homes have been selling. We read every recorded Braeburn sale before we write an offer.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more at DomainRealtyGroup.com.
McGreevy and Comisar is a top-reviewed Braeburn at Stonebridge buyer’s agent team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Laura Zegarac, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Carol Doumlele, verified Google review
At Braeburn your agent should hand you, before you are committed: the sales of your plan and level set apart from the building median, both estoppels, the condominium resale package, the budget and reserve schedule, the master insurance summary, the flood position of the building and the association’s written answer on its story count. Anything less leaves you pricing a home you have not fully seen.
A Braeburn at Stonebridge buyer should know nine recorded facts before touring: the home count and build years, the four plans, the recent price band, the annual charges, the cash due at closing, the membership, the leasing and pet limits, the flood picture and the absence of a CDD. Each is below with its source.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We track the Braeburn at Stonebridge market from two independent systems: the Southwest Florida MLS, where we pulled every Stonebridge closing for five years and assigned each to its neighborhood, and Collier County’s recorded, qualified sales, every Braeburn deed since 1998. A buyer in a market this thin needs every sale, not only a median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We tracked all 190 Stonebridge Country Club closings in the Southwest Florida MLS from September 26, 2021 to September 26, 2026, and 26 of them were Braeburn homes. We tracked the county record too: 131 qualified first sales from the developer from 1998 to 2002, 170 qualified resales since, and 66 of 132 Braeburn units, exactly half, carrying a Florida homestead exemption on the 2026 preliminary roll.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The numbers here belong to the market, and every one carries its window, its count and its source, so you can check them yourself.
A written comparison of your target home against the recent sales of the same plan and level, both estoppels and the resale package requested on day one, the building’s flood and roof questions answered before the inspection period ends, and a contract calendar that fits two associations.
The Braeburn at Stonebridge market for buyers is thin, fast and priced in a narrow band: 11 MLS closings in the 24 months to September 26, 2026 at a median of $670,000, the four most recent closing in 14 days or less, and no Braeburn home listed for sale on September 24, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We lead with the first MLS window that holds ten or more Braeburn closings, which is 24 months. In the 24 months to September 26, 2026, the Southwest Florida MLS recorded 11 Braeburn closings at a median sold price of $670,000 (n=11, odd, so the median is the sixth sale in order), from $635,000 to $799,000, a median $346 per MLS living square foot, a median 96.1 percent of final list price (n=10) and a median 22.5 days on market (n=10, the mean of 14 and 31). One of the eleven was entered after the fact as a Sold Data Entry record with no marketed list price, so it counts toward closings and prices but not toward sold-to-list or days on market.
| Closed | Building | MLS living sq ft | Final list | Sold | Sold-to-final-list | Days on market |
|---|---|---|---|---|---|---|
| June 2026 | 1595 Winding Oaks Way | 1,895 | $730,000 | $710,000 | 97.26% | 8 |
| March 2026 | 1595 Winding Oaks Way | 2,182 | $699,000 | $701,500 | 100.36% | 6 |
| October 2025 | 1590 Winding Oaks Way | 2,120 | $799,000 | $799,000 | 100.00% | 0 |
| October 2025 | 1605 Winding Oaks Way | 1,895 | $684,500 | $655,000 | 95.69% | 14 |
| August 2025 | 1630 Winding Oaks Way | 1,761 | $675,000 | $650,000 | 96.30% | 50 |
| August 2025 | 1595 Winding Oaks Way | 2,172 | $699,000 | $650,000 | 92.99% | 188 |
| May 2025 | 1685 Winding Oaks Way | 2,372 | $699,000 | $645,000 | 92.27% | 31 |
| April 2025 | 1650 Winding Oaks Way | 2,182 | $669,000 | $635,000 | 94.92% | 78 |
| March 2025 | 1570 Winding Oaks Way | 2,120 | $729,000 | $725,000 | 99.45% | 7 |
| March 2025 | 1635 Winding Oaks Way | 1,840 | $699,000 | $670,000 | 95.85% | 96 |
| October 2024 | 1575 Winding Oaks Way | 2,182 | $769,000 | $769,000 | Entered after the fact, excluded | Not recorded |
Southwest Florida MLS Matrix, closings from September 26, 2024 to September 26, 2026, retrieved September 26, 2026. Sold-to-list is the sold price over the final list price. We show building street numbers only, never unit numbers. MLS living area differs from the county’s base area for the same unit, so the two are never compared per square foot on this page.
| Window to September 26, 2026 | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
| 24 months | 11 | $670,000 | $635,000 to $799,000 | $346 | 96.1% (n=10) | 22.5 |
| 36 months | 16 | $705,750 | $635,000 to $830,000 | $364 | 96.4% (n=15) | 10 |
| 60 months | 26 | $695,000 | $525,000 to $830,000 | $332 | 96.3% (n=25) | 11 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. The 36-month window picks up the 2024 closings, which included the highest MLS prices of the five years, $830,000 in February 2024 and $809,900 in April 2024; that is why its median sits above the 24-month figure.
The Collier County Property Appraiser’s sales file is the second, independent check. Its first window with ten or more Braeburn sales is also 24 months: 11 DOR-qualified resales since September 2024, at a median of $665,000, from $635,000 to $799,000, all resales and none from a builder. The newest qualified Braeburn recording in the file is February 27, 2026. The county per-foot figures use its base area, so they sit beside the MLS figures above, never inside them: the mean of the eleven per-sale prices per county base square foot is $344.06, and the median is $350.92.
In the twelve months to September 26, 2026 the MLS recorded four Braeburn closings: $655,000 and $799,000 in October 2025, $701,500 in March 2026 and $710,000 in June 2026. They took 14, 0, 6 and 8 days on market and closed at a median 98.63 percent of final list (n=4, even, the mean of 97.26 and 100.00 percent). Four sales are a pace, not a market rate, which is why the 24-month window leads this section.
Nothing, on the day of the pull. On September 24, 2026 the Southwest Florida MLS showed nine active listings across Stonebridge, from $389,000 to $995,000, and none in Braeburn. At Braeburn’s recent pace of about four closings a year, that is zero months of supply, our arithmetic. A buyer who wants Braeburn is waiting for the next listing, not choosing among several.
Across all of Stonebridge the same MLS pull shows 76 closings in 24 months at a median of $616,000, a median 95.4 percent of final list (n=75) and a median 31 days on market; its 57 condominium closings had a median of $466,000 and a 95.3 percent sold-to-list. Braeburn’s 96.1 percent and 22.5 days say its homes sell a little closer to list and a little faster than the club as a whole.
The most recent Braeburn sale teaches a buyer three things: the level of a home matters as much as its size, well-priced Braeburn homes sell in days even outside the season, and a sale can be missing from the county’s qualified set. It is a public-record sale, walked through in full.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
The most recent Braeburn closing is a lower-level home at 1595 Winding Oaks Way, 1,895 square feet of MLS living area, listed at a final price of $730,000 and sold for $710,000 on June 30, 2026 after 8 days on market: 97.26 percent of final list. The county shows a $710,000 deed dated June 26, 2026 for it, coded as not qualified, so anyone reading only the county’s qualified sales will not see it.
