Updated September 2026
The purchase path for Carrington at Stonebridge in North Naples: two streets and four plans, 18 MLS sales at a $411,500 median, the $23,624 fee stack, $18,399 at closing, board approval and flood, from McGreevy and Comisar.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Carrington at Stonebridge means buying one of 136 condominiums in 17 two-level buildings of eight, twelve buildings on Carrington Court and five on Harmony Lane, on the east edge of Stonebridge Country Club in unincorporated North Naples, Collier County, Florida 34109. It is the largest of Stonebridge’s ten neighborhoods and its price floor: the Southwest Florida MLS recorded 18 Carrington closings in the 24 months to September 26, 2026 at a median of $411,500. Every owner also pays the club. For fiscal year 2027 that means $17,600 in club-level charges on top of a $6,024 condominium fee, and an outside buyer brings $18,399 to the master association at closing. This page is the purchase path, street by street and dollar by dollar. For the neighborhood itself, its history, floor plans and full record, read our Carrington at Stonebridge neighborhood guide.
If you are still choosing an agent, 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 Carrington and are selling to move, start with how we sell Carrington at Stonebridge condos and a free Carrington at Stonebridge home valuation. For the club around it, all ten neighborhoods and the master association, read our Stonebridge Country Club community guide.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a Carrington condo we will show you which of its two streets fits your budget, and what the residence costs to carry once you own it.
Buying a home in Carrington at Stonebridge takes five things most Naples condominium purchases do not: a choice between two streets with different floor plans, $23,624 a year in association charges budgeted before the offer, $18,399 in cash to the master association, two estoppel certificates, and approval of your purchase by the Carrington board of directors.
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 Carrington declaration chain, the association’s posted sale and lease application, the club’s FY2027 Rates and Fees schedule dated September 2, 2026, the Collier County 2026 preliminary tax roll and its recorded sales, the Southwest Florida MLS pulled September 26, 2026, the Florida Division of Condominiums and FEMA’s flood records. Where the public record stops, this page says so and names the document that answers the question.
Carrington is two neighborhoods sharing one declaration and one fee. Ninety-six residences sit in the twelve Carrington Court buildings, numbered 2280 to 2350, on compact plans of 1,183 and 1,213 square feet of county base area. The other forty sit in five Harmony Lane buildings, 2365, 2375, 2385, 2395 and 2405, on the larger 1,433 and 1,592 square foot plans that Heatherwood and Willow Bend also use. Both pay the same $6,024 condominium fee for calendar 2026, so the street you choose sets your size, your price band and your carrying cost per foot.
Harmony Lane is shared. On the county roll, 2245 to 2285 Harmony Lane belong to Heatherwood at Stonebridge and 2365 to 2405 Harmony Lane belong to Carrington. A Harmony Lane listing whose house number starts with 22 is a Heatherwood residence, under a different association, a different declaration and a different fee. Check the building number before you compare anything, and confirm the association from the legal description on the deed, which names the condominium.
Five absences decide Carrington purchases. The roll records no private pool on any of the 136 units; the association runs a shared pool. There are no attached garages on the record: the association’s lease form directs vehicles to “the carports or undesignated parking spaces serving the units.” There is no street parking: “Parking of cars on the street is not allowed at any time.” There are no tenant pets: “NO PETS OF ANY KIND ARE PERMITTED IN LEASED UNITS.” And there is no community development district, at Carrington or anywhere in Stonebridge. (Carrington lease and sale application)
Every Carrington residence was built between 1996 and 2002. Its seventeenth building was completed of record on January 24, 2002, the last residence finished anywhere in Stonebridge Country Club, and Collier County lists the Southampton planned unit development, also known as Stonebridge, as closed out. No builder will ever compete with a Carrington resale, and every building predates the statewide Florida Building Code of March 1, 2002, so the roof, the windows and the association’s maintenance record matter more than the floor plan’s name.
Three name traps catch buyers. Florida’s condominium register carries other Carrington condominiums, such as Carrington Place in Sarasota County; this page covers Carrington at Stonebridge Condominium Association, Inc., Florida not-for-profit corporation N96000002330, in ZIP 34109. A different Stonebridge club exists in Boca Raton. And on the Southwest Florida MLS, Stonebridge North and Stonebridge South are separate developments; every MLS figure here comes from Development STONEBRIDGE, assigned to Carrington by street and house number.
Carrington at Stonebridge buyers work with McGreevy and Comisar because a Carrington purchase turns on records a listing never shows: which street and plan the residence sits on, what its 42 MLS closings since 2021 say about price, the board approval, both estoppels, the Chapter 718 resale package and a state register status the association should explain.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Florida Division of Condominiums extracts, read 26 Sep 2026)
Those are career numbers across Lee and Collier County. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
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. On this page we give you the whole Carrington market, sale by sale, from two independent public systems, the Southwest Florida MLS and Collier County’s recorded deeds, with the window and the count beside every figure.
McGreevy and Comisar is a top-reviewed Carrington at Stonebridge buyer’s agent team on Google. The quotes below are genuine five-star client reviews in each client’s own words; every review is on our McGreevy and Comisar Google Business Profile.
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” 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!” Verified Google review
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
At Carrington your agent should hand you, before you are committed: the street and plan comparables for the exact residence, the carport assignment in writing, the Carrington estoppel and the master estoppel, the association’s budget, reserve schedule and master insurance declarations, its written statement on the structural integrity reserve study, proof that its 2026 state annual fee is paid, and a tax estimate built on your price rather than the seller’s bill.
This Carrington at Stonebridge buyer page runs in the order a purchase happens: the market and the most recent sale, the price of each street and plan, the yearly cost, the cash at closing and the club, the steps and documents, the buildings, flood, insurance, taxes and rules, then how we find, negotiate and close, and the choice between Carrington and Heatherwood.
We track the Carrington at Stonebridge market from two independent systems: every Southwest Florida MLS closing in Stonebridge for five years, assigned to Carrington by street and house number, and Collier County’s recorded, qualified deeds. On a neighborhood of 136 condominiums split across two plan families, a buyer needs the street and the plan, not a blended average.
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 on the Southwest Florida MLS from September 26, 2021 to September 26, 2026 and assigned 42 of them to Carrington, each with its building, MLS living area, final list price, sold price and days on market. We tracked the county side too: 17 qualified Carrington resales recorded in the 24 months since September 2024, and every year of county sales back to 2021.
Every figure on this page belongs to the market, and each carries its source, window and count so you can check it.
The MLS counts closings that were listed or entered on the MLS; the county counts deeds its analysts flagged as arm’s-length market sales, and it recorded 34 Carrington deeds in 2025 but qualified only 9. Transfers into trusts, between family members and corrective deeds fall out of the county’s qualified count. The MLS also measures living area, while the county measures base area, so this page never mixes their price per square foot.
A twelve-month window at Carrington holds nine closings, too few for a median to mean much. The first MLS window with ten or more Carrington closings is 24 months, 18 closings, so that is the window this page leads with, and the 36 and 60-month windows sit beside it for trend.
The Carrington at Stonebridge market favors a prepared buyer. The Southwest Florida MLS recorded 18 Carrington closings in the 24 months to September 26, 2026, at a median of $411,500 and a median 95.7 percent of final list price, and none closed at or above list. Median days on market was 65, about twice Stonebridge’s 31.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Window to Sep 26, 2026 | MLS closings | Median sold price | Range | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
| 24 months | 18 | $411,500 (n=18, even: mean of $410,000 and $413,000) | $370,000 to $500,000 | $319 | 95.7% (n=18) | 65 (n=18, mean of 57 and 73) |
| 36 months | 25 | $418,000 (n=25) | $370,000 to $525,000 | $322 | 95.9% (n=25) | 50 |
| 60 months | 42 | $420,500 (n=42, even) | $265,000 to $550,000 | $327 | 96.9% (n=41) | 31 |
Southwest Florida MLS Matrix, Development STONEBRIDGE, Carrington closings assigned by street and house number, retrieved September 26, 2026. Sold-to-list is sold price over final list price. One 60-month closing, in November 2022, was a Sold Data Entry record with no marketed list price; it counts in closings and prices and is excluded from sold-to-list, which is why the 60-month ratio has n=41.
