Updated September 2026
The purchase path for Hawthorne Estates at Stonebridge in North Naples: every MLS and county sale since 1995, the FY2027 fee stack, the $18,399 at closing, Zone AE flood, taxes and the Manchester choice, from McGreevy and Comisar.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Hawthorne Estates at Stonebridge means buying one of 78 detached pool homes on four streets inside Stonebridge Country Club in North Naples, Collier County, Florida 34109, in the neighborhood with the most full-time owners and the thinnest resale record in the gate. Every home was built from 1995 to 2000, club membership comes with the deed, and an outside buyer brings $18,399 to the association at closing before paying $21,020 a year in club and neighborhood charges. This page is the purchase path, street by street and dollar by dollar. For the neighborhood itself, its recorded history and every year of sales, read our Hawthorne Estates at Stonebridge neighborhood guide, and for the whole gate our Stonebridge Country Club community 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 on Wexford Court, Springberry Circle, Essex Circle or Winding Oaks Way and are selling to move, start with how we sell homes in Hawthorne Estates at Stonebridge and a data-backed valuation of your Hawthorne Estates home. Weighing the newer homes on Manchester Court as well? Our Manchester at Stonebridge buyer guide applies the same record-first method to the 34 homes next door.
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 in a neighborhood where no home was listed on the day we pulled the market, we would rather you be ready before the next Hawthorne home lists than hear about it after it closes.
Buying a home in Hawthorne Estates at Stonebridge takes five things most Naples purchases do not: patience for a neighborhood with six MLS closings in five years, $18,399 for the association at closing, one master estoppel and a Chapter 720 disclosure summary before you sign, a flood check on the house rather than the street, and a roof permit date.
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 three recorded Supplemental Declarations that created Hawthorne Estates, the club’s FY2027 fee schedule, the member-era Amended and Restated Declaration, the Collier County Property Appraiser’s 2026 roll and sales file, every Southwest Florida MLS closing on these 78 lots for the five years to September 26, 2026, FEMA’s flood layer and the school district’s zone database. Where the public record stops, this page says so and names the document that holds the answer.
Hawthorne Estates holds every home on Wexford Court (10), Springberry Circle (9) and Essex Circle (6), plus the 53 homes on Winding Oaks Way numbered 1848 to 1996. On Winding Oaks Way the lower numbers belong to Thornbrooke and Braeburn, so the house number, not the street name, tells you which neighborhood a listing is in. The First Supplemental Declaration, effective April 3, 1995 and recorded May 23, 1995 at Official Records Book 2061, Page 1154, created Hawthorne from lots 1 to 46 of the Southampton Unit One plat; the Second and Third Supplements added 32 lots from two later plats.
Hawthorne Estates is fee simple: you own the house and the lot outright. It has no association of its own. It is a “Neighborhood” of Stonebridge Country Club Community Association, Inc., the Chapter 720 master association that is also the club, and an advisory Hawthorne Estates Neighborhood Advisory Committee proposes its budget. The practical result for a buyer: one bill, one estoppel certificate and one disclosure summary, where a buyer in any of Stonebridge’s six condominiums handles two associations.
There is no neighborhood pool or clubhouse: 74 of the 78 homes have a private pool, and the shared pool is the club’s resort-style pool beside The Bistro. There is no new construction: the Southampton planned unit development, also known as Stonebridge, is closed out. There is no age restriction and no community development district: every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll. And there is no dock or boating, because the Declaration makes the lakes “aesthetic amenities only.”
The county roll dates Hawthorne’s homes from 1995 to 2000: six in 1995, 13 in 1996, 18 in 1997, 17 in 1998, 15 in 1999 and nine in 2000. Every home therefore postdates Hurricane Andrew and predates Florida’s first statewide building code, which took effect March 1, 2002. At 26 to 31 years old, the roof permit, the openings and the wind mitigation report matter more than the model name.
Three name traps catch buyers. The Florida Division of Corporations lists an inactive Jacksonville homeowners association named Hawthorne Estates that has nothing to do with Stonebridge. 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 on this page is drawn from the Stonebridge development only and assigned to Hawthorne by street and house number.
Hawthorne Estates at Stonebridge buyers work with McGreevy and Comisar because the purchase turns on records a listing does not show: which of the 78 homes have sold and for what, which two MLS sales the county never graded as market sales, which streets map in Zone AE, and what the club charges before and after closing.
Those are career numbers across Lee and Collier County. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; as its leaders, our team has closed over $2.5 billion in real estate.
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 every Hawthorne sale from two independent public systems, the Southwest Florida MLS and Collier County’s recorded deeds, with the source, the window and the count beside every figure.
McGreevy and Comisar are a top-reviewed Naples buyer’s team on Google. The quotes below are genuine five-star client reviews in each reviewer’s own words; we publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Marko Zegarac, verified Google review
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Katie Whalen Polewski, verified Google review
★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review
In Hawthorne your agent should put five things in front of you before you are committed: every recorded and MLS sale on the four streets, sorted by size and pool; the master estoppel and the Section 720.401 disclosure summary; the elevation certificate or a flood determination for the house; the roof permit date and a current wind mitigation report; and, on lots 1 to 10, the recorded preservation easement. Anything less leaves you pricing a house you have not fully seen.
This Hawthorne Estates at Stonebridge buyer page runs in the order a purchase happens: the market on both records, the streets and the homes, the yearly cost and the entry charges, the club, the steps and documents, flood, insurance, taxes and rules, then how we find, negotiate and close. Jump to any section below.