The same six-unit building produced two other closings in the prior eleven months, and together they show how Braeburn buyers price.
| Closed | Level and MLS living area | Final list | Sold | Sold-to-final-list | Days on market |
|---|---|---|---|---|---|
| August 2025 | Upper, 2,172 sq ft | $699,000 | $650,000 | 92.99% | 188 |
| March 2026 | Upper, 2,182 sq ft | $699,000 | $701,500 | 100.36% | 6 |
| June 2026 | Lower, 1,895 sq ft | $730,000 | $710,000 | 97.26% | 8 |
Southwest Florida MLS Matrix, retrieved September 26, 2026.
Three lessons. The smaller lower-level home sold for $8,500 more than the larger upper-level home four months earlier, the level premium the county record shows across Braeburn. Two upper-level homes listed at the same $699,000 closed $51,500 apart, one after 188 days and one after 6, so condition and timing moved the price more than the asking figure did. And the June sale closed in eight days in summer, outside the winter season, so a buyer who waits for January may simply miss the home.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. With no Braeburn home for sale on September 24, 2026 and the last four selling in 14 days or less, the buyer who already has a pre-approval, a plan and level chosen, and a written comparison of the eleven recent sales is the buyer who gets the next one. Start with how we represent buyers in Naples, use the consultation form on this page, or call Marc at (239) 287-5873. Selling a home to buy here? Get a free Braeburn at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
A Braeburn at Stonebridge coach home has recently cost $635,000 to $799,000, a 24-month MLS median of $670,000, for 1,761 to 2,182 square feet of county base area in a building from 1998 to 2001. The county’s 2026 preliminary median just value is $561,954, the same as Ashton Oaks, which shares Braeburn’s four plans.
Data updated: September 2026 (Collier County Property Appraiser sales file and 2026 preliminary roll, 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Level (our reading) | County base area | Units per building (roll pattern) | Units in Braeburn (our arithmetic) |
|---|---|---|---|
| Lower level | 1,761 sq ft | 1 | 22 |
| Lower level | 1,895 sq ft | 2 | 44 |
| Upper level | 2,172 sq ft | 1 | 22 |
| Upper level | 2,182 sq ft | 2 | 44 |
Collier County Property Appraiser roll, tax year 2026 preliminary. The county’s median base area for Braeburn is 2,034 square feet (n=132, even, the mean of 1,895 and 2,172), exactly what a 22, 44, 22, 44 split produces. MLS living areas run differently: the MLS shows 2,120 square feet at 1590 Winding Oaks Way for a unit the county carries at 1,895.
The plan is the first cut of a Braeburn price, and the record does not run the way a buyer might expect. In the county’s 24-month set, the six sales of the two smaller lower-level plans ranged from $650,000 to $799,000, a median of $667,500 (n=6, even, the mean of $665,000 and $670,000). The five sales of the larger upper-level plans ranged from $635,000 to $769,000, a median of $650,000 (n=5). Per county base foot, lower-level sales averaged $370.58 and upper-level sales $312.23, means of per-sale ratios. Buyers have paid at least as much for about 300 fewer square feet on the lower level. The record does not say why; our reading is that entry without stairs weighs heavily with Braeburn buyers, and condition, view and updates move individual prices too.
| Year | Qualified of recorded deeds | Median or prices | Range | Median $ per county base sq ft |
|---|---|---|---|---|
| 2021 | 8 of 25 | $510,000 (n=8, mean of $500,000 and $520,000) | $305,000 to $559,000 | $243 |
| 2022 | 5 of 17 | $665,000 | $549,000 to $700,000 | $306 |
| 2023 | 2 of 11 | $700,000 and $798,000 | $322 and $366 | |
| 2024 | 7 of 27 | $769,000 | $700,000 to $850,000 | $380 |
| 2025 | 9 of 21 | $655,000 | $635,000 to $799,000 | $351 |
| 2026, to August 20 | 1 qualified | $701,500 | $321 |
Source: Collier County Property Appraiser, tax year 2026 preliminary roll and recorded sales, qualified sales only. The story is a climb from 2021 to a 2024 peak and an easing since: the 2025 median of $655,000 sat 14.8 percent below 2024’s $769,000, our arithmetic, while the 2025 count, nine qualified sales, was the most since 2021.
The highest qualified Braeburn sale on record is $850,000, recorded August 27, 2024 at 1675 Winding Oaks Way for a 1,895 square foot lower-level plan. The first sales from the developer ran from September 1998 to early 2002, 131 qualified sales at a median of $234,100. Today’s 24-month county median of $665,000 is about 2.8 times that, our arithmetic, and a buyer paying near the 2024 peak today would be paying above every sale of 2025.
The county roll does not carry bedrooms or bathrooms for Braeburn units, and we do not publish a count we have not verified. Garages are likely in a coach-home product, but no public document we read states garages per Braeburn unit; Middleburg’s lease form, by comparison, confines parking to “garages or driveways.” Ask for the declaration’s limited common element exhibit and the unit’s floor plan in the first week of any contract.
Every Braeburn building is 25 to 28 years old: 24 units carry a 1998 year built, 30 carry 1999, 36 carry 2000 and 42 carry 2001, four to seven buildings a year. The roof, exterior and, depending on the declaration, windows and doors are association items, so the building’s maintenance history matters as much as the unit’s kitchen.
Owning a Braeburn coach home costs $25,152 a year in association charges before taxes and insurance: the Braeburn condominium fee of $7,552 for calendar 2026, billed at $1,888 a quarter by the association’s manager, plus the FY2027 Stonebridge Country Club layer of $17,600, billed at $4,400 a quarter. That is about $2,096 a month.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026; archived club schedules FY2019 to FY2025; Collier County 2026 preliminary roll, 29 Aug 2026)
The club’s FY2027 fee schedule lists condominium association fees as calendar 2026 figures, billed quarterly by each association’s manager: Braeburn $7,552. That places Braeburn second-highest among the six Stonebridge condominiums, behind Ashton Oaks at $7,800 and ahead of Willow Bend ($7,500), Middleburg ($7,080), Carrington ($6,024) and Heatherwood ($5,300 plus $200 a year for garage owners). In the club’s words, condominium fees “primarily cover property management, landscaping, irrigation, building exterior maintenance, pool, and reserves.”
| Period, as the club published it | Braeburn condominium fee |
|---|---|
| FY2019 page | $4,972 |
| FY2020 page | $4,972 |
| Calendar 2020 | $4,972 |
| Calendar 2021 | $5,208 |
| Cost of Ownership page captured June 2023, year not stated | $5,556 |
| Calendar 2024 | $6,820 |
| Calendar 2025 | $7,552 |
| Calendar 2026 | $7,552 |
From the FY2019 page to calendar 2026 the Braeburn fee rose 52 percent, our arithmetic, less than Middleburg (65 percent), Ashton Oaks (86 percent) or Willow Bend (97 percent) over the same span, and it was flat from 2025 to 2026. The club’s documents do not say why condominium fees rose in 2024 and 2025; the reason for Braeburn is in its budgets, which arrive in the resale package.
| Line | Annual |
|---|---|
| Country Club Dues | $9,094 |
| Master Base Assessment (CAM) | $2,667 on the fee schedule PDF, $2,869 on the web page |
| Master Association Capital Reserves | $2,869 on the PDF, $2,667 on the web page |
| Clubhouse Renovation Fee | $1,920 |
| F&B Service Charge | $950 |
| Strategic Reserves, new in FY2027 | $100 |
| Total | $17,600 ($4,400 a quarter) |
The club’s two FY2027 documents label these two lines oppositely: the fee schedule PDF lists the Master Base Assessment at $2,667 and Capital Reserves at $2,869, while the Cost of Ownership web page lists Capital Reserves at $2,667 and Master Association Fees at $2,869. Together they are $5,536 either way. FY2026 (prior year): $16,680 in club-level charges, including $8,732 in country club dues, as the club published it before the FY2027 schedule replaced it.