At the 24-month median, a Carrington buyer closed at about 95.7 percent of the final asking price, roughly $18,000 under list on a $420,000 asking price, our arithmetic on the median ratio rather than a forecast for any residence. Because the ratio uses the final list price, a residence that was cut before its buyer arrived still shows a strong ratio, so we pull every listing’s full price history before you write.
Across all of Stonebridge the same MLS window recorded 76 closings at a 95.4 percent median sold-to-list (n=75) and 31 median days on market; its 57 condominium closings had a median of $466,000 at 95.3 percent. Carrington’s 18 closings sat about $54,500 under the condominium median, at a slightly stronger ratio, and took about twice as long. Carrington produced 18 of Stonebridge’s 76 closings, 24 percent, from 17 percent of its homes.
Carrington’s 18 closings took 19 to 228 days. The Carrington Court residences had a median of 56.5 days (n=10, the mean of 34 and 79), the Harmony Lane residences 65 days (n=8, the mean of 57 and 73). The long tail is real: five of the 18 took more than 110 days, and the most recent sale took 107. A buyer who is ready when the right plan lists rarely has to rush here, but a well-priced end residence on Carrington Court can still go in under a month.
In calendar 2022 the MLS recorded 12 Carrington closings, eight of the eleven marketed ones at or above their final list price, the highest at 111.3 percent, at a median of three days on market. Since September 2024, none of 18 has closed at or above list. That swing, from multiple offers to a buyer’s pace, is the main reason to price your offer on the record rather than the asking price.
On September 24, 2026 the MLS showed two Carrington listings, both 1,213 square foot end residences on Carrington Court: one in the 2335 building asking $425,000 at 161 days on market, which the MLS records as the same residence that closed at $410,000 in December 2025, and one in the 2345 building asking $389,000 at 129 days. No Harmony Lane residence was listed that day. Listings change daily; call Marc at (239) 287-5873 for today’s list.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. At Carrington, where 18 closings in two years ran a median 65 days at 95.7 percent of list, the buyer who has a pre-approval, the street and plan comparables and the document list ready writes the strongest offer without overpaying. Start with our Carrington at Stonebridge buyer guide, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. Selling a Carrington condo to buy another home? Get a free Carrington at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
This is a public-record sale, and it is the most recent Carrington closing on the MLS. On August 14, 2026, a Harmony Lane residence in the 2385 building with 1,592 square feet of MLS living area closed at $475,000 after 107 days on market, against a final list price of $498,000.
| Closed | Building and street | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 2385 Harmony Ln | 1,592 | $498,000 | $475,000 | 95.38% | 107 |
| Jul 2026 | 2310 Carrington Ct | 1,183 | $384,900 | $380,000 | 98.73% | 85 |
| May 2026 | 2310 Carrington Ct | 1,213 | $469,999 | $430,000 | 91.49% | 26 |
| May 2026 | 2385 Harmony Ln | 1,592 | $469,000 | $450,000 | 95.95% | 41 |
| Mar 2026 | 2310 Carrington Ct | 1,213 | $425,000 | $408,000 | 96.00% | 34 |
| Mar 2026 | 2300 Carrington Ct | 1,183 | $389,000 | $370,000 | 95.12% | 112 |
| Feb 2026 | 2405 Harmony Ln | 1,568 | $450,000 | $415,000 | 92.22% | 57 |
| Dec 2025 | 2405 Harmony Ln | 1,433 | $379,000 | $375,000 | 98.94% | 23 |
| Dec 2025 | 2335 Carrington Ct | 1,213 | $415,000 | $410,000 | 98.80% | 31 |
| May 2025 | 2350 Carrington Ct | 1,213 | $399,000 | $385,000 | 96.49% | 19 |
| May 2025 | 2395 Harmony Ln | 1,433 | $495,000 | $465,000 | 93.94% | 73 |
| May 2025 | 2385 Harmony Ln | 1,433 | $515,000 | $500,000 | 97.09% | 178 |
| Apr 2025 | 2300 Carrington Ct | 1,213 | $415,000 | $390,000 | 93.98% | 29 |
| Apr 2025 | 2335 Carrington Ct | 1,183 | $424,900 | $418,000 | 98.38% | 228 |
| Mar 2025 | 2300 Carrington Ct | 1,190 | $399,900 | $375,000 | 93.77% | 116 |
| Jan 2025 | 2395 Harmony Ln | 1,433 | $439,000 | $407,500 | 92.82% | 195 |
| Dec 2024 | 2295 Carrington Ct | 1,213 | $425,000 | $413,000 | 97.18% | 79 |
| Dec 2024 | 2375 Harmony Ln | 1,433 | $480,000 | $440,000 | 91.67% | 40 |
Southwest Florida MLS Matrix, retrieved September 26, 2026, building address only. The 24-month dollar volume was $7,506,500, our sum. Two MLS records report 1,190 and 1,568 square feet of living area for residences on plans the county measures differently; the two systems measure differently by design.
Collier County’s sales file, independent of the MLS, recorded 17 qualified Carrington resales in the 24 months since September 2024, the first county window with ten or more, at a median of $410,000 (n=17, an observed sale), from $370,000 to $500,000; the newest recording in the file is May 26, 2026. All 17 were resales. The county’s twelve months to August 20, 2026 held 7 qualified sales at a $410,000 median and $313 per square foot of county base area, a figure never compared with the MLS’s living-area price per foot.
Of Carrington’s 42 MLS closings in five years, 36 closed between December and May, 86 percent, and only six closed from June through November. In the 24-month window the split was 16 of 18. The widest choice arrives in season, and so does the competition; a buyer who tours in late fall sees the listings that northern owners bring to market before the winter rush.
A Carrington at Stonebridge condo cost $370,000 to $500,000 on the MLS over the last 24 months. Carrington Court’s compact plans closed at a median of $399,000 and Harmony Lane’s larger plans at $445,000, and within each street an end residence sold above an interior one. The county’s 2026 median just value is $329,445, the lowest in Stonebridge.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Measure, 24 months to Sep 26, 2026 | Carrington Court | Harmony Lane (Carrington) |
|---|---|---|
| Residences | 96 in 12 buildings | 40 in 5 buildings |
| County base-area plans | 1,183 and 1,213 sq ft | 1,433 and 1,592 sq ft |
| MLS closings | 10 | 8 |
| Median sold price | $399,000 (n=10, mean of $390,000 and $408,000) | $445,000 (n=8, mean of $440,000 and $450,000) |
| Range | $370,000 to $430,000 | $375,000 to $500,000 |
| Median $ per MLS living sq ft | $329 | $291 |
| Median sold-to-final-list | 96.2% (n=10) | 94.7% (n=8) |
| Median days on market | 56.5 | 65 |
Southwest Florida MLS Matrix, retrieved September 26, 2026, our medians on the closing rows. Carrington Court buys a lower ticket at a higher price per foot; Harmony Lane buys more room for a modestly higher price and negotiates a little more.
The five Carrington buildings on Harmony Lane carry the same 1,433 and 1,592 square foot plans as Heatherwood and Willow Bend. That makes them the natural comparison for a buyer who wants the larger plan: the same floor plan under Carrington’s association, its fee and its rules, or under Heatherwood’s. The comparison section below sets the two side by side.