We track Hawthorne Estates at Stonebridge through two independent records rather than a portal: every Southwest Florida MLS closing on its 78 lots for the five years to September 26, 2026, six in all, and every qualified sale in the Collier County Property Appraiser’s sales file, ten from August 2018 to January 2026. Both are published here, labeled and never blended.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
In the last 12 months we tracked every Stonebridge Country Club closing on the Southwest Florida MLS, 33 in the twelve months to September 24, 2026, and assigned each to its neighborhood by street and house number; one was in Hawthorne. For this page we tracked the full five years, 190 Stonebridge closings from September 26, 2021 to September 26, 2026, of which six were Hawthorne homes, and every qualified county sale on the 78 lots back to the first building-era sales in 1995.
The two records overlap but are not the same list. The county keeps as qualified only the deeds it grades as arm’s-length market sales, and it files houses by plat, while Hawthorne’s 78 lots sit on three plats shared with Thornbrooke and Shoreham; we assign every house by the lot ranges in its recorded Supplemental Declaration, never by plat. Two Hawthorne MLS closings, a Springberry Circle home at $1,810,000 in August 2025 and a Winding Oaks Way home at $1,395,000 in April 2024, do not appear among the county’s qualified sales: in 2023 and 2024 the county recorded 16 deeds on Hawthorne homes and graded none of them a qualified market sale. And one qualified county sale, a Wexford Court home at $995,000 in January 2026, never appeared on the MLS. Our rule: the MLS for list price, days on market and sold-to-list; the county for recorded deed prices over a longer window.
A median of four or six sales is not a market. No MLS window reaches ten Hawthorne closings, the 60-month window holds six, so every MLS closing is listed below and no Hawthorne MLS median is published. The county record reaches ten qualified resales only when widened back to August 2018, so the county median on this page carries that window and n=10 beside it.
The Hawthorne Estates at Stonebridge market is thin and priced by the house. The Southwest Florida MLS recorded six Hawthorne closings in the five years to September 26, 2026, from $985,000 to $1,810,000, each at 87.46 to 100.00 percent of its final list price, and on September 24, 2026 no Hawthorne home was listed at all.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
No MLS window reaches ten Hawthorne closings, so here is every one, newest first.
| Closed | Street | MLS living area, sq ft | Final list price | Sold price | Sold-to-final-list | Days on market | Sold price per MLS living sq ft |
|---|---|---|---|---|---|---|---|
| October 16, 2025 | Springberry Circle | 2,395 | $1,050,000 | $985,000 | 93.81% | 6 | $411 |
| September 11, 2025 | Winding Oaks Way | 2,976 | $1,595,000 | $1,500,000 | 94.04% | 24 | $504 |
| August 13, 2025 | Springberry Circle | 3,030 | $1,895,000 | $1,810,000 | 95.51% | 13 | $597 |
| February 4, 2025 | Winding Oaks Way | 2,714 | $1,395,000 | $1,375,000 | 98.57% | 4 | $507 |
| April 9, 2024 | Winding Oaks Way | 2,511 | $1,395,000 | $1,395,000 | 100.00% | 5 | $556 |
| August 26, 2022 | Winding Oaks Way | 2,764 | $1,225,000 | $1,071,400 | 87.46% | 22 | $388 |
Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, Status Closed September 26, 2021 to September 26, 2026, retrieved September 26, 2026, assigned to Hawthorne Estates by street and house number. Sold-to-list divides the sold price by the final list price in force at closing. None of the six was a sold-data entry, so all six count in the ratio. Price per square foot is our arithmetic on MLS living area and is never compared with the county’s base-area figures. Total volume across the six: $8,136,400.
| Window to September 26, 2026 | Hawthorne MLS closings | Sold price range | Sold-to-final-list range | Days on market range |
|---|---|---|---|---|
| 24 months | 4 | $985,000 to $1,810,000 | 93.81% to 98.57% (n=4) | 4 to 24 |
| 36 months | 5 | $985,000 to $1,810,000 | 93.81% to 100.00% (n=5) | 4 to 24 |
| 60 months | 6 | $985,000 to $1,810,000 | 87.46% to 100.00% (n=6) | 4 to 24 |
For scale, the same pull counted 76 Stonebridge closings in 24 months, at a median sold-to-list of 95.4 percent (n=75, one sold-data entry excluded) and a median 31 days on market; the 19 fee-simple Stonebridge closings in those 24 months had a median sold price of $985,000 and a median sold-to-list of 95.5 percent. Hawthorne homes sold faster than that: no Hawthorne closing in five years took longer than 24 days.
Read sale by sale, the four closings of the last 24 months came in $20,000 to $95,000 under their final list prices, 93.81 to 98.57 percent. The one home that sold at 100 percent, in April 2024, sold in five days; the one that closed at 87.46 percent, in August 2022, had been listed at $1,225,000 and closed at $1,071,400. Because the ratio is measured against the final list price, a home cut before you arrived still shows a strong ratio, so we pull every Hawthorne listing’s full price history before you write. With fast sales and no competing Hawthorne inventory, a well-priced pool home is not a home to lowball; an overpriced one is a home to wait on.
Nothing in Hawthorne. On September 24, 2026 the Southwest Florida MLS showed nine active Stonebridge listings, asking $389,000 to $995,000: six condominiums, two Shoreham villas and one Thornbrooke home asking $995,000 with 1,917 square feet of living area after 129 days on market. Stonebridge as a whole carried about 3.3 months of supply (nine actives against 33 closings a year). For the live list, browse the team’s Stonebridge homes for sale on DomainRealtyGroup.com, and set an alert for the next Hawthorne listing.