The $1,920 Clubhouse Renovation Fee repays the loan for the new Bistro and resort-style pool and the complete golf course renovation; the club says the loan will be paid off in February 2035. A Braeburn buyer today gets the finished course and clubhouse and pays toward them quarterly for about eight more years.
| Item | Amount | Basis |
|---|---|---|
| Braeburn condominium fee | $7,552 a year | Calendar 2026 |
| Club and master layer | $17,600 a year | FY2027 |
| Recurring association charges | $25,152 a year, about $2,096 a month | Our sum |
| Property tax at the seller-side median | $4,850 a year | 2026 preliminary roll |
| Before insurance and usage | about $30,002 a year | Our arithmetic |
| At closing, outside buyer, to the master association | $18,399 | FY2027 |
Add the unit owner’s HO-6 policy, flood coverage if you choose it, your own reset tax bill, and usage such as cart fees, dining and classes. Among Stonebridge’s ten neighborhoods, only Ashton Oaks, at $25,400, carries higher recurring association charges than Braeburn.
An outside Braeburn buyer brings $18,399 to the Stonebridge master association at closing under the FY2027 schedule: a one-time, non-refundable New Owner Capital Contribution of $17,500, a $600 membership transfer fee and a $299 master estoppel fee. The schedule lists the contribution for an existing owner as $0, and there is no initiation fee or deposit.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026; FY2025 schedule updated 11 Apr 2025 and Cost of Ownership page of May 2025, archived copies)
| Charge, FY2027 | Amount |
|---|---|
| New Owner Capital Contribution, outside buyer | $17,500 |
| New Owner Capital Contribution, existing owner | $0 |
| Membership Transfer Fee | $600 |
| Master Estoppel Fee | $299 |
| Outside buyer’s cash to the master association | $18,399, our sum |
The Braeburn condominium association issues its own estoppel on top of the master’s, so a Braeburn closing carries a second estoppel fee. At the county’s 24-month Braeburn median of $665,000, the $17,500 contribution is about 2.6 percent of the price and the $18,399 about 2.8 percent, our arithmetic.
Until April 2025 the contribution followed a formula in the Declaration, half of that year’s club dues and base assessment, which came to about $6,197 for an outside buyer in FY2025. The club announced a change effective April 25, 2025 (capped at $17,768), published $15,000 in May 2025, and lists $17,500 for FY2027. We have not located the recorded amendment to the Declaration that made the change.
The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0. Its Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” Buyers moving within Stonebridge should confirm eligibility with the association’s Controller before contract. A Thornbrooke or Carrington owner moving to a Braeburn coach home may qualify; an owner keeping one Stonebridge home and buying a second should not assume it.
The buyer. The master Declaration says the contribution “shall be made by the purchaser,” and the club collects it at closing. Every cost line in a Florida contract can still be negotiated, and when a Braeburn listing has sat, a seller credit toward it is a fair ask. Nothing is refunded when you later sell, because membership is non-equity.
Club membership at Braeburn is automatic, bundled and non-equity: when you close, you become a member of Stonebridge Country Club Community Association, Inc., the owners’ association that is both the master homeowners association and the club and holds title to the golf course and clubhouse. There is no deposit to pay and nothing to refund when you sell.
Data updated: September 2026 (club membership, golf, lifestyle and Cost of Ownership pages; FY2027 Rates and Fees schedule dated 2 Sep 2026)
“When you purchase a home in Stonebridge, you are automatically a member of the country club. There are no equity or deposits required to become a member,” per the club’s membership page. A Braeburn household that never plays golf pays the same $17,600 club layer as one that plays every day, so buy Braeburn because you want the club, not in spite of it.
Stonebridge has no food-and-beverage minimum. Instead every residence pays a $950 annual F&B service charge (FY2027) in lieu of a per-meal gratuity. For a Braeburn owner who dines out often, that is a known number; for one who rarely dines at the club, it is part of the fixed carry.
All 132 Braeburn homes have a Winding Oaks Way address between 1570 and 1685, on the loop road the club describes as “a scenic two-mile loop around the community.” By our measurement from the FEMA test point at 1630 Winding Oaks Way, Braeburn sits about 0.3 mile south of the clubhouse at 2100 Winding Oaks Way in a straight line, toward the community’s southeast lakes. Our Braeburn at Stonebridge neighborhood guide sets out the buildings, the buildout phases and the club life around them in full.
The steps to buy a Braeburn at Stonebridge coach home are: choose a level and plan, get pre-approved and set alerts, budget the charges and the $18,399, check the building’s flood and roof history, write the offer with the right calendar, order both estoppels, read the condominium package, clear inspections and insurance, and close as a club member.
Data updated: September 2026 (club real estate page and FY2027 schedule; Florida Statutes 718.116 and 718.503, current text; FEMA National Flood Hazard Layer, queried 23 Sep 2026)
Decide between the lower-level plans of 1,761 and 1,895 square feet and the upper-level plans of 2,172 and 2,182. It narrows 132 homes to the ones you would actually buy, and it sets your comparable sales.
With about four closings a year and none listed on September 24, 2026, the next Braeburn listing may sell within days. A pre-approval and a saved search for Braeburn put you first in line.
Put the $25,152 in annual association charges, the $18,399 at closing, your reset tax bill and an HO-6 quote on paper before you tour.
Ask whether the building is covered by one of the FEMA letters of map change that name Braeburn, and ask the association for the dates of the last roof replacement and any window or shutter program, building by building.
Build in both estoppels, the condominium resale package, any association approval, the insurance quote and, outside a loan, flood coverage’s 30-day waiting period.
Request the master estoppel from the Controller’s office listed on the club’s real estate page and the Braeburn estoppel from the association’s manager the day the contract is signed.
Read the declaration and its amendments, the rules, the budget, the reserve schedule, the master insurance summary and recent minutes before the inspection period ends.
Complete a general inspection of the unit and get HO-6 quotes; ask whether your lender needs the master policy summary.
Pay the capital contribution and transfer fee at closing in the amounts the estoppel states. Membership attaches the day you close.
A Braeburn at Stonebridge buyer should request two estoppel certificates, the condominium resale package under Section 718.503, the Braeburn budget, reserve schedule and master insurance summary, the 2009 amended condominium documents and 2017 amendment, the Braeburn rules, the FY2027 fee schedule and the seller’s account statement from both associations.