Every Carrington building holds eight residences, four on each level, with end and interior plans stacked. In the 24-month MLS record, the 1,213 square foot Carrington Court end plan closed six times at a median of $409,000 (the mean of $408,000 and $410,000) and the 1,183 square foot interior plan three times at a median of $380,000. On Harmony Lane the 1,433 square foot plan closed five times at a median of $440,000 and the 1,592 square foot plan twice, at $450,000 and $475,000.
The MLS measures living area; the county measures base area, and the two never mix on this page. On the MLS, Carrington’s 24-month median was $319 per living square foot, from $329 on Carrington Court to $291 on Harmony Lane. On the county side, the twelve months to August 20, 2026 recorded $313 per base square foot (n=7). A flat fee and a fixed club charge on every residence, whatever its size, push the smallest plans to the highest price per foot.
On the 2026 preliminary roll the median just value of a Carrington residence is $329,445, from $313,495 to $394,080, the lowest median in Stonebridge (Heatherwood $376,500, Willow Bend $369,000). Just value is the county’s mass-appraisal figure, not a price: every recent Carrington sale closed above it.
| Year | MLS closings | MLS median | County qualified sales | County median |
|---|---|---|---|---|
| 2021 | 1 (from Sep 26) | $265,000 | 19 of 30 deeds | $235,000 |
| 2022 | 12 | $420,500 | 10 of 17 deeds | $417,000 (mean of $415,000 and $419,000) |
| 2023 | 5 | $475,000 | 6 of 11 deeds | $452,500 (mean of $430,000 and $475,000) |
| 2024 | 8 | $440,000 (mean of middle pair) | 7 of 16 deeds | $440,000 |
| 2025 | 9 | $407,500 | 9 of 34 deeds | $407,500 |
| 2026 to date | 7 | $415,000 | 7 of 17 (12 months to Aug 20) | $410,000 |
Southwest Florida MLS Matrix, retrieved September 26, 2026, and the Collier County sales file as carried in our Carrington guide. Both records tell the same story: a pandemic surge from 2021 into 2022, a 2023 peak, and an easing of about 9 to 13 percent since, which is a buyer’s opening rather than a warning, because the fixed carrying cost did not ease with it.
A Carrington at Stonebridge condo costs $23,624 a year in association charges for the FY2027 club year: the $6,024 Carrington condominium fee for calendar 2026, billed at $1,506 a quarter, plus Stonebridge Country Club’s FY2027 club-level charge of $17,600, billed at $4,400 a quarter. Property tax and your HO-6 insurance come on top.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026; club Cost of Ownership page, retrieved 26 Sep 2026)
The club’s FY2027 schedule and Cost of Ownership page list “Carrington Condominiums, $6,024” among the condominium fees, which “primarily cover property management, landscaping, irrigation, building exterior maintenance, pool, and reserves.” Condominium fees are calendar 2026 figures, billed quarterly by each association’s manager. Among Stonebridge’s six condominiums only Heatherwood charges less, $5,300 plus $200 a year for garage owners; Middleburg charges $7,080, Willow Bend $7,500, Braeburn $7,552 and Ashton Oaks $7,800.
For fiscal year 2027 (October 1, 2026 to September 30, 2027), every Stonebridge residence pays $17,600 a year in club-level charges, billed quarterly at $4,400.
| Line, FY2027 | Annual | Quarterly |
|---|---|---|
| Country Club Dues | $9,094 | $2,273.50 |
| Master Base Assessment / Master Association Fees | $2,667 or $2,869 | $666.75 or $717.25 |
| Master Association Capital Reserves | $2,869 or $2,667 | $717.25 or $666.75 |
| Clubhouse Renovation Fee | $1,920 | $480 |
| Food and Beverage Service Charge | $950 | $237.50 |
| Strategic Reserves (new) | $100 | $25 |
| Total | $17,600 | $4,400 |
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. FY2027 adds a new $100 Strategic Reserves line. 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. Stonebridge has no food-and-beverage minimum; instead every residence pays the $950 annual service charge in lieu of a per-meal gratuity.
| Item | Annual |
|---|---|
| Carrington condominium fee (calendar 2026) | $6,024 |
| Stonebridge club-level charges (FY2027) | $17,600 |
| Association charges before tax and insurance | $23,624, about $1,969 a month |
| Golf, if you play | $35 per 18 holes with a cart, $29 walking (FY2027) |
| Property tax | Resets at purchase; see the tax section |
| HO-6 insurance | Quote-specific; see the insurance section |
Because every residence pays the same $23,624 whatever its size, the cost per foot falls as the plan grows: about $19.97 a year per county base square foot on a 1,183 square foot interior residence, $19.48 on a 1,213, $16.49 on a 1,433 and $14.84 on a 1,592 (our arithmetic). The condominium fee alone runs from about $5.09 to $3.78 a square foot. At the 24-month median price of $411,500, the association charges equal about 5.7 percent of the price every year.
| Year | Carrington fee | Source |
|---|---|---|
| FY2019 page | $3,400 | club FY2019 schedule |
| Calendar 2020 | $3,400 | club FY2021 schedule |
| Calendar 2021 | $3,400 | club FY2022 schedule |
| June 2023 page | $3,560 (year not stated) | club Cost of Ownership page, archived |
| Calendar 2024 | $5,600 | club FY2025 schedule, September 2024 |
| Calendar 2025 | $5,600 | club FY2025 schedule, April 2025 update |
| Calendar 2026 | $6,024 | club FY2027 schedule |
The fee rose 77 percent from $3,400 to $6,024, and 7.6 percent in the last year alone, in the years when Florida’s condominium reserve and insurance costs rose statewide. The association’s budgets would show why; they are association records, delivered with the resale package, not public documents.
“Stonebridge does not have a CDD,” the club says, and every Stonebridge roll parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027; the 2023 renovations were financed with a loan repaid through the renovation fee line. Condominium buyers should still ask the Carrington association about pending special assessments: they appear on its estoppel certificate.
An outside buyer at Carrington at Stonebridge pays the master association $18,399 at closing under the FY2027 schedule: a one-time, non-refundable $17,500 New Owner Capital Contribution, a $600 membership transfer fee and the $299 master estoppel fee. The schedule lists the contribution for an existing owner as $0. There is no initiation fee, equity certificate or deposit.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026; FY2025 schedule updated 11 Apr 2025, retrieved 26 Sep 2026)
| Charge, FY2027 | Amount |
|---|---|
| New Owner Capital Contribution, outside buyer | $17,500 |
| New Owner Capital Contribution, existing owner | $0 |
| Membership transfer fee | $600 |
| Master association estoppel fee | $299 |
| Outside buyer’s cash to the master association | $18,399, our sum |
| Carrington condominium estoppel | Up to $299 under s. 718.116(8), more if expedited or delinquent |
| Carrington application fee | $100, plus $40 background check per adult (posted form) |
The association’s estoppel fee is $299 for FY2027 (it was $250 from FY2021 through FY2025). Membership transfer fee: $600 (FY2027), up from $450 in FY2019 to FY2022 and $550 in FY2025.
At Carrington’s 24-month low of $370,000 the $18,399 is about 5.0 percent of the price; at the $411,500 median, about 4.5 percent; at the August 2026 sale of $475,000, about 3.9 percent; at the $500,000 high, about 3.7 percent (our arithmetic). No other Stonebridge neighborhood carries the contribution as heavily, because Carrington’s prices are the lowest in the club. Put it in your cash to close from the first conversation, alongside your down payment.
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. An owner keeping one Stonebridge home and buying a Carrington condo as a second should not assume the $0 applies.
The buyer. The Declaration says “a non-refundable contribution shall be made by the purchaser,” and the association collects it at closing. Every cost line in a Florida contract can still be negotiated, and with Carrington listings averaging two months or more on market, asking a seller to credit part of it is part of our offer strategy when the record supports it. Nothing is refunded when you later sell: membership is non-equity.