Hawthorne Estates at Stonebridge had no home for sale on September 24, 2026 and six MLS closings in five years, and none of those six took longer than 24 days. The buyer who wins the next one is already financed, already holding the $21,020 yearly bill and the $18,399 in entry charges, and already clear on the street’s flood position.
Buying? Read how we represent buyers in Naples, then call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Selling a home to buy here? Start with a valuation of your current Hawthorne Estates home and call Jesse direct at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008.
The most recent Hawthorne closing on the MLS is a public-record sale, and it shows how a Hawthorne purchase lands on both records. On October 16, 2025, a Springberry Circle home closed at $985,000 after six days on market.
The county’s newest qualified Hawthorne sale never appeared on the MLS. A Wexford Court home recorded at $995,000 on January 29, 2026: a 1997 house of 2,308 square feet of base area with a screen enclosure and no private pool, on a 0.22-acre lot, $431 per county square foot. Its 2026 preliminary just value, $775,358, is the lowest in Hawthorne, and the deed came in 28 percent above it, our arithmetic. Our street point at that address mapped Zone AE on 8.23 feet of ground. A private sale within $10,000 of the only MLS closing in the same year says Hawthorne homes can trade quietly, which is one more reason to be known to the agents who list here before a home comes up.
A Hawthorne Estates at Stonebridge home has sold for $500,000 to $1,500,000 across the county’s ten most recent qualified resales, August 20, 2018 to January 29, 2026, at a median of $990,000 (n=10, the mean of the middle pair, $985,000 and $995,000) and a median of $410 per county base square foot.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file, 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The county’s Hawthorne record holds only seven qualified sales from January 2021 to August 20, 2026, so we widened the same sales file back until it held ten.
| Recorded | Street | County base area, sq ft | Deed price | Price per county base sq ft |
|---|---|---|---|---|
| August 20, 2018 | Wexford Court | 3,016 | $769,000 | $254.97 |
| October 4, 2018 | Springberry Circle | 3,030 | $675,000 | $222.77 |
| May 3, 2019 | Springberry Circle | 2,260 | $500,000 | $221.24 |
| March 1, 2021 | Winding Oaks Way | 3,131 | $849,900 | $271.45 |
| June 1, 2021 | Wexford Court | 3,016 | $1,415,000 | $469.16 |
| August 24, 2022 | Winding Oaks Way | 2,755 | $1,071,400 | $388.89 |
| January 31, 2025 | Winding Oaks Way | 2,714 | $1,375,000 | $506.63 |
| August 7, 2025 | Winding Oaks Way | 2,976 | $1,500,000 | $504.03 |
| October 14, 2025 | Springberry Circle | 2,260 | $985,000 | $435.84 |
| January 29, 2026 | Wexford Court | 2,308 | $995,000 | $431.11 |
Source: Collier County Property Appraiser sales file (files dated August 29, 2026), qualified improved sales only; base area from the 2026 preliminary roll. Median $990,000 (n=10, even); low $500,000; high $1,500,000; total $10,135,300. Median price per county base square foot $410.00 (the mean of the middle pair, $388.89 and $431.11). Two homes appear twice: one Wexford Court home recorded $769,000 in 2018 and $1,415,000 in 2021, with a pool, spa and screen enclosure the roll dates to 2021; one Springberry Circle home recorded $500,000 in 2019 and $985,000 in 2025. Neither pair cleanly measures appreciation.
The two newest county sales, $985,000 and $995,000, are the numbers an online estimate leans on. They are also two of the four Hawthorne homes the roll records without a private pool, and two of the smaller homes: 2,260 and 2,308 square feet of base area against a neighborhood median of 2,783. The two 2025 pool-home sales before them, 2,714 and 2,976 square feet, recorded $1,375,000 and $1,500,000, about $504 to $507 per base square foot against $431 to $436 for the no-pool pair. On the MLS, a 3,030 square-foot Springberry Circle pool home closed at $1,810,000 in August 2025. A buyer shopping a typical Hawthorne pool home should budget from the pool-home sales, not the two latest deeds; that is our reading of four county sales and one MLS closing, and four sales make a range, not a rate.
The county sales file reaches back to the first home sales. The first qualified sale on 75 of the 78 lots was recorded between December 1995 and December 2000, at a median of $396,800, which we read as the building-era sales rather than a builder’s price list.
| Period | Qualified sales | Median qualified sale | Median per county base sq ft |
|---|---|---|---|
| 1998 | 21 | $402,900 (n=21) | $145 |
| 2000 | 12 | $438,300 (n=12, mean of the middle pair) | $166 |
| 2004 | 10 | $640,000 (n=10, mean of the middle pair) | $250 |
| 2006 | 6 | $965,000 (n=6, middle pair both $965,000) | $338 |
| 2009 | 3 | $600,000 (n=3) | $261 |
| 2015 | 8 | $795,000 (n=8, mean of the middle pair) | $270 |
| 2018 | 3 | $769,000 (n=3) | $255 |
| 2025 | 3 | $1,375,000 (n=3) | $504 |
Collier County Property Appraiser sales file, qualified improved sales. Yearly medians swing with which homes sold, so read the per-foot column beside the price. The shape is the useful part: Hawthorne prices peaked in 2005 and 2006, fell by about a third into 2009, took until 2021 to pass the old peak in dollars, and roughly doubled per square foot from 2018 to 2025.