Data updated: September 2026 (club governing documents and Braeburn documents index, retrieved 24 Sep 2026; Florida Statutes 718.116, 718.503, 720.30851 and 720.401, current text)
A Braeburn purchase needs two estoppel certificates: one from the Stonebridge master association and one from Braeburn at Stonebridge Condominium Association, Inc. Each states what is owed on the unit as of a date, including any special assessment levied or pending. The master estoppel is $299 for FY2027, up from $250 in FY2021 to FY2025, and the Declaration requires the association to issue it within 15 days. The Braeburn certificate is governed by Section 718.116(8), which caps the fee for a current account at $299 with an added charge for expedited delivery. Who pays each is a contract term.
Braeburn is a Chapter 718 condominium, so Section 718.503 governs what a selling owner must hand you on a resale: the declaration, articles, bylaws, rules, the latest year-end financial report and the governance summary, with a window to cancel a contract signed before they arrive. The master association is a Chapter 720 homeowners association, and Section 720.401 requires a disclosure summary before a contract in a mandatory homeowners association, but Section 720.401(2) carves out associations regulated under Chapter 718. Because Braeburn is a condominium that also sits inside the Chapter 720 master, which regime governs your purchase, and whether both documents should be delivered, is a question for your closing attorney or title agent. This is information, not legal advice.
The club’s member-only Braeburn documents page lists “Amended Condo Docs 2009” and a “Braeburn Amendment Declaration 2017,” along with the Braeburn Rules and Regulations, year-end financials revised in December 2023, a master association resolution and the association’s insurance policy. We have read the titles, not the contents. A buyer receives the current versions through the resale package, and an owner can inspect official records under Section 718.111(12).
Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings three or more stories tall. Braeburn’s buildings appear to be two stories from the county’s floor-area pattern, and Collier County’s milestone registry lists no Stonebridge building, so by our reading those two mandates do not reach Braeburn. Chapter 718 still governs its reserves.
Data updated: September 2026 (Collier County milestone inspection registry, queried Sep 2026; Florida Statutes 553.899 and 718.112; Florida DBPR condominium FAQ)
Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run 101 to 104 and 201 to 204, and the county roll shows a consistent lower-floor and upper-floor size pattern in every building. Florida’s milestone inspection law and structural integrity reserve study (SIRS) requirement apply to condominium buildings three or more stories tall, and Collier County’s milestone inspection registry lists no Stonebridge buildings. We have not yet confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification. The declaration’s survey and plot-plan exhibits, or the association in writing, can confirm it.
Two stories does not mean no reserves. Under Section 718.112(2)(f), a condominium generally must fund reserves for roofs, painting, paving and any item over $10,000 unless owners vote to waive them. Braeburn’s buildings are in roof-cycle territory, so read the roof and painting reserves in the budget, and ask whether owners have waived or reduced reserves in recent years, before the inspection period ends.
Braeburn at Stonebridge maps in FEMA shaded Zone X at both street points we tested, 1630 and 1595 Winding Oaks Way, on panel 12021C0194J effective February 8, 2024: outside the Special Flood Hazard Area but inside the 0.2 percent annual chance area. Three FEMA letters of map change name Braeburn buildings.
Data updated: September 2026 (FEMA National Flood Hazard Layer and USGS 3D Elevation Program, queried 23 Sep 2026; FEMA revalidation letter 18-04-0009V; Collier County 2026 Floodplain Protection Newsletter)
On September 23, 2026 the street point at 1630 Winding Oaks Way returned shaded Zone X with a ground elevation of 9.38 feet NAVD88 from the USGS 3D Elevation Program, and 1595 Winding Oaks Way also returned shaded Zone X. The nearest FEMA base flood elevation lines, by the southeast lakes near Heatherwood, Ashton Oaks and Braeburn, read about 9.5 feet NAVD88. Our checks are street points, not building footprints.
FEMA’s revalidation letter 18-04-0009V, effective February 9, 2024, carries forward three letters of map change that name Braeburn: one of June 20, 2001 for Braeburn Phase 2 and Carrington Phase 3; one of April 18, 2003 for Braeburn buildings 7 and 8 to 15; and one of June 19, 2007 for Braeburn building 1. They document, building by building, that those structures sat above the mapped flood level of their time. Ask the association for a copy for your building, and ask your insurer or lender whether it will rely on it.
No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center storm reports for Ian (2022), Helene or Milton (2024). Evacuation zones are set by Collier County. The state’s planning layer and a 2024 county order describe the area differently, so check your exact address in Collier County’s Know Your Zone lookup before relying on any zone letter.
Check the building on FEMA’s Map Service Center, ask whether it holds a letter of map change, call Collier County’s Flood Info Hotline at (239) 252-2942 to ask about an elevation certificate on file, and ask the association whether its master policy carries flood coverage.
Insuring a Braeburn coach home is a condominium question: the Braeburn association insures the buildings for their full insurable value under Section 718.111(11), and the unit owner carries an HO-6 policy for interior finishes, fixtures, appliances and contents. The master policy, its hurricane deductible and any master flood coverage decide what your HO-6 must carry.
Data updated: September 2026 (Florida Statutes 718.111 and 627.714; Citizens Property Insurance flood requirement page; FEMA Community Rating System; Collier County 2026 Floodplain Protection Newsletter)
Under Section 627.714, an HO-6 must include at least $2,000 of loss-assessment coverage. Our advice is to raise it toward your share of the association’s hurricane deductible once the resale package tells you what that deductible is, because a storm loss below the deductible is assessed to owners.
Citizens Property Insurance requires flood coverage on all its personal residential wind policies by January 1, 2027, and it states that condominium unit-owner policies are not required to purchase flood coverage. A Braeburn HO-6 through Citizens is therefore outside that mandate, though a lender may still require flood coverage under its own policy.
Every Braeburn building was built from 1998 to 2001, after Hurricane Andrew and before Florida’s first statewide building code took effect in March 2002. Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, inside the wind-borne debris region, so by our reading of the code threshold, replacement glazed openings need impact-rated products or approved shutters. Ask which openings the association has already replaced.
Collier County holds a Class 5 Community Rating System rating, which gives eligible National Flood Insurance Program policies a 25 percent discount. A new NFIP policy typically has a 30-day waiting period unless it is bought in connection with a loan, so a flood policy belongs on the contract timeline, not in closing week.
No source we hold supports a premium for any Braeburn unit, so this page publishes none. With the master insurance summary, the flood determination and the unit’s interior details, a licensed Florida insurance agent can quote a specific unit inside your inspection period.
Property taxes after you buy at Braeburn will follow your purchase price, not the seller’s bill. The median 2026 preliminary Braeburn bill is $4,850 on a median just value of $561,954, but half the units are homesteaded. As an illustration, a taxable value equal to the $665,000 county median at the 2025 rate would carry about $6,321 a year.
Data updated: September 2026 (Collier County 2026 preliminary tax roll, files dated 29 Aug 2026; Collier County Tax Collector, retrieved 24 Sep 2026)
The $4,850 median blends 66 homesteaded units, whose assessments have been capped for years under Florida’s Save Our Homes limitation, with 66 that have no cap. The cap and the exemption follow the owner, not the unit, and a buyer’s taxes are recalculated on the new assessment after the sale, portability aside.