Club membership at Carrington at Stonebridge is automatic, bundled and non-equity. At closing you become a member of Stonebridge Country Club Community Association, Inc., the nonprofit that is both the master homeowners association and the club, and holds title to the golf course and clubhouse. Separately, the Carrington board must approve your purchase.
Data updated: September 2026 (club membership page, FY2027 schedule and Carrington application, retrieved 26 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. The golf course and clubhouse belong to the owners’ association: the county roll lists the association as owner of record, and the 1996 Fourth Supplemental Declaration required the developer to deed the club facilities to it before turnover. A Carrington owner who never plays pays the same club-level charges as one who plays daily.
The course is par 71, 6,414 yards from Tee I down to 4,068 from Tee VI, with six rated tee sets and a 71.6 rating and 136 slope from the back tee, per the club. Gene Bates laid out the original course, which opened in February 1992; Kipp Schulties redesigned it in 2023, and water comes into play on 15 of the 18 holes. There is no green fee: members pay $35 for 18 holes with a cart in FY2027. The club runs five Har-Tru tennis courts, a fitness center, four dining venues, The Lounge, The Dining Room, The Veranda and The Bistro, and a resort-style pool that opened by spring 2024.
The association’s form says it is “a mandatory form to be used under lessor-lessee/sale conditions” that “must be approved or disapproved by the condominium board of directors.” It asks for three personal references, a bank reference and a background and credit check, with a $100 non-refundable fee plus $40 per adult. Build the approval into your contract calendar, and ask the association for its current timeline the day your contract is signed.
Carrington’s posted lease form carries a rule we have found nowhere else in Stonebridge: “The ‘lessor’ (homeowner) relinquishes all rights to the club and its facilities” during the lease, and the owner “may not use the recreation facilities or parking facilities on the Condominium property during the lease term.” A buyer who plans to rent the condo for part of the season and use the club the rest of it should read that clause before choosing Carrington.
The steps to buy a Carrington at Stonebridge condo are: choose the street and plan, budget the $23,624 stack and the $18,399, confirm the address belongs to Carrington, write the offer around the board approval and the document clocks, order both estoppels, request the Chapter 718 package, clear inspections and insurance, confirm the tax reset, then close and join the club.
Data updated: September 2026 (Carrington application and club FY2027 schedule, retrieved 26 Sep 2026; Florida Statutes 718.503 and 718.116, current text)
Carrington Court for the compact 1,183 and 1,213 square foot plans and the lower ticket; Harmony Lane for the 1,433 and 1,592 square foot plans at a higher price. End or interior, upstairs or down, and a carport or an open space narrow 136 residences to the handful you would actually buy.
Put four numbers on paper before touring: the $6,024 condominium fee, the $17,600 club-level charge, the $18,399 an outside buyer pays the master association, and a line for any Carrington special assessment the documents disclose.
A Harmony Lane house number from 2245 to 2285 is Heatherwood; 2365 to 2405 is Carrington. Confirm the condominium named in the deed’s legal description before you compare prices.
Make the inspection period long enough for both estoppels, the Chapter 718 resale package, the board approval and insurance quotes. Price against the street’s and the plan’s record and the listing’s history, not the asking price alone.
Request the master association’s certificate ($299 for FY2027) and the Carrington association’s certificate the same day. Only the Carrington certificate shows the condominium’s dues status and any special assessment.
Ask for the declaration, articles, bylaws and rules, the budget and financial statement, the reserve schedule, the master insurance declarations with its hurricane deductible, the frequently asked questions document, the structural integrity reserve study or the association’s statement that none was completed, recent minutes, and proof of the 2026 state annual fee.
Order a general inspection, and ask the association for the roof’s permit date, the building’s wind mitigation form and its exterior history. Get an HO-6 quote with loss-assessment coverage before the inspection period ends.
Budget from your price rather than the seller’s bill, and ask your lender to escrow off the projected figure.
Membership attaches at closing: the capital contribution and transfer fee are paid in the amounts the master estoppel states. Order your resident gate bar code, $15 plus sales tax on the FY2027 schedule, and, as a new Collier County resident, pick up the free county beach parking permit.
A Carrington at Stonebridge buyer should request two estoppel certificates, the Chapter 718 resale package, the association’s budget, reserves and master insurance, its structural integrity reserve study statement, the board’s approval, the FY2027 fee schedule, the seller’s account statement and proof that the association’s 2026 annual fee to the state is paid.
Data updated: September 2026 (Florida Statutes 718.116, 718.503, 720.30851 and 720.401, current text; Florida Division of Condominiums extracts, read 26 Sep 2026)
A Carrington purchase needs two estoppels: one from Carrington at Stonebridge Condominium Association, Inc. and one from the master association, Stonebridge Country Club Community Association, Inc. The master certificate should state the quarterly club charges, any unpaid balance, the capital contribution and transfer fee to be collected from you, and whether you qualify as an existing owner. Under the master Declaration a buyer is jointly and severally liable with the seller for unpaid assessments, so the estoppels are how you make sure the seller pays them.
The master estoppel is $299 for FY2027, and the Declaration requires the association to issue it within 15 days. The Carrington certificate is governed by s. 718.116(8), which caps a standard certificate for a current account at $299, allows set additions for an expedited or delinquent account, and requires delivery within 10 business days of a request. Who pays each certificate is a contract term.
The master association is a Chapter 720 homeowners association, and s. 720.401 requires a disclosure summary before a contract is signed, but s. 720.401(2) carves out associations regulated under Chapter 718, where disclosure runs under that chapter instead. Carrington is a Chapter 718 condominium inside the Chapter 720 master, so its resale disclosure runs under s. 718.503. 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.
Under s. 718.503(2), a resale buyer is entitled, at the seller’s expense, to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary “if applicable,” the association’s most recent structural integrity reserve study “or a statement that the association has not completed” one, the frequently asked questions document and the Division’s governance form. The contract must either confirm delivery more than 7 business days before signing or let you cancel within 7 days, excluding weekends and legal holidays, after signing and receipt.
The Division of Condominiums’ public extract lists Carrington’s project with a primary status of “Approved” and a secondary status of “Delinquent,” while the other five Stonebridge condominiums show “Recorded.” Its annual-fee payment file records Carrington’s $544 fee ($4 a unit on 136 units) as paid for 2022 to 2025, three of those years with late penalties, and the 2026 row carries no billing or payment. Across the same regional extract, 540 of the 552 projects marked “Delinquent” show that blank 2026 row. Our reading, which the Division has not confirmed, is that the status reflects the 2026 annual fee not yet recorded as paid. By statute an unpaid fee carries a 10 percent penalty after March 1 and leaves an association without standing to bring or defend a lawsuit until paid, so ask the association for proof of the 2026 payment.
| Missing figure | How a Carrington buyer gets it |
|---|---|
| Carrington budget, reserve schedule and financial statement | The Chapter 718 resale package |
| Master insurance limits and hurricane deductible | The association’s insurance declarations page |
| Any pending special assessment | The Carrington estoppel certificate |
| Carport assignment for the residence | The declaration’s exhibits and the association, in writing |
| Roof permit dates and exterior history | The association, then Collier County permit records |
| Current tenant membership-transfer amount | The Carrington manager |
| Which FY2027 master label is correct | The master Board’s dues resolution, requested in writing |
A Carrington at Stonebridge buyer should check four things about the buildings: the story count that decides whether Florida’s milestone and SIRS laws apply, the reserves the association funds anyway, the roof and window history on buildings finished before the 2002 Florida Building Code, and the carport and parking arrangement for the residence.
Data updated: September 2026 (Collier County 2026 preliminary tax roll; Collier County milestone inspection registry, queried Sep 2026; Florida Statutes 553.899 and 718.112)
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.