| Tax year | Roll | Median just value, 78 homes | Homesteaded homes |
|---|---|---|---|
| 2021 | Certified | $570,483 | 56 |
| 2022 | Certified | $917,624 | 58 |
| 2023 | Certified | $1,085,761 | 59 |
| 2024 | Certified | $986,004 | 59 |
| 2025 | Certified | $1,094,000 | 61 |
| 2026 | Preliminary | $1,023,784 | 61 |
Collier County Property Appraiser value history; medians of 78 are the mean of the middle pair. The median fell 6.4 percent on the 2026 preliminary roll, our arithmetic, and across the 78 homes the 2026 preliminary just value runs from $775,358 to $1,528,074. Just value is a mass-appraisal figure, not a price: the most recent deed came in 28 percent above its home’s just value.
The MLS divides by the living area an agent enters; the county divides by its own base area for the residence building. The Springberry Circle home that closed in October 2025 shows both: 2,395 square feet of MLS living area and 2,260 of county base area, so $411 a square foot on one record and $436 on the other for the same $985,000. On the MLS, the six Hawthorne closings ran $388 to $597 per living square foot; on the county record, the ten qualified resales ran $221 to $507 per base square foot. Neither can be restated against the other’s denominator, and this page never does.
The right Hawthorne Estates street depends on lot size, flood posture and how many neighbors you want: Winding Oaks Way holds 53 of the 78 homes on the community’s loop road, while Wexford Court, Springberry Circle and Essex Circle hold 25 homes on the biggest lots, and the only three flood test points in Zone AE.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; FEMA National Flood Hazard Layer, queried 23 Sep 2026)
| Street | Homes | House numbers | Median lot | Median county base area | Private pools | Flood, our street points |
|---|---|---|---|---|---|---|
| Winding Oaks Way | 53 | 1848 to 1996 | 0.23 acre | 2,785 sq ft | 51 of 53 | not tested in Hawthorne |
| Wexford Court | 10 | 1943 to 1964 | 0.245 acre | 2,597 sq ft | 9 of 10 | Zone AE at one point |
| Springberry Circle | 9 | 1923 to 1940 | 0.29 acre | 2,770 sq ft | 8 of 9 | Zone AE at two points |
| Essex Circle | 6 | 1971 to 1980 | 0.32 acre | 2,901 sq ft | 6 of 6 | could not be geocoded |
| All Hawthorne Estates | 78 | 0.24 acre | 2,783 sq ft | 74 of 78 |
Source: Collier County Property Appraiser 2026 preliminary roll, residence building rows; FEMA street-point tests queried September 23, 2026.
Two-thirds of Hawthorne sits on Winding Oaks Way, the community’s two-mile spine road, between Thornbrooke’s house numbers and the clubhouse at 2100 Winding Oaks Way. Five of the six MLS closings in five years were on Winding Oaks Way, at $1,071,400 to $1,500,000, so this is the street with the deepest comparable set. Lots are a median 0.23 acre, 51 of the 53 homes have a pool, and no Hawthorne address on Winding Oaks Way was among our flood test points, so a lender’s flood determination for the house is the first flood document to ask for.
Wexford Court’s ten homes sit on lots of a median 0.245 acre, and nine have a pool. Its even-numbered homes from 1952 to 1964 are among the ten Hawthorne lots under a recorded preservation easement to Collier County. The county’s newest qualified Hawthorne sale, $995,000 in January 2026, was a Wexford Court home, and our Wexford Court street point mapped Zone AE on 8.23 feet of ground.
Springberry Circle’s nine homes sit on lots of a median 0.29 acre, the second largest in Hawthorne, with a median base area of 2,770 square feet. It produced both the highest MLS closing in five years, $1,810,000 in August 2025, and the most recent, $985,000 in October 2025, which is the size-and-pool spread in one street. Both of our Springberry points mapped Zone AE, on 6.03 and 7.41 feet of ground, the lowest readings in Stonebridge.
Essex Circle’s six homes have the largest lots in Hawthorne, a median 0.32 acre, the largest median base area, 2,901 square feet, and a pool on every lot. No Essex Circle sale appears in the recent records on this page. Essex Circle could not be geocoded, so it was not tested; given its neighbors on Springberry and Wexford, it is the first Hawthorne street where we would ask for an elevation certificate.
Lots 1 to 10 of Southampton Unit One carry a Preservation Easement granted to Collier County and maintained by the association, recorded at Official Records Book 2056, Pages 26 to 55, and referenced in the Second Supplemental Declaration. On the roll those ten lots are the odd-numbered homes at 1969 to 1989 Winding Oaks Way and the even-numbered homes at 1952 to 1964 Wexford Court. We did not open the instrument itself, so a buyer of one of those lots should read it before planning a pool deck, a cage extension or any clearing at the back of the lot.
Hawthorne Estates at Stonebridge homes are detached single-family houses of 2,182 to 3,138 square feet of county base area, a median of 2,783, built from 1995 to 2000 on lots of 0.20 to 0.39 acre; 74 of 78 have a private pool, 48 a spa and 76 a screen enclosure, and every roof must be concrete tile.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; club Supplemental Declarations compilation, June 2020)
The county roll does not record bedroom or bathroom counts, and no Hawthorne floor-plan brochure survives in the public record we searched, so we describe the homes by what the roll records. Fourteen homes are under 2,500 square feet of base area, 40 are from 2,500 to 2,999 and 24 are 3,000 or more; the median adjusted area is 3,273. That places Hawthorne well above Thornbrooke’s 1,933 square-foot median and close to Manchester’s 2,909, the largest homes in Stonebridge. Base area is not listing living area, so ask for both on any home you tour.