Every Stonebridge parcel sits in millage area 133 of unincorporated Collier County, which carried 9.5058 mills for tax year 2025, about $951 per $100,000 of taxable value. At that rate a taxable value equal to Braeburn’s $665,000 county median, with no exemption, comes to about $6,321 a year, about $1,471 more than today’s median bill, our arithmetic. It is an illustration of the mechanism, not a quote for any unit; the 2026 rates are proposed, not adopted.
If Braeburn will be your permanent Florida residence on January 1, apply for the homestead exemption with the Collier County Property Appraiser by the filing deadline. A homestead caps future assessment increases under Save Our Homes.
Stonebridge has no community development district and no special-district or MSTU assessment; every one of its roll parcels carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. The Braeburn bill lists North Collier Fire Control and Rescue District at 1.0000 mills and Collier Mosquito Control District at 0.1331 mills among its levies.
Collier County mails tax bills on October 31, with a 4 percent discount for paying in November, stepping down to 1 percent in February; bills are delinquent April 1, per the Collier County Tax Collector. Your closing prorates the current year against the seller’s bill.
The Braeburn rules that decide whether a home works for you are the master Declaration’s 30-day minimum and four-a-year cap on leases, the Braeburn board’s approval of every lease, the bar on tenant pets, the limits on boats, trailers and commercial vehicles, and architectural review of any exterior change. None imposes an age restriction.
Data updated: September 2026 (Stonebridge Amended and Restated Declaration, archived copy; Braeburn lease application, September 2019)
Under the master Declaration a Braeburn owner may lease the whole unit only, for a minimum of 30 days, no more than four leases a calendar year, with no subleasing without Board approval. The Braeburn lease application, dated September 2019, adds board approval of every lease within 30 days, a $100 non-refundable fee, two reference letters for first-time tenants and single-family residence use. That suits seasonal and annual tenants, not vacation rentals.
Under the master Declaration, an owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations,” and tenants pay renter rates, for example $92 for 18 holes with a cart from January to April. Condominium lease packages include a membership-transfer payment to the club (the forms posted on the club site, dated 2019 and 2020, show $450); confirm the current amount with the association.
Owners may keep “dogs, cats, or other usual and common household pets,” not to exceed “a reasonable number determined by the Board,” leashed outside the unit and never on the golf course. Tenants may not keep pets. Weight, breed or number limits for owners, if any, sit in the member-only Braeburn rules, so a buyer with a large dog should ask for the pet section before writing an offer. An assistance animal is an accommodation under Section 760.27, not a pet.
The master Declaration allows commercial vehicles, recreational vehicles, boats and trailers only inside an enclosed garage. Count your vehicles against the unit’s parking before you offer, and confirm the garage in the declaration’s exhibits.
The Architectural Review Committee approves any improvement, including landscaping and exterior changes, and in a condominium the building exterior is the association’s. Plan any interior renovation around the Braeburn association’s contractor rules.
Braeburn at Stonebridge is not a 55-plus community. The master Declaration carries no age restriction, and no Braeburn record we read describes the neighborhood as housing for older persons.
Braeburn at Stonebridge vs Middleburg at Stonebridge is the choice between Stonebridge Country Club’s two larger coach-home condominiums: Braeburn’s 132 homes on Winding Oaks Way, built 1998 to 2001 with a $7,552 fee, and Middleburg’s 84 on Aberdeen Lane, built 1995 to 1998 with a $7,080 fee, its own recreation parcel and proven garages.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; club FY2027 schedule; Braeburn and Middleburg lease forms)
| Deciding factor | Braeburn at Stonebridge | Middleburg at Stonebridge |
|---|---|---|
| Units and buildings | 132 in 22 buildings of 6 | 84 in 14 buildings of 6 |
| Street | Winding Oaks Way, 1570 to 1685 | Aberdeen Lane, 2055 to 2150 |
| Declaration | September 9, 1998 | September 26, 1995 |
| Year built | 1998 to 2001 | 1995 to 1998 |
| Lower-level plans, county base area | 1,761 and 1,895 sq ft | 1,662 and 1,837 sq ft |
| Upper-level plans | 2,172 and 2,182 sq ft | 2,172 and 2,182 sq ft |
| Condominium fee, calendar 2026 | $7,552 | $7,080 |
| Recurring association charges with the club layer | $25,152 a year | $24,680 a year |
| MLS closings, 24 months | 11, median $670,000, 96.1% of list (n=10), 22.5 days | 7, median $750,000, 93.9% of list (n=7), 59 days |
| MLS closings, 60 months | 26, median $695,000, 96.3% of list (n=25), 11 days | 17, median $700,000, 96.8% of list (n=15), 4 days |
| First MLS window with ten closings | 24 months | 60 months |
| County qualified sales, first ten-sale window | 24 months, n=11, median $665,000 | 60 months, n=13, median $650,000 |
| 2026 median just value | $561,954 | $514,112 |
| 2026 median preliminary tax | $4,850 | $4,482 |
| Homestead share | 50.0% | 34.5% |
| Garages | Not stated in any public document we read | Proven: lease rules confine parking to garages or driveways |
| Recreation parcel | None on the roll; pool within condominium property | Own 0.17-acre parcel at 2068 Aberdeen Lane |
| Tenant pets | Not allowed | Not allowed |
| Flood, street point tested | 1630 Winding Oaks Way: shaded Zone X, ground 9.38 ft | 2120 Aberdeen Lane: shaded Zone X, ground 9.72 ft |
| Milestone and SIRS | Two-story reading; no registry entry | Two-story reading; no registry entry |
Sources: Southwest Florida MLS Matrix, retrieved September 26, 2026; Collier County Property Appraiser roll and sales file; Collier Clerk index; club FY2027 schedule; the Braeburn and Middleburg lease forms; FEMA. The two county medians come from different windows, and Middleburg’s 24-month MLS figures rest on seven closings.
Choose Braeburn if you want the newer coach-home buildings, the larger lower-level plans, a neighborhood where half the units are homesteaded, and a market deep enough to have produced eleven MLS closings in 24 months. Choose Middleburg at Stonebridge if a $472 lower annual fee, a proven garage and a neighborhood recreation parcel on its own land matter more than 58 to 99 more square feet downstairs. Either way, read both associations’ current budgets, reserve schedules and insurance summaries, because that is where two similar buildings now differ most. For the buying path on Aberdeen Lane, see our Middleburg at Stonebridge buyer guide.
On the fixed charges alone, Middleburg saves $472 a year, and its median tax bill is $368 lower. On price, the two record different stories in different windows: Braeburn’s 24-month MLS median is $670,000 on eleven closings, Middleburg’s $750,000 on seven. Get both estoppels and both budgets before you decide on cost.
Braeburn at Stonebridge is the step up from Stonebridge’s eight-unit condominiums and the more liquid twin of Ashton Oaks: the same four coach-home plans as Ashton Oaks, several hundred more square feet than Carrington, Heatherwood or Willow Bend, and the deepest coach-home sales record in the club, 11 MLS closings in 24 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Ashton Oaks at Stonebridge is the only neighborhood with Braeburn’s exact floor-area plans, and the county values both on the same schedule, a median just value of $561,954 in each. Ashton Oaks is smaller, 52 units built 1997 to 1998, sits beside the clubhouse and charges $7,800, $248 a year more. Its MLS record shows one closing in 24 months and eight in 60, against Braeburn’s 11 and 26, so a buyer who wants a Braeburn-size plan next to the clubhouse waits longer to find one.