Even below three stories, a Chapter 718 condominium must budget reserves for roof replacement, painting, paving and deferred maintenance or replacement items over $10,000 unless the owners vote to waive or reduce them, under s. 718.112. The club’s description says Carrington’s fee covers reserves. Ask whether the association has waived or reduced reserves in recent years, and compare the reserve balance with the roof and paint schedule.
Every Carrington building was completed before the statewide Florida Building Code took effect on March 1, 2002, the last by January 24, 2002. The county roll dates the residences 32 in 1996, 16 in 1997, 24 in 1998, 16 in 1999, 32 in 2000, 8 in 2001 and 8 in 2002, the longest buildout in Stonebridge. We did not pull roof or window permits for this page; ask the association for its roof and exterior history and the permit numbers, because an insurer’s wind mitigation credits turn on them.
The association’s posted lease form says vehicles “shall be parked only in the carports or undesignated parking spaces serving the units.” That confirms carports exist at Carrington; how many, and whether a given residence holds one as a limited common element, is set in the declaration and its exhibits. The master rules keep commercial vehicles, boats, trailers and RVs inside an enclosed garage, which Carrington’s layout does not provide, so plan to store them elsewhere.
The club lists “pool” among what Carrington’s fee covers, and the lease form refers to “recreation facilities or parking facilities on the Condominium property.” Where the pool sits relative to a given building, and which common elements serve it, are drawn on the declaration’s plans, recorded May 6, 1996 at Official Records Book 2179, Page 587, with phase amendments through 2002.
Carrington at Stonebridge maps as FEMA shaded Zone X at both Carrington Court points we tested, outside the 1 percent annual chance floodplain, on panel 12021C0194J, effective February 8, 2024. Lenders do not normally require flood insurance there, but ground elevation, the state’s surge model and the building’s own records still matter.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried 23 Sep 2026; USGS 3DEP; Florida Division of Emergency Management surge zones)
| Address tested | FEMA zone | In the 1% floodplain? | Ground, ft NAVD88 | State surge planning zone |
|---|---|---|---|---|
| 2335 Carrington Ct | X (shaded) | No | 9.94 | Category 2 |
| 2300 Carrington Ct | X (shaded) | No | not tested | not tested |
| Carrington’s Harmony Lane buildings | not tested individually | |||
| 2255 Harmony Ln (Heatherwood, nearest Harmony Lane point) | X (shaded) | No | 9.61 | not tested |
“X (shaded)” is the 0.2 percent annual chance flood hazard. The nearest mapped base flood elevation lines on Stonebridge’s east edge are 9.0 feet NAVD88. Most of Stonebridge maps as FEMA shaded Zone X; lake-edge pockets on Springberry Circle and Wexford Court (Hawthorne Estates) and part of Willow Bend map as Zone AE. Our checks are street points, not building footprints: confirm any home with its elevation certificate or a lender flood determination.
Over 1998 to 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge buildings and lots; FEMA revalidated the list with the 2024 maps. No map revision (LOMR) applies to the community. Three of those letters name Carrington: Phase 3 (2001), Phase 4 Building 16 (2002) and Phase 2 Buildings 5, 6 and 17 (2006).
In the state’s surge planning model, the 2335 Carrington Court point falls in the Category 2 surge zone: a Category 2 storm on a worst-case track could reach that ground. It is a planning model, not a forecast. 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.
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). For Hurricane Ian in 2022, Collier’s mandatory evacuation covered only Zone A, the immediate coast west and south of US 41. Carrington is about 3.4 miles, straight line, from the Gulf, the farthest point in Stonebridge.
Insuring a Carrington at Stonebridge condo splits between the association’s master policy on the buildings and your own HO-6 policy on the interior and contents. The premium turns on the master policy’s hurricane deductible, the building’s roof and opening protection, and whether you carry flood coverage; none is public, so this page quotes no premium.
Data updated: September 2026 (Florida Statutes 718.111 and 627.714; Citizens Property Insurance flood requirement, retrieved 23 Sep 2026)
Under s. 718.111(11) the Carrington association must insure the condominium property for full insurable value, and the association policy excludes floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops inside the unit. The owner’s HO-6 covers those items and contents. Carrington’s master policy limits and hurricane deductible arrive with the resale documents.
Under s. 627.714 an HO-6 policy must include at least $2,000 of loss-assessment coverage with a deductible of no more than $250. Once you know the master policy’s hurricane deductible, raise your loss-assessment coverage toward your share of it, because an uninsured building loss is billed to owners.
Citizens Property Insurance requires flood coverage on personal residential wind policies on a phased schedule, all policies from January 1, 2027, but “Condominium unit-owner policies … are not required to purchase flood insurance coverage.” A Carrington HO-6 on Citizens is therefore exempt. Ask whether the association carries master flood coverage on the buildings.
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. The state’s wind mitigation form, OIR-B1-1802, documents roof covering, deck attachment, roof-to-wall connections and opening protection, and insurers must offer credits for them under s. 627.0629. On a building finished by January 2002, ask the association for its most recent form and roof permit.
We obtained no Carrington insurance quotes, and an HO-6 premium depends on the residence’s floor, coverage limits, deductible and carrier. Get a quote on the specific residence inside your inspection period.
Property taxes after you buy at Carrington at Stonebridge follow your purchase price, not the seller’s bill. The 2026 preliminary median Carrington bill is $2,900, the lowest in Stonebridge, on a median just value of $329,445. At the $410,000 county median price and the 2025 rate, a buyer’s bill would be about $3,897 a year before any exemption.
Data updated: September 2026 (Collier County 2026 preliminary tax roll, files dated 29 Aug 2026; Collier County Tax Collector, retrieved 24 Sep 2026)
Every Stonebridge parcel sits in millage area 133 of unincorporated Collier County: 9.5058 mills for tax year 2025 and 9.4020 on the 2026 preliminary roll, which is proposed, not adopted. At 9.4020 mills each $100,000 of taxable value costs about $940 a year. There is no city millage, because Stonebridge is outside the City of Naples, and non-ad-valorem assessments are $0 on every Stonebridge parcel.
Only 23 of 136 Carrington residences, 16.9 percent, carry a homestead exemption, the lowest share in Stonebridge, so most current bills already sit near full value. The gap for a buyer comes from the reset itself: Florida’s assessment caps follow the owner, not the unit, and your taxes are recalculated on the new assessment after the sale.
At the $410,000 county median price, with no exemption and taxable value equal to price, the 2025 rate of 9.5058 mills gives about $3,897 a year and the 2026 preliminary rate of 9.4020 about $3,855, against a $2,900 median bill today (our arithmetic). It is an illustration of the mechanism, not a quote; the county’s just value usually lands below the price paid.
If the Carrington residence will be your permanent Florida residence on January 1, apply for the homestead exemption with the Collier County Property Appraiser by the deadline. A homestead caps future assessment increases under Save Our Homes, and a prior Florida homestead benefit may be portable.
Collier County mails tax bills on October 31, with a 4 percent discount for paying in November, falling monthly to 1 percent in February. Your closing prorates the current year against the seller’s bill, so the first full bill in your name arrives the November after you buy.
The Carrington at Stonebridge rules that decide whether a condo works for you are the 30-day, four-a-year leasing limit with board approval of every tenant, the tenant pet ban, the owner’s loss of club rights during a lease, carport-only parking with no street parking, and the occupancy limit of two persons per bedroom.