Pools are a feature of the lot, not of the neighborhood: there is no Hawthorne common pool. The roll records a private pool at 74 of the 78 homes, a spa at 48 and a screen enclosure at 76. The four homes without a pool row are two on Winding Oaks Way, one on Springberry Circle and one on Wexford Court, and the last two are the two most recent county sales. If a pool matters to you, and in Hawthorne it moves the price, confirm the pool, its equipment age and the cage permit at the first showing.
The First Supplemental Declaration requires concrete tile roofs in Hawthorne Estates, with like-kind replacement, so the roofing question for a buyer is age and permit date, not material. On a 1995 to 2000 house an original tile roof is now 26 to 31 years old; a documented re-roof permitted on or after March 1, 2002 is the single most useful fact for your insurer. The county roll’s extra-feature rows date scattered owner work on individual lots from 2005 to 2025; individual permits were not pulled for this page, so ask the seller for the roof, window, door and pool permits and verify them with Collier County.
The association maintains Hawthorne’s lawns and landscaping and runs the central irrigation system every lot must connect to, paid through the neighborhood fee. The owner handles the roof, exterior paint to the neighborhood committee’s standards, the pool, the cage and insurance. A 2020 amendment to the First Supplement set a single approved mailbox style, painted through the advisory committee.
Owning a Hawthorne Estates at Stonebridge home costs $21,020 a year in association charges for FY2027: the $17,600 club-level bill every Stonebridge residence pays plus Hawthorne’s $3,420 neighborhood fee, about $1,752 a month, billed together by the master association. Property tax, insurance and your own maintenance come on top; there is no CDD and no food minimum.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026 and Cost of Ownership page, retrieved 24 Sep 2026; archived club schedules FY2019 to FY2025)
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 | Annual |
|---|---|
| Country Club Dues | $9,094 |
| Master Base Assessment (CAM) | $2,667 on the fee schedule, $2,869 on the web page |
| Master Association Capital Reserves | $2,869 on the fee schedule, $2,667 on the web page |
| Clubhouse Renovation Fee | $1,920 |
| F&B Service Charge | $950 |
| Strategic Reserves, new | $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. FY2027 adds a new $100 Strategic Reserves line.
| Fiscal year | Hawthorne Estates neighborhood fee |
|---|---|
| FY2019 | $2,568.92 |
| FY2020 | $2,615.52 |
| FY2021 | $2,231.12 |
| FY2022 | $2,289.12 |
| FY2025 | $3,116 |
| FY2026 | not published; the club’s FY2026 schedule is members-only |
| FY2027 | $3,420, billed $855 a quarter |
Sources: archived club cost-of-ownership pages and schedules for FY2019 to FY2022, the April 2025 schedule and the FY2027 schedule. FY2023 and FY2024 neighborhood fees are not in the documents we read. From FY2019 to FY2027 the Hawthorne fee rose 33 percent, our arithmetic, far less than the club layer, which roughly doubled. Among the four fee-simple neighborhoods, Hawthorne’s $3,420 sits above Thornbrooke’s $2,412 and Manchester’s $2,916 and below Shoreham’s $4,560; Hawthorne’s larger lots mean more lawn to mow and irrigate, the likeliest reason, which the neighborhood budget would confirm.
An illustration, labeled plainly: the FY2027 association charges plus a first-year property tax at the 2025 millage of 9.5058, with no exemption, on a taxable value equal to three recent Hawthorne prices. The tax figure is our arithmetic to show the reset, not a quote, and the county’s just value usually lands below the price paid.
| Price | Association charges, FY2027 | Illustrative tax, no exemption | Subtotal | Still to add |
|---|---|---|---|---|
| $990,000, the county median (n=10) | $21,020 | about $9,411 | about $30,431 | homeowners, wind and flood insurance |
| $1,375,000, a 2025 pool-home sale | $21,020 | about $13,071 | about $34,091 | homeowners, wind and flood insurance |
| $1,500,000, a 2025 pool-home sale | $21,020 | about $14,259 | about $35,279 | homeowners, wind and flood insurance |
A homestead exemption, if you qualify and file, lowers the tax column; insurance, pool service and golf usage fees raise the total. A member’s round with a cart is $35 in FY2027.
Included in the club-level bill: membership with golf at no green fee, tennis on five Har-Tru courts, the fitness center, the resort-style pool, the gates and roving patrol, common-area landscaping, bulk television, master reserves, the renovation loan and the dining service charge. Included in the Hawthorne fee: your lawn, landscaping and irrigation. Not included: a cart or walking fee per round ($35 or $29 for 18 holes), fitness classes ($7), guest fees, dining, your roof, exterior paint, pool and cage, property tax, insurance, utilities, a $15 gate bar code plus tax, and the one-time charges at purchase.
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. It is billed at $480 a quarter inside the club bill, not as a balance due at sale. The loan’s lender, principal, rate and balance are not published; the association’s audited financial statements are the document to request.
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. 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. 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.