Carrington, Heatherwood and Willow Bend are the club’s eight-unit condominiums, with plans of 1,183 to 1,592 square feet and recorded county medians of $400,000 to $450,000 in their ten-sale windows. They are the entry price to Stonebridge; Braeburn is the step up, with several hundred more square feet per unit and a recorded median about $215,000 to $265,000 higher.
A Braeburn coach home costs about 70 percent of a Thornbrooke pool home, our arithmetic: Thornbrooke’s 24-month MLS median is $957,500 on 12 closings, against Braeburn’s $670,000. The trade is a yard, a pool and a roof of your own against a building the association maintains.
We find you the right Braeburn coach home by matching your level and plan to the 132 homes, watching the MLS for the next listing in a neighborhood that had none on September 24, 2026, reaching owners through our network when a quiet sale is possible, and touring with the stairs, garage, roof and flood questions in hand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County 2026 preliminary roll, 29 Aug 2026)
With four plans in every building, the match is about level, size, updates, view and the building’s own maintenance history. We narrow Braeburn to the plans and buildings that fit, so you recognise the right home the day it lists.
Braeburn had four MLS closings in the last twelve months and no active listing on September 24, 2026. The next listing may be the only one for months. A saved search and a pre-approval let you act in the first days, and the four most recent closings show those first days are when Braeburn homes sell.
Half of Braeburn is homesteaded, so half the owners are year-round residents and half are seasonal or investor owners who often decide while they are here in winter. The buyer who is financed and known to the listing side before the season hears about a Braeburn home early.
Some Braeburn owners prefer a quiet sale, and Stonebridge bars “For Sale” signs on its lawns. When an owner in our network is considering a sale, we can introduce a qualified buyer before a public launch, always within the seller’s instructions.
Set up a saved search with alerts for Braeburn at Stonebridge through our site, and it will notify you when a matching coach home lists. If you would rather we tune it by level and plan, call Marc at (239) 287-5873, or start from our buyer resources for Naples.
On every tour we check which level the home is on and whether an upper-level plan has an interior stair, what the declaration says about the garage, the building’s roof date and opening protection, the view to the lakes or the course, and whether the building is named in one of the three FEMA letters of map change.
We negotiate a Braeburn purchase on the record: the recent sales of the same level and plan, the listing’s own history, the association’s reserves and any pending assessment, the insurance quote, and a calendar that fits two estoppels. In the 24-month window Braeburn closed at a median 96.1 percent of final list, so room exists, but it depends on the home.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Of the ten marketed Braeburn closings in the 24-month window, the five that sold in 14 days or less closed at a median 99.45 percent of final list, and the five that took 31 days or more closed at a median 94.92 percent, our arithmetic on the MLS rows. A fresh, well-priced Braeburn listing may need a clean offer that week; a listing that has sat is where negotiation room lives.
We price your offer against the recorded sales of your level first. A lower-level plan asking the building median may be fairly priced; an upper-level plan asking what a lower-level home fetched may not be, because the county’s 24-month record shows the larger upper-level plans at a $650,000 median against $667,500 below.
A special assessment in progress, a thin reserve balance or a high hurricane deductible are legitimate items for the price conversation, raised in writing with the evidence attached. The $17,500 contribution is the buyer’s under the Declaration, but a seller credit toward it is a fair ask when the listing has sat.
A Braeburn contract runs on outside clocks: the master estoppel, which the Declaration gives the association 15 days to issue; the Braeburn estoppel and resale package; any association approval; and the 30-day flood waiting period outside a loan. We write the dates around them so none becomes the seller’s leverage.
Your deposit is protected only if you act inside the contract’s deadlines. We diary every one, deliver every notice in writing, and make sure both estoppels, the resale package and the insurance quote arrive before your deposit goes hard.
The county’s $561,954 median just value is an assessment, not a price, and every recent Braeburn sale closed well above it. If an appraisal comes in below contract, we go back to the recorded sales of the same level, not the tax roll, to decide whether to renegotiate, bridge or walk.
A Braeburn buyer pays ordinary Florida closing costs plus community items: $18,399 to the master association as an outside buyer, the Braeburn estoppel fee, the prorated condominium and club charges, the owner’s title policy that Collier County custom assigns to the buyer, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage.
Data updated: September 2026 (Stonebridge FY2027 schedule; Florida Administrative Code Rule 69O-186.003; Florida Statutes 201.08 and 199.133; Florida Department of Revenue)
An outside buyer’s settlement statement carries the $17,500 New Owner Capital Contribution and the $600 membership transfer fee, and the $299 master estoppel fee unless the contract assigns it to the seller. The Braeburn association’s own estoppel fee, which it does not publish, is capped at $299 for a current account under Section 718.116(8), plus any expedite charge.
Florida sets the owner’s title insurance premium by state rule, at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so what varies between title companies is the settlement services around it. At Braeburn’s $665,000 county median, the owner’s policy premium is about $3,400, our arithmetic on the promulgated rate. In Collier County the buyer customarily selects the closing agent and pays the owner’s policy, though the contract controls.
Documentary stamp tax on the note runs at $0.35 per $100 under Section 201.08, and the nonrecurring intangible tax on a new mortgage at 2 mills under Section 199.133; neither applies to a cash purchase. On a $532,000 loan, 80 percent of Braeburn’s county median, that is about $1,862 and $1,064, our arithmetic. The Collier County Clerk charges recording separately.
Property taxes are paid in arrears, so the seller credits you for their share of the current year. The club layer and the Braeburn condominium fee are billed quarterly, so the closing date decides which quarter’s charges are prorated between you; the estoppels state what the seller has paid and through what date.
Budget for a general inspection of the unit. The roof and exterior are association items in a condominium, so a wind mitigation report on the building, if the association holds one, is worth requesting for your insurer.
Florida documentary stamp tax on the deed, $0.70 per $100 of consideration, is paid by the seller by Florida custom, about $4,655 at the $665,000 median. If you are also selling, our page on selling a Braeburn at Stonebridge coach home runs the seller side in full.
Buyer representation changed on August 17, 2024. An agent who participates in a multiple listing service must have a written buyer agreement with you before touring a home, the agreement must state the agent’s compensation in a way you can objectively verify, and offers of compensation are no longer permitted on the MLS.
Data updated: September 2026 (National Association of REALTORS settlement pages, retrieved 25 Sep 2026)
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation so that it is objectively ascertainable, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable.
You do not need a written agreement to talk to an agent, to interview several, to ask us about Braeburn’s recent sales or to have us check a building’s flood position. The line is the tour.
A seller can still cover a buyer’s broker or offer concessions, but that now happens in the transaction rather than in an MLS field, and your agreement caps what your agent may receive.
At Braeburn, representation earns its keep in the diligence: a level premium the MLS median hides, two estoppels, a member-only condominium file, an unconfirmed garage, a two-story reading that decides the SIRS question, and a capital contribution that nearly tripled in 2025. Read more about our team and our credentials before you decide.