Data updated: September 2026 (Carrington lease and sale application; master Declaration, archived copy, retrieved 26 Sep 2026)
| Rule | Carrington | Source |
|---|---|---|
| Minimum lease | 30 consecutive days | Carrington form; master Declaration |
| Maximum leases | 4 per calendar year | Master Declaration |
| Approval | Board approval of every lease | Carrington form |
| Application fee | $100 non-refundable, plus $40 per adult | Carrington form |
| Occupancy | Two persons per bedroom; residential use only | Carrington form |
| Pets in leased units | None of any kind | Carrington form |
| Owner’s club rights during a lease | Relinquished | Carrington form |
| Club paperwork | Membership Transfer Acknowledgment with a payment to the club | Carrington form |
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. Tenants pay renter golf rates in FY2027: $92 for 18 holes with a cart from January to April, $35 from May to October and $78 in November and December. Leases of six months or less require collecting Florida and Collier County sales tax under s. 212.03, as the association’s form reminds owners.
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, under the master Declaration. Tenants may keep none. Any weight, breed or number limits specific to Carrington sit in its declaration and rules. An assistance animal is a housing accommodation under Florida Statutes 760.27, not a pet.
Carports or undesignated spaces only, never the street, under the association’s form. Commercial vehicles, boats, trailers and RVs belong in enclosed garages under the master rules.
Exterior changes need Architectural Review Committee approval under the master Declaration, and inside a condominium the association’s own rules govern alterations, so plan any renovation around both.
The club requires open houses to be registered with the association office by 1:00 p.m. Friday, allows only its own Open House sign from noon to 5:00 p.m., at most twice a week per unit, and bars “For Sale” signs on the home and in vehicles. That is why Carrington listings reach buyers through the MLS and agents rather than yard signs.
Carrington at Stonebridge is not age-restricted: the master Declaration contains no age restriction and no age limit appears in any Carrington document we read. The occupancy rule that exists is density, two persons per bedroom.
Around Carrington at Stonebridge, Collier County plans to widen Airport-Pulling Road on Stonebridge’s west side over up to two years, a Livingston Road flyover over Immokalee Road is in design, and FDOT is rebuilding the I-75 and Immokalee Road interchange. Carrington, on the east side, is the Stonebridge neighborhood farthest from the Airport Road work.
Data updated: September 2026 (Collier County Transportation project documents; FDOT Southwest Florida project pages, retrieved 23 Sep 2026)
The county’s widening of Airport-Pulling Road from four to six lanes, Vanderbilt Beach Road to Immokalee Road, runs past Stonebridge’s west gate. The county said construction was anticipated to begin in June 2026 and last up to two years, and found no noise wall “cost reasonable and feasible.” From Carrington, the work is at the far side of the community.
A Livingston Road flyover over Immokalee Road, about a mile east of the Immokalee gate, had its design contract approved on July 28, 2026, at a reported total estimate of about $111 million. FDOT’s diverging diamond interchange at I-75 and Immokalee Road, two to three miles east, is anticipated to start construction in early 2027, and the Vanderbilt Beach Road Extension Phase One opened on June 12, 2026 as an east-west alternative.
We find you the right Carrington at Stonebridge condo by fixing the street and plan first, watching all 136 residences for the next listing, reaching owners quietly when a pre-market conversation is possible, and touring with the carport, roof, stairs and lanai questions in hand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County 2026 preliminary tax roll)
With four plan sizes stacked on two levels across two streets, most of the decision is made before you see a residence. We narrow Carrington to the plan, the level and the street that fit, so you recognize the right one the day it lists.
Carrington averaged about nine MLS closings a year over the last two years, about 6.6 percent of its residences, the most of any Stonebridge neighborhood. A saved search on Carrington Court and the 2365 to 2405 Harmony Lane buildings, and a pre-approval in hand, let you act in the first days.
Some Carrington owners prefer a quiet sale, especially from out of state. 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.
Showings pass the Stonebridge gate by appointment, and the club’s open house rules limit public open houses. With most Carrington owners away from May to November, many listings show through a manager or a lockbox, so plan tours for a single morning with several residences lined up.
On every Carrington tour we check the level and the stairs to an upper residence, the carport or open-space arrangement, the lanai and its view, the age of the air conditioning and water heater, the window and door protection, and the building’s roof and paint cycle from the association’s records.
Set up a saved search with alerts for Carrington at Stonebridge through our site and it will notify you when a matching residence lists. If you would rather we tune it by street and plan, call Marc at (239) 287-5873, or start from how we represent buyers in Southwest Florida.
We negotiate a Carrington at Stonebridge purchase on the record: the same street’s and plan’s 24-month sales, the listing’s own price history, the building’s condition and insurance picture, the association file, and a contract calendar that fits the board approval and both estoppels. Carrington’s 95.7 percent median sold-to-list shows buyers here negotiate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
We price your offer against the same plan on the same street, read per MLS living square foot, and the listing’s history, including any price changes. On Carrington Court the 24-month range was $370,000 to $430,000; on Harmony Lane $375,000 to $500,000. A residence priced above its plan’s record, or on the market past its street’s median days, is where the room lives.
On buildings 24 to 30 years old, the air conditioning, water heater, windows and interior finishes show up in the inspection, and the master policy’s deductible, the reserve balance and any pending assessment show up in the file. Each is a number that can move price or credits.
A Carrington contract has more outside clocks than most: two estoppels, the board’s approval, the seven-day review window under s. 718.503, the HO-6 quote and the appraisal. We write the inspection period and closing date around them.
Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline and make sure the estoppels, the resale package, the board approval and the insurance quote arrive before your deposit goes hard.
The county’s 2026 median just value of $329,445 is an assessment, not a price, and recent Carrington sales closed above it. If an appraisal comes in below contract, we go back to the MLS and county sales on the same street and plan, not the tax roll, to decide whether to renegotiate, bridge or walk.
A Carrington at Stonebridge buyer pays ordinary Florida closing costs plus community items: $18,399 to the master association as an outside buyer, the Carrington estoppel and application fees, 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, current text)
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 Carrington estoppel fee and the $100 application fee plus $40 per adult are separate lines.
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. 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 s. 201.08, and the nonrecurring intangible tax on a new mortgage at 2 mills under s. 199.133; neither applies to a cash purchase. The documentary stamp tax on the deed, $0.70 per $100, is customarily paid by the seller in Florida, and 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, calculated on their bill. The Carrington fee and the club-level charges are billed quarterly, so the closing date decides which quarter is prorated; the estoppels state what the seller has paid and through what date.
| Item, on a $410,000 purchase with an 80 percent loan | Estimate |
|---|---|
| New Owner Capital Contribution | $17,500 |
| Membership transfer fee | $600 |
| Master estoppel, if the contract assigns it to you | $299 |
| Carrington estoppel, standard, if assigned | up to $299 |
| Carrington application, two adults | $180 |
| Owner’s title policy, promulgated rate | about $2,125 |
| Documentary stamp tax on a $328,000 note | about $1,148 |
| Intangible tax on the mortgage | about $656 |
| Subtotal before lender fees, recording, inspections, prepaid items and prorations | about $22,807 |
Our arithmetic on the FY2027 schedule, the Carrington form and the state rates; an illustration, not a quote.
Budget for a general inspection on the residence, and ask the association for the building’s wind mitigation and roof records rather than commissioning your own on a shared roof. A four-point inspection may be required by your carrier on a building of this age.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Carrington at Stonebridge buyer touring with an MLS agent must first sign a written buyer agreement that states the agent’s compensation in an objectively ascertainable way, and offers of compensation no longer appear on the MLS.
Data updated: September 2026 (National Association of REALTORS settlement pages, retrieved 23 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, 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 need no agreement to talk to an agent, interview several or ask us to check a Carrington address’s street, plan and flood point; 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 Carrington, representation earns its keep in the diligence: a shared street with Heatherwood, a board approval, two estoppels, a Chapter 718 package with a seven-day window, a lease clause that suspends club rights, a state register status to clear and a tax reset. Read more about our team and our credentials before you decide.
For the 2026-27 school year, Collier County Public Schools zones Carrington at Stonebridge to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, all graded A for 2026. NCH North Naples Hospital is about 1.7 road miles from the clubhouse, and Vanderbilt Beach about 5.2.