An outside buyer of a Hawthorne Estates home pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the association at closing under the FY2027 schedule, plus a $600 membership transfer fee and a $299 estoppel fee, $18,399 in all, about 1.9 percent of a $990,000 price. The schedule lists the contribution for an existing owner as $0.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026, retrieved 24 Sep 2026; FY2025 schedule updated 11 Apr 2025, archived copy)
| Charge, FY2027 | Amount |
|---|---|
| New Owner Capital Contribution, new (outside) buyer | $17,500 |
| New Owner Capital Contribution, existing owner | $0 |
| Membership Transfer Fee | $600 |
| Estoppel Fee | $299 |
| Outside buyer’s cash to the association | $18,399, our sum |
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. As a share of price, $18,399 is about 1.9 percent at $990,000, 1.3 percent at $1,375,000 and 1.2 percent at $1,500,000, 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. A buyer who priced Stonebridge before April 2025 remembers a number about $11,300 smaller.
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 Carrington or Braeburn owner moving up to a Hawthorne pool home is the move this rule was written for; time both closings with the one-year window in mind.
The buyer. The Declaration says “a non-refundable 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 a seller credit toward it is a fair ask when a listing has sat. Nothing is refunded when you later sell: membership is non-equity, so the club’s value is carried in the price of the home.
Stonebridge Country Club membership is automatic, bundled and non-equity for every Hawthorne Estates owner. 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, with no deposit to pay and nothing to refund when you sell.
Data updated: September 2026 (club membership, real estate and Cost of Ownership pages, retrieved 24 Sep 2026; member-era Declaration, archived copy)
“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. Owners took control from Taylor Woodrow at a turnover meeting on November 1, 2001.
The course is 18 holes, par 71, 6,414 yards from the back tee (Tee I) down to 4,068 yards from the forward tee, across six rated tee sets, with a 71.6 rating and 136 slope from the back tee, per the club. Gene Bates laid it out, and Kipp Schulties redesigned it in 2023. Members pay no green fee, only $35 for 18 holes with a cart or $29 walking in FY2027. The club lists five Har-Tru tennis courts open 8:00 a.m. to 10:00 p.m. daily and a fitness center; no pickleball appears in the club’s published schedules. The new Bistro and resort-style pool were open by spring 2024: a trade publication reported in May 2024 that they opened that March.
By house number Hawthorne runs along Winding Oaks Way toward the clubhouse at 2100 Winding Oaks Way, and by our arithmetic on the school district’s coordinates a Springberry Circle home is about 0.3 mile, straight line, from the clubhouse. For a buyer who will use the club daily, that proximity is part of what a Hawthorne address buys.
Stonebridge has two gated entrances, on Immokalee Road and on Airport-Pulling Road North. The club advertises a 24-hour guarded gatehouse, and its FY2025 budget shows the Airport-Pulling Road gate staffed (management listed un-staffing it as a $75,000 savings option and kept it). The Declaration adds that the association “shall not in any way be considered an insurer or guarantor of security.”
Buying in Hawthorne Estates at Stonebridge runs in eight steps: choose the street and the size, get financed and set alerts before a listing appears, check the house’s flood position, write the offer with the right calendar, order the master estoppel and the disclosure summary, clear inspections and insurance, confirm the tax reset, and close and join the club.
Data updated: September 2026 (club real estate page and FY2027 schedule, retrieved 24 Sep 2026; FEMA National Flood Hazard Layer, queried 23 Sep 2026)
Decide between Winding Oaks Way and the three short streets, and between the under-2,500 square-foot homes and the 2,700 to 3,100 square-foot pool homes that make up most of Hawthorne. That choice fixes your comparable set, your likely price band and your flood question.
With no Hawthorne home listed on September 24, 2026 and five of the six MLS closings selling in 24 days or less, pre-approval and a saved search come first. A buyer who needs a week to get a lender letter will usually be reading about the sale.
Ask Collier County’s Flood Info Hotline for a determination on the specific address and whether the county holds an elevation certificate on file. On Springberry Circle, Wexford Court and Essex Circle, assume you will need one.
Make the inspection period long enough for the estoppel, the elevation certificate, a wind mitigation inspection and insurance quotes. Price against Hawthorne’s own record, sorted by size and pool, and the home’s full listing history rather than the asking price alone.
The master association’s estoppel costs $299 for FY2027 and comes from the Controller’s office listed on the club’s real estate page; the Declaration requires it within 15 days. Confirm in writing that you received the Section 720.401 disclosure summary before you signed, because that date starts or ends your cancellation right.
Order a general inspection, a wind mitigation inspection on form OIR-B1-1802, a pool inspection and a four-point inspection if the carrier asks. Get the roof’s permit date in writing and insurance quotes before the inspection period ends.
Budget from your price, not the seller’s bill. Ask the Collier County Property Appraiser’s office which exemptions you qualify for, and ask your lender to escrow off the projected figure.
Membership attaches at closing: the capital contribution and transfer fee are paid to the association at closing in the amounts the estoppel states. Order your resident gate bar code ($15 plus sales tax on the FY2027 schedule) and, in your first week as a Collier County resident, pick up the free county beach parking permit at Veterans Community Park, about 1.7 miles away.
A Hawthorne Estates at Stonebridge buyer should request the master association estoppel, the Section 720.401 disclosure summary before signing, the FY2027 fee schedule and the seller’s account statement, the Declaration and the three Hawthorne Supplemental Declarations, the preservation easement on lots 1 to 10, the elevation certificate, the roof permit and a current wind mitigation report.