A Braeburn at Stonebridge address is zoned for Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for the 2026-2027 school year, all three rated A by the Florida Department of Education in 2026. NCH North Naples Hospital is about five minutes from the club off-peak, Vanderbilt Beach about eleven and RSW about thirty.
Data updated: September 2026 (Collier County Public Schools address database for 2026-27; 2026 Accountability Brief; OSRM routes, queried Sep 2026)
| School | Address | Grades | Florida grade |
|---|---|---|---|
| Pelican Marsh Elementary | 9480 Airport Rd N, Naples 34109 | PK to 5 | A in 2026 and every year 2022 to 2026 |
| Pine Ridge Middle | 1515 Pine Ridge Rd, Naples 34109 | 6 to 8 | A in 2026 and every year 2022 to 2026 |
| Aubrey Rogers High | 15100 Patriot Place, Naples 34110 | 9 to 12 | A in 2024, 2025 and 2026 |
The district’s zone database returned the same three schools for all seven address records at 1630 Winding Oaks Way, with no rezone flag. Confirm a specific address with the district before an offer, because boundaries are reviewed every year.
| Destination | Road miles | Off-peak minutes |
|---|---|---|
| Pelican Marsh Elementary | 1.6 | 5 |
| NCH North Naples Hospital | 1.7 | 5 |
| Veterans Community Park | 1.7 | 6 |
| Nearest Publix, 2450 Vanderbilt Beach Rd | 2.1 | 6 |
| I-75 at Immokalee Road | 2.5 | 6 |
| Delnor-Wiggins Pass State Park | 3.8 | 9 |
| Mercato | 4.0 | 10 |
| Vanderbilt Beach | 5.2 | 11 |
| Waterside Shops | 6.4 | 12 |
| Naples Airport terminal | 8.2 | 16 |
| Downtown Naples, Fifth Avenue South | 10.9 | 21 |
| Southwest Florida International Airport terminal | 22.1 | 30 |
Origin: the clubhouse at 2100 Winding Oaks Way; Braeburn is about 0.3 mile south of it. Routes from the public OSRM router on OpenStreetMap roads, with no traffic data, so the minutes are off-peak model estimates; from January to April, Immokalee Road, US 41 and I-75 add time.
Collier County plans to widen Airport-Pulling Road from four to six lanes from Vanderbilt Beach Road to Immokalee Road, along Stonebridge’s west side, a $42.0 million project expected to take up to two years, with no noise wall because the county’s study found none “cost reasonable and feasible.” Braeburn sits roughly three-quarters of a mile east of that road by our map measurement, so the work zone matters more to a Braeburn owner than the noise. An I-75 diverging diamond interchange at Immokalee Road is anticipated to begin construction in early 2027.
Braeburn at Stonebridge is the right place to buy if you want a large coach-home condominium inside a resident-owned, no-CDD golf club, with the exterior handled for you and a sales record deep enough to price from, and you accept $25,152 a year in association charges, $18,399 at closing and a neighborhood with no listings to choose from on September 24, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A personalized Braeburn at Stonebridge buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your needs to a level and plan, set the eleven recent MLS closings beside the county’s record, build the fee stack and the tax reset, list the documents to request, and tell you honestly whether Braeburn fits how you live.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004, and the team launched in October 2008. He runs the data, marketing and systems side of the partnership, which is why this page is built on every Braeburn MLS closing for five years, the county’s recorded sales, the club’s schedules and FEMA’s records. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the homes, at the inspections and at the closing table. For a Braeburn buyer that means the level and stairs question, the garage in the declaration’s exhibits, the building’s roof and window history, and a calendar that lines up both estoppels with your closing. Reach him at (239) 287-5873.
A Braeburn at Stonebridge specialist matters because the facts that decide a purchase here, the lower-level premium, the two estoppels, the member-only condominium file, the unconfirmed garages, the two-story reading, the $17,500 contribution and a June 2026 sale missing from the county’s qualified set, live in records a general Naples search never surfaces. Missing one changes what you pay.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
This page is the purchase path. For the neighborhood itself, its history from the 1997 association filing, the declaration record, the club, the flood letters and the full sales record, read our Braeburn at Stonebridge neighborhood guide, and for the whole gate our Stonebridge Country Club community guide.
If you are selling a home to buy at Braeburn, including a move within Stonebridge, see how we sell Braeburn at Stonebridge homes and request a free Braeburn at Stonebridge home valuation, or call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Braeburn at Stonebridge buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and work the North Naples golf-community condominium market that Braeburn sits in. Reach Jesse direct at (239) 898-6072.
If you’re searching for “the best buyer’s agent in Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
More about how we work and the team behind us is on our about McGreevy and Comisar page. Together they operate as McGreevy and Comisar under Domain Realty.
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 about our team at DomainRealtyGroup.com.
Braeburn at Stonebridge buyers ask the same questions before they tour, and the answers below come from the Braeburn declaration record, the club’s FY2027 schedule and Braeburn lease form, Collier County’s roll and sales, FEMA’s maps and every Southwest Florida MLS closing at Braeburn for five years, each in one paragraph. Nothing here is legal, tax or insurance advice.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A condominium of 132 coach homes in 22 six-unit buildings at 1570 to 1685 Winding Oaks Way, Naples, FL 34109, inside the gated golf community of Stonebridge Country Club, declared September 9, 1998 and built from 1998 to 2001.
A condominium building styled like a large house, with units on two levels. Each Braeburn building holds six: lower-level plans of 1,761 and 1,895 square feet and upper-level plans of 2,172 and 2,182, on the county roll.
In the 24 months to September 26, 2026 the MLS recorded 11 Braeburn closings at a median of $670,000, from $635,000 to $799,000. The county’s 11 qualified resales in the same window had a median of $665,000.
$655,000 and $799,000 in October 2025, $701,500 in March 2026 and $710,000 in June 2026, in 0 to 14 days on market.
On September 24, 2026 the Southwest Florida MLS showed no active Braeburn listing among Stonebridge’s nine actives. Call Marc at (239) 287-5873 to hear when one comes to market.
In the 24-month window the median was 22.5 days on market (n=10), against 31 across Stonebridge. The four most recent closings took 0, 6, 8 and 14 days.
Braeburn closed at a median 96.1 percent of final list over 24 months (n=10). Homes that sold in 14 days or less closed near full price; homes that sat 31 days or more closed at a median of about 95 percent.
Lower-level plans recorded a $667,500 county median (n=6) and the larger upper-level plans $650,000 (n=5) in the 24 months since September 2024.
$850,000, a qualified sale recorded August 27, 2024 at 1675 Winding Oaks Way for a 1,895 square foot lower-level plan.
$7,552 a year to the Braeburn condominium association (calendar 2026, $1,888 a quarter) plus $17,600 a year in FY2027 club-level charges ($4,400 a quarter): $25,152 a year, about $2,096 a month.
In the club’s words, condominium fees “primarily cover property management, landscaping, irrigation, building exterior maintenance, pool, and reserves.” The budget and reserve schedule arrive in the resale package.
$18,399 to the master association for FY2027: a $17,500 capital contribution, a $600 transfer fee and a $299 estoppel fee, plus the Braeburn association’s own estoppel fee.