Data updated: September 2026 (Collier County Public Schools zone lookup, queried at 2335 Carrington Ct and 2405 Harmony Ln; CCPS 2026 Accountability Brief)
| School | Address | Grades | 2026 grade | Drive from the clubhouse (off-peak) |
|---|---|---|---|---|
| Pelican Marsh Elementary | 9480 Airport Rd N, Naples 34109 | PK to 5 | A | 1.6 mi, about 5 min |
| Pine Ridge Middle | 1515 Pine Ridge Rd, Naples 34109 | 6 to 8 | A | 5.5 mi, about 11 min |
| Aubrey Rogers High | 15100 Patriot Place, Naples 34110 | 9 to 12 | A | 5.3 mi, about 11 min |
All 18 district records returned for 2335 Carrington Court and 2405 Harmony Lane named those three schools. Zones can change; confirm any address with the district’s lookup.
NCH North Naples Hospital is about 1.7 road miles from the clubhouse. HSS at NCH, an orthopedic hospital, opened June 9, 2025 on the NCH North Naples campus, and NCH’s two hospitals have 713 beds combined.
| Destination | Road miles | Off-peak minutes |
|---|---|---|
| NCH North Naples Hospital | 1.7 | 5 |
| Publix, 2450 Vanderbilt Beach Rd | 2.1 | 6 |
| I-75 Exit 111 (Immokalee Rd) | 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, about a quarter mile west of Carrington Court; routes from the public OSRM router on OpenStreetMap roads with no traffic data. January to April traffic on Immokalee Road, US 41 and I-75 adds time. For the wider city, see our Naples real estate guide.
Carrington at Stonebridge vs Heatherwood at Stonebridge is the choice most entry-level Stonebridge buyers face, because the two share Harmony Lane and two floor plans. Carrington offers the lowest price in the club, the most listings and the only compact plans; Heatherwood offers only the larger plans, a $724 lower fee and some garages, at higher prices.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026; club FY2027 schedule)
| Question | Carrington at Stonebridge | Heatherwood at Stonebridge |
|---|---|---|
| Residences | 136 in 17 buildings of 8 | 88 in 11 buildings of 8 |
| Streets | Carrington Ct (96); Harmony Ln 2365 to 2405 (40) | Chesterbrook Ct (48); Harmony Ln 2245 to 2285 (40) |
| Plans (county base area) | 1,183 and 1,213 (Carrington Ct); 1,433 and 1,592 (Harmony Ln) | 1,433 and 1,592 throughout |
| Built | 1996 to 2002, the last in Stonebridge | 1995 to 1997, the first condominium declared |
| Condominium fee, calendar 2026 | $6,024 | $5,300, plus $200 for garage owners |
| Yearly association charges with the FY2027 club level | $23,624 | $22,900, or $23,100 with a garage |
| Garages | Carports and open spaces | Some residences have garages |
| MLS, 24 months | 18 closings, median $411,500, 95.7% (n=18), 65 days | 9 closings, median $455,000, 95.2% (n=9), 20 days |
| MLS, first window with 10+ closings | 24 months: 18, $411,500 | 36 months: 15, $455,000, 95.2% (n=15) |
| Median $ per MLS living sq ft, 24 months | $319 | $295 |
| County, first window with 10+ | 24 months, 17 sales, median $410,000 | 36 months, 11 sales, median $450,000 |
| Median 2026 preliminary tax bill | $2,900 | $3,254 |
| Homestead share | 16.9% | 23.9% |
| Tenant pets | Not allowed | Not allowed |
| Owner’s club rights during a lease | Relinquished | No relinquishment clause on the posted form |
| Flood, tested points | Shaded X, 9.94 ft (2335 Carrington Ct) | Shaded X, 9.61 ft (2255 Harmony Ln) |
| State annual fee, 2026 | Not recorded as paid | Paid |
| Schools | Pelican Marsh, Pine Ridge, Aubrey Rogers | Same |
Sources: Southwest Florida MLS Matrix, retrieved September 26, 2026; Collier County 2026 preliminary roll and sales file; club FY2027 schedule; association forms posted on the club site; FEMA NFHL; Division of Condominiums payment file. Yearly charges are our sums.
On the same Harmony Lane plans, Carrington’s eight 24-month closings had a median of $445,000 at $291 per living square foot, while Heatherwood’s nine closings had a median of $455,000 at $295 and sold in a median 20 days, against Carrington’s 65. Heatherwood’s buyers pay a little more and wait far less; why is our reading, not a proven cause: a lower fee, some garages and no club-rights clause in its lease form.
Choose Carrington if you want the lowest price into bundled Stonebridge golf, are comfortable in 1,183 to 1,213 square feet, want a lock-and-leave second home, or want the widest choice of residences. Choose a Carrington Harmony Lane residence if you want Heatherwood’s floor plans under Carrington’s association and accept a slower resale. Choose Heatherwood if you want those plans with a lower fee and a chance at a garage, or plan to lease and still use the club between leases. Our Heatherwood at Stonebridge neighborhood guide and our Heatherwood at Stonebridge buyer guide set out its side in full.
Willow Bend at Stonebridge uses the same 1,433 and 1,592 square foot plans, at a $7,500 condominium fee, $1,476 more than Carrington’s, and its 1940 Willow Bend Circle street point maps in FEMA Zone AE. Its 24-month MLS record was 11 closings at a median of $400,000 and 95.1 percent of list. A buyer set on the larger plan should tour all three associations before choosing.
Carrington at Stonebridge is the right place to buy if you want the lowest-priced way into a bundled, no-CDD golf club with no equity or deposit, the widest choice of residences in Stonebridge and no exterior to maintain, and you accept a $23,624 fixed yearly bill, $18,399 at closing, carports rather than garages, and some of the tightest leasing rules in the club.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A personalized Carrington at Stonebridge buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your budget and habits to a street, a plan and a level, build the $23,624 stack, the $18,399 and your tax reset, list the Carrington documents to request, and tell you honestly whether Carrington or Heatherwood fits better.
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 Southwest Florida 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 42 Carrington MLS closings, the county’s recorded sales, the club’s schedules, the association’s forms and the state’s condominium files. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the residences, at the inspections and at the closing table. For a Carrington buyer that means the stairs and carport questions, the lanai and the view, the association’s roof and reserve file, and a calendar that lines up the board approval and both estoppels with your closing. Reach him at (239) 287-5873.
A Carrington at Stonebridge specialist matters because the facts that decide a purchase here, the two streets and four plans, the Harmony Lane address trap, the fixed fee on every size, the board approval, two estoppels, the club-rights clause and the state register status, live in documents and 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; Florida Division of Condominiums extracts, read 26 Sep 2026)
This page is the purchase path. For the neighborhood itself, its declaration chain from 1996 to 2002, the floor plans, the county record year by year and the seller’s side, read our complete Carrington at Stonebridge neighborhood guide, and for the club, the course and all ten neighborhoods, our Stonebridge Country Club guide.
If you are selling to buy at Carrington, including a move within Stonebridge, see how we sell homes at Carrington at Stonebridge and request a Carrington 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 Carrington 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 Carrington sits in. Reach Jesse direct at (239) 898-6072.
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.
These are the questions buyers ask most about purchasing at Carrington at Stonebridge, Naples, Florida 34109, answered from the recorded declaration chain, the association’s posted form, the club’s FY2027 schedule, Collier County and State of Florida records, FEMA and the Southwest Florida MLS, pulled September 26, 2026. To talk any of them through, call Marc at (239) 287-5873.
A 136-unit residential condominium in Stonebridge Country Club, Naples, Florida 34109, declared May 6, 1996 and built 1996 to 2002, run by Carrington at Stonebridge Condominium Association, Inc.