Data updated: September 2026 (club governing documents and real estate pages, retrieved 24 Sep 2026; Florida Statutes 720.30851 and 720.401, current text, retrieved 23 Sep 2026)
A Hawthorne purchase needs one estoppel certificate, from Stonebridge Country Club Community Association, Inc. Because Hawthorne has no corporation of its own, there is no second certificate; any entity named Hawthorne Estates found elsewhere on the state record is unrelated to Stonebridge. The certificate should state the quarterly club charges and neighborhood fee, any unpaid balance, the contribution and transfer fee to be collected from you, and whether you qualify as an existing owner. Under the Declaration a buyer is jointly and severally liable with the seller for unpaid assessments, so the estoppel is how you make sure the seller pays them at closing. Florida’s 2024 amendments to Section 720.30851 cap a standard certificate for a current account at $299 and allow set additions for an expedited or delinquent account.
Hawthorne is a parcel in a mandatory Chapter 720 homeowners association, so Section 720.401 applies. Timing is pre-contract: the disclosure summary must be supplied “before executing the contract for sale,” and on a resale the parcel owner, the seller, supplies it. The contract must carry the statute’s voidability clause, and if the summary is not delivered first, the buyer may cancel “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first”; that right cannot be waived and ends at closing. Section 720.401(2) is a real fork: the statute does not apply to associations under Chapters 718, 719, 721 or 723, which is why Stonebridge’s six condominiums run their resale disclosure under Chapter 718 instead, even inside the same Chapter 720 master. A Hawthorne purchase sits on the Chapter 720 side of that fork. Ask your closing agent or attorney to confirm the paperwork for your contract; this is information, not legal advice.
| Date | Instrument | What it does for Hawthorne |
|---|---|---|
| August 28, 1992 | Southampton Unit One plat, Plat Book 19, Page 92 | Lots 1 to 46 |
| March 17, 1995 | Amended and Restated Declaration, OR 2040, Page 1 | The master covenants every Hawthorne lot is under |
| 1995 | Preservation Easement, OR 2056, Pages 26 to 55 | Burdens lots 1 to 10; granted to Collier County |
| May 23, 1995 | First Supplemental Declaration, OR 2061, Page 1154 | Creates Hawthorne Estates from lots 1 to 46; concrete tile roofs |
| September 19, 1995 | Second Supplemental Declaration, OR 2101, Page 152 | Adds lots 47 to 56 and 82 to 93 |
| January 10, 1996 | Third Supplemental Declaration, OR 2137, Page 640 | Adds lots 94 to 99 and 163 to 166 |
| February 9, 1996 | Fourth Supplemental Declaration, OR 2147, Page 1335 | Club facilities to be deeded to the association |
| June 5, 2020 | Certificate of Amendment to the First Supplement | Hawthorne mailbox standard |
Every instrument can be pulled by book and page in the Collier Clerk’s Official Records search; the Supplemental Declarations are also in the club’s June 2020 compilation.
| Missing figure | How a buyer gets it |
|---|---|
| FY2026 Hawthorne neighborhood fee | the seller downloads the members-only schedule, or the estoppel shows it |
| Which FY2027 master label is correct | the Board’s FY2027 dues resolution, requested in writing |
| Renovation loan terms | the association’s audited financial statements |
| Building-level flood zone and lowest-floor elevation | the elevation certificate or a lender flood determination |
| Roof, window and pool permits | the seller, verified with Collier County permit records |
| What the preservation easement restricts | the recorded easement, OR 2056, Pages 26 to 55 |
Hawthorne Estates at Stonebridge holds the lowest ground we measured in Stonebridge Country Club. All three street points we tested, two on Springberry Circle and one on Wexford Court, mapped FEMA Zone AE on panel 12021C0194J, effective February 8, 2024, at 6.0 to 8.2 feet of ground against a nearby base flood elevation of about 9 feet. Street points are not buildings.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried 23 Sep 2026; USGS 3D Elevation Program lidar; Florida Division of Emergency Management storm surge zones, queried 23 Sep 2026)
| Point tested | FEMA zone, 2024 map | In the Special Flood Hazard Area? | Panel | Ground, ft NAVD88 | State surge zone |
|---|---|---|---|---|---|
| Springberry Circle, first point | AE | Yes | 0194J | 7.41 | Category 1 |
| Springberry Circle, street point | AE | Yes | 0194J | 6.03 | Category 1 |
| Wexford Court | AE | Yes | 0194J | 8.23 | Category 1 |
Geocoded with the U.S. Census geocoder, queried against FEMA’s National Flood Hazard Layer, with ground elevation from USGS lidar. For comparison, 17 of the 21 points tested across Stonebridge mapped shaded Zone X, outside the high-risk area, at 9.4 to 10.6 feet, including the clubhouse and a Manchester Court point. Essex Circle could not be geocoded, and no Hawthorne address on Winding Oaks Way was tested.
Zone AE is the 1 percent annual chance floodplain with a base flood elevation, and a federally backed mortgage on a building in it normally requires flood insurance. The nearest FEMA base flood elevation line to the Springberry and Wexford points reads about 9.0 feet NAVD88, so the street at those points sits roughly 0.8 to 3 feet below it, our arithmetic. House pads are usually built above the street, which is why the elevation certificate, not the street, decides the rating on a house; applying the line to a specific home is our inference until a surveyor does it. No map revision applies to Stonebridge, though FEMA revalidated a list of older letters of map change for specific Stonebridge buildings and lots with the 2024 maps, so ask whether the house you want is on it.