The FY2027 schedule lists the existing-owner contribution as $0, and the club’s page limits it to a single-home owner buying within one year of selling. Confirm eligibility with the Controller before contract.
Yes. Membership is automatic, bundled and non-equity, with no deposit and nothing refunded at sale.
Yes. Members pay cart fees rather than green fees: $35 for 18 holes with cart in FY2027.
No. Every residence pays a $950 annual F&B service charge in FY2027 in lieu of per-meal gratuities.
Two: one from the Stonebridge master association ($299 for FY2027) and one from the Braeburn condominium association, capped at $299 for a current account under Section 718.116(8).
The declaration and 2009 amended documents, the 2017 amendment, the rules, the budget and reserve schedule, the master insurance summary, both estoppels, the building’s roof history and the flood determination.
No. The Stonebridge master Declaration has no age restriction, and no Braeburn record we read describes it as housing for older persons.
Yes: the whole unit, at least 30 days, no more than four leases a year under the master Declaration, with Braeburn board approval within 30 days and a $100 fee per the association’s lease form.
For owners, yes: household pets in a reasonable number, leashed outside, never on the golf course. For tenants, no: “PETS ARE PROHIBITED IN LEASED UNITS,” per the Braeburn lease form.
No public document we read states garages per Braeburn unit. The declaration’s limited common element exhibit is the document that confirms it.
No. The county roll records no private pool on any of the 132 units. The Braeburn fee pays for a neighborhood pool, and the club’s resort-style pool is beside the Bistro.
FEMA shaded Zone X at both street points we tested, 1630 and 1595 Winding Oaks Way, on panel 12021C0194J effective February 8, 2024: outside the Special Flood Hazard Area.
Not by the federal lender rule at the tested points, which are outside the Special Flood Hazard Area, though a lender may require it. The association insures the buildings; ask whether its master policy carries flood coverage.
Those laws apply to condominium buildings three or more stories tall. Braeburn’s buildings appear to be two stories from the county’s floor-area pattern, and Collier County’s milestone registry lists no Stonebridge building.
An HO-6 unit-owner policy for interior finishes, fixtures and contents, with loss-assessment coverage of at least $2,000. Citizens’ 2027 flood mandate does not apply to unit-owner policies.
The median 2026 preliminary bill is $4,850 on a median just value of $561,954. A buyer’s bill resets to the new assessment, so budget from the price.
No. Every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-2027, all rated A in 2026.
Yes. The club advertises a 24-hour guarded gatehouse, and its FY2025 budget shows the Airport-Pulling Road gate staffed.
Stonebridge sits about three miles, straight line, from the Gulf beaches. By road, Vanderbilt Beach is about 5.2 miles and 11 minutes off-peak from the club.
Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour.
It is negotiated. Your agreement sets what your agent may receive; a seller may cover some or all of it as part of the transaction.
Ordinary Florida costs, including owner’s title insurance by Collier custom and, if financed, note stamps and intangible tax, plus the $18,399 to the master association and the Braeburn estoppel fee.
Braeburn for newer buildings, larger lower-level plans and the deeper sales record; Middleburg for a $472 lower annual fee, proven garages and its own recreation parcel. The decision table above sets them side by side.
An agent who has read every recorded Braeburn sale and will put the level premium, both estoppels, the fees and the flood facts on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Many Braeburn buyers are selling another home first, often inside Stonebridge. These answers cover the sale side of that move; for your own numbers, request a free Braeburn at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
Yes, with a contingency, a bridge or cash, and each carries a cost. In a neighborhood with no listings on September 24, 2026, a sale contingency weakens an offer, so we plan the sale and the purchase on one calendar.
Not if you qualify under the club’s existing-owner rule, which the FY2027 schedule lists at $0 for a single-home owner buying within one year of selling. Confirm it with the Controller before you sign.
Beyond commission, Florida’s deed stamp tax is $0.70 per $100, paid by the seller by custom; in Collier County the buyer customarily pays the owner’s title policy. Our Braeburn seller guide runs the full net sheet.
Allow for two estoppels on the Braeburn side and whatever your sale needs; the master Declaration gives the association 15 days to issue its estoppel. We line up both closings so you are not paying two sets of association charges longer than you must.
Every figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, the Collier County Property Appraiser’s roll and sales file, the Collier County Clerk’s recorded instruments, Florida Statutes and state agencies, FEMA and federal agencies, and the club’s own published documents. No listing portal or competing brokerage is cited.
The club and master association, first-party
Club documents in the Internet Archive
Collier County records, taxes and roads
Florida corporations, condominiums and statutes
Flood, storm and insurance
Buyer representation
Schools, healthcare and routing
Our own pages
Records cited in plain text: Southwest Florida MLS Matrix, every Stonebridge closing from September 26, 2021 to September 26, 2026, retrieved September 26, 2026, with actives as of September 24, 2026; Collier County Property Appraiser, tax year 2026 preliminary roll and DOR-qualified sales file, files dated August 29, 2026.
Every row below links the authority that publishes the document, so a Braeburn buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
| Document | What it tells a Braeburn buyer | Official authority |
|---|---|---|
| FY2027 Rates and Fees schedule, September 2, 2026 | The $17,600 club layer, the $17,500 contribution, the $600 transfer and $299 estoppel fees, and Braeburn’s calendar-2026 fee | Stonebridge Country Club, PDF |
| Braeburn lease application and rules, September 2019 | Board approval within 30 days, the $100 fee, references and no pets in leased units | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, member-era copy | Mandatory membership, the capital contribution clause, leasing, pets and vehicles | Internet Archive copy, PDF |
| Braeburn Declaration of Condominium, OR 2459, Page 3000, and amendments | The condominium itself, recorded September 9, 1998, amended 1999 and 2000 | Collier County Clerk of the Circuit Court |
| FEMA revalidated letters of map change | The three letters naming Braeburn buildings | FEMA Map Service Center, PDF |
| Hurricane Shutter Standards | Which storm devices may stay up, by view | Stonebridge Country Club, PDF |
| Collier County Floodplain Protection Newsletter, March 2026 | The CRS Class 5 discount, the flood hotline and elevation certificates | Collier County, PDF |
| Florida Statutes 718.503, resale disclosure | What the seller must hand you and your window to cancel | Florida Senate |
| Florida Statutes 718.116, estoppel certificates | Your right to the Braeburn charges on paper, and the fee cap | Florida Senate |
| NAR written buyer agreements | What your buyer agreement must say before a tour | National Association of REALTORS |
| 2026 Accountability Brief, school and district grades | The A grades for all three zoned schools | Collier County Public Schools, PDF |
Four documents that matter to a Braeburn buyer are not public and cannot be linked: the Braeburn budget, reserve schedule and estoppel, from the association’s manager, Paramont Property Management; the Braeburn master insurance policy and hurricane deductible, from the same manager; the 2009 amended condominium documents and 2017 amendment, behind the club’s member login; and the master estoppel, from the club’s Controller.
Market data from Southwest Florida MLS, pulled September 26, 2026, and from Collier County’s 2026 preliminary roll and sales file, published August 29, 2026. Brokered by Domain Realty.