On the east side of Stonebridge Country Club, behind the corner of Immokalee Road and Airport-Pulling Road North in unincorporated North Naples. Buildings are at 2280 to 2350 Carrington Court and 2365 to 2405 Harmony Lane.
136, in 17 buildings of eight: 96 on Carrington Court and 40 on Harmony Lane, the most of any Stonebridge neighborhood.
County base area of 1,183 and 1,213 square feet on Carrington Court and 1,433 and 1,592 square feet on Harmony Lane.
The county roll does not record bedrooms, and this page does not state them per plan. Check the listing and the declaration’s plan sheet.
The 18 MLS closings in the 24 months to September 26, 2026 ran $370,000 to $500,000, a median of $411,500. The county’s 24-month median was $410,000 on 17 sales.
A 1,592 square foot Harmony Lane residence that closed on August 14, 2026 at $475,000, 95.38 percent of its $498,000 final list, after 107 days.
The 24-month median sold-to-list was 95.7 percent (n=18), and none of the 18 closed at or above its final list price.
A median of 65 days over 24 months, from 19 to 228 days, against 31 for all of Stonebridge.
Two on September 24, 2026, both Carrington Court end residences, asking $389,000 and $425,000. Listings change daily.
Neither is better; they are different products. Carrington Court’s compact plans closed at a $399,000 median over 24 months, Harmony Lane’s larger plans at $445,000.
$6,024 a year for calendar 2026 to the Carrington association plus $17,600 for FY2027 to Stonebridge Country Club, $23,624 in total.
An outside buyer pays the master association $17,500, a $600 transfer fee and, if assigned, the $299 estoppel: $18,399. Add the Carrington estoppel and application.
The FY2027 schedule lists $0 for an existing owner; the club’s web wording limits it to a single home owner buying within one year of selling. Confirm with the Controller.
Yes. Membership is automatic, mandatory and non-equity, with no deposit, for every Stonebridge owner.
Yes. The association’s form covers sales as well as leases and requires references and a background check.
No CDD, and no master special assessment appears in FY2019 to FY2027. Any Carrington special assessment shows on its estoppel.
The 2026 preliminary median bill is $2,900, but a buyer’s bill resets; at a $410,000 price and the 2025 rate it would be about $3,897 before exemptions.
Yes, for 30 days minimum, up to four leases a year, with board approval, no tenant pets, and the owner giving up club rights during the lease.
No stays under 30 days. Leases of six months or less require collecting Florida and Collier County sales tax.
Owners may keep usual household pets under the master rules; tenants may keep none.
No garages are recorded. The association’s form refers to carports and undesignated spaces; whether a residence has an assigned carport is in the declaration.
FEMA shaded Zone X at both Carrington Court points tested, panel 12021C0194J, effective February 8, 2024. Confirm any building with an elevation certificate or lender determination.
Lenders do not normally require it outside the 1 percent floodplain, and Citizens exempts HO-6 policies from its flood mandate. Ask whether the association carries master flood coverage.
No surge flooding of Stonebridge is recorded in the National Weather Service or National Hurricane Center reports for Ian, Helene or Milton.
Both apply to buildings three habitable stories or higher; Carrington’s buildings appear to be two stories and none is on Collier’s registry. The association must still give buyers its SIRS or a statement that none was completed.
Our reading is that the Division’s 2026 annual fee, $544 for all 136 units, is not yet recorded as paid. Ask the association for proof of payment.
No. No age restriction appears in the master declaration or any Carrington document we read.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27, all graded A for 2026.
About 3.4 miles straight line to the Gulf; Vanderbilt Beach is about 5.2 road miles from the clubhouse.
Carrington for the lowest price, compact plans and the most choice; Heatherwood for the larger plans with a lower fee, some garages and faster resales. The decision table above sets them side by side.
Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour.
Plan for the board approval, two estoppels and the seven-day Chapter 718 review window inside your contract; most closings run on the calendar those set.
An agent who prices on the street and plan record and puts the association file on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; see our Carrington at Stonebridge buyer guide or call Marc at (239) 287-5873.
Buyers who already own a home often ask how to sequence a sale and a Carrington purchase. These answers draw on the club’s FY2027 schedule and Florida’s homestead rules; for a price on your current home, request a valuation or call Jesse direct at (239) 898-6072.
It depends on your cash and your market. With Carrington listings running a median 65 days, a buyer with a pre-approval that does not rely on the sale often wins the better terms.
You can ask. With 95.7 percent median sold-to-list and long market times, some Carrington sellers will consider it, usually with a kick-out clause.
The FY2027 schedule lists $0 for an existing owner; the club’s web page limits that to a single home owner buying within one year of selling. Confirm before contract.
Florida allows portability of a prior homestead benefit within the deadlines; apply with the Collier County Property Appraiser after you buy.
Start with a free Carrington at Stonebridge home valuation, or call Jesse direct at (239) 898-6072 for any Stonebridge neighborhood.
Every figure on this Carrington at Stonebridge buyer page traces to a primary source below, each retrieved in September 2026. The Southwest Florida MLS Matrix, pulled 26 September 2026, and the Collier County tax roll, 2026 preliminary, with its recorded sales file dated 29 August 2026, are cited in plain text, as they sit behind a login or in bulk files. No portal or outside brokerage is cited.
The club, the master association and the Carrington association
Club documents in the Internet Archive
Trade press on the club
State of Florida records and statutes
Collier County records, taxes and roads
Flood, storm and insurance
Buyer representation
Schools, healthcare and routing
Our own pages
These are the primary documents behind this Carrington at Stonebridge buyer page, each linked to the authority that publishes it. The documents that matter most to a Carrington buyer and are not public, the association’s budget, reserve schedule, master insurance and any special assessment, come with the Chapter 718 resale package and the estoppel certificate.
| Document | Date | What it settles for a Carrington buyer | Authority link |
|---|---|---|---|
| Carrington lease and sale application | posted 2019 to 2020 | Board approval of sales and leases, the fee, the tenant pet ban and the owner’s club rights during a lease | Stonebridge Country Club, PDF |
| FY2027 Rates and Fees schedule | September 2, 2026 | The $17,600 club bill, the $6,024 Carrington fee, the $17,500 contribution, the $600 transfer and $299 estoppel | Stonebridge Country Club, PDF |
| FY2025 Dues and Fees Schedule, updated | April 11, 2025 | The notice of the capital contribution change effective April 25, 2025 | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, master | archived September 21, 2021 | Mandatory membership, the contribution clause, leasing, pets and vehicles | Internet Archive copy, PDF |
| Amended and Restated Bylaws, master | archived September 21, 2021 | Board structure and one vote per unit | Internet Archive copy, PDF |
| Hurricane Shutter Standards | current file | Which storm devices may stay up | Stonebridge Country Club, PDF |
| FEMA revalidated letters of map change | February 2024 | The Carrington phases and buildings that hold a letter of map change | FEMA Map Service Center, PDF |
| Collier County Floodplain Protection Newsletter | March 2026 | The county’s flood hotline and elevation certificate lookup | Collier County, PDF |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | rev. January 2012 | The wind mitigation items insurers credit | Florida Office of Insurance Regulation, PDF |
| 2026 Accountability Brief, school and district grades | July 1, 2026 | The A grades for all three zoned schools | Collier County Public Schools, PDF |
| Airport Road widening, 60 percent design handout | March 27, 2025 | The six-lane design past the west gate | Collier County, PDF |
| NAR written buyer agreements | current | What your buyer agreement must say before a tour | National Association of REALTORS |
The Carrington Declaration of Condominium itself, recorded May 6, 1996 at Official Records Book 2179, Page 587, is available through the Collier County Clerk’s Official Records search.
Market data from Southwest Florida MLS, pulled 26 September 2026, and the Collier County tax roll, 2026 preliminary, with its sales file dated 29 August 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.