Collier County’s March 2026 Floodplain Protection Newsletter sets two rules that matter for a Hawthorne home in Zone AE. New or replaced air conditioners, generators and similar equipment must be elevated to the base flood elevation plus 1 foot. And if improvement or repair costs reach 50 percent of the building’s pre-work market value, the whole structure must be brought into compliance. Plan a major renovation of a Springberry or Wexford home with both in mind.
The state’s surge planning model returns Category 1 at the Springberry and Wexford pocket, the only Category 1 result we found in Stonebridge, and Category 2 at most other points. It is a planning model, not a forecast or a depth. 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); that is the community record, not any single home’s.
Insuring a Hawthorne Estates at Stonebridge home starts from four documented facts: the owner carries homeowners, wind and flood coverage; three tested street points are in Zone AE; every home dates from 1995 to 2000, before the statewide building code; and Citizens will require flood coverage on all its wind policies from January 1, 2027.
Data updated: September 2026 (Citizens Property Insurance flood requirement page, retrieved 23 Sep 2026; Collier County 2026 Floodplain Protection Newsletter; club Hurricane Shutter Standards, retrieved 24 Sep 2026)
Unlike Shoreham’s villas or the six condominiums, where an association insures the building, a Hawthorne owner insures the whole house: a homeowners policy with wind, plus separate flood. No source we hold supports a premium for any Hawthorne home, so this page publishes none. With the flood determination, the elevation certificate, the wind mitigation report, the roof permit date and a four-point inspection, a licensed Florida insurance agent can quote a specific address inside your inspection period.
Citizens Property Insurance requires its personal residential policyholders with wind coverage to carry flood insurance, phased in by dwelling value.
| Citizens policy with wind coverage, dwelling value | Flood insurance required from |
|---|---|
| $600,000 or more | January 1, 2024 |
| $500,000 or more | January 1, 2025 |
| $400,000 or more | January 1, 2026 |
| All policies | January 1, 2027 |
A Hawthorne owner insured through Citizens needs flood coverage by January 1, 2027 at the latest, whatever the zone, so carry flood in the budget from the start.
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. By our application of the published threshold, new or replacement glazed openings here need impact-rated products or approved shutters, and a permit reviewer decides each job.
Wind credits come from the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802. On a Hawthorne house the building-code question usually answers “not FBC,” so the credits come from the rest: a roof permitted on or after March 1, 2002, which here usually means a documented re-roof; roof-deck attachment and roof-to-wall connections verified in the attic; roof shape, where a hip roof earns the largest single credit; secondary water resistance, normally added at re-roof; and opening protection on every glazed opening and the garage door.
The club’s Hurricane Shutter Standards decide which device may stay in storm-ready position from May 1 to November 30, by view.
| Device | Street view | Side view | Golf course view | Preserve view |
|---|---|---|---|---|
| Clear panels, opaque panels, rolling, accordion, wind screen or fabric | Yes | Yes | Yes | Yes |
| Strap and buckle | No | No | Yes | Yes |
| Bahama and colonial | No | Yes | Yes | Yes |
| Plywood | No | No | No | Yes |
For the ten Hawthorne lots under the preservation easement, the preserve-view column is the one to read. Any new shutter or window still needs Architectural Review Committee approval.
Florida’s My Safe Florida Home program offers a free wind inspection and matching hardening grants, but it caps insured value at $700,000, so few Hawthorne homes are likely to qualify, by our inference from just values. Collier County holds a Class 5 rating in FEMA’s Community Rating System, a 25 percent discount on eligible NFIP policies.
Budget on the reset, not the seller’s bill. Hawthorne Estates at Stonebridge sits in millage area 133 of unincorporated Collier County, which carried 9.5058 mills for tax year 2025, about $951 a year per $100,000 of taxable value. The 2026 preliminary median Hawthorne bill is $5,943, from $3,872 to $11,691, at 9.4020 proposed mills.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026; Collier County Tax Collector, retrieved 24 Sep 2026)
Hawthorne is 78.2 percent homesteaded, 61 of 78 homes, the highest share in Stonebridge. Homesteaded owners’ assessments have been capped for years under Florida’s Save Our Homes limitation, and the cap and the exemption follow the owner, not the house. A buyer’s taxes are recalculated on the new assessment after the sale, portability aside, so the gap between the seller’s bill and yours is wider in Hawthorne than anywhere else in the gate.
At the 2025 rate on a taxable value equal to the price, with no exemption, against Hawthorne’s median bill today. An illustration of the mechanism, not a quote.
| Price | Illustrative tax | Hawthorne median bill, 2026 preliminary | Difference |
|---|---|---|---|
| $990,000 | about $9,411 | $5,943 | about $3,468 more |
| $1,375,000 | about $13,071 | $5,943 | about $7,128 more |
| $1,500,000 | about $14,259 | $5,943 | about $8,316 more |
A buyer who will not homestead should expect the largest jump; one who will should file for the exemption and ask about portability of a prior Florida homestead.
Collier County mails tax bills on October 31, with a 4 percent discount for paying in November, 3 percent in December, 2 percent in January and 1 percent in February; bills are due in March and delinquent April 1, per the Collier County Tax Collector. 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.
Five Hawthorne Estates at Stonebridge rules decide purchases: leases run 30 days minimum, no more than four a year, whole home only; boats, trailers, RVs and commercial vehicles live inside an enclosed garage; every exterior change needs Architectural Review Committee approval; roofs must be concrete tile; and “For Sale” signs are barred.
Data updated: September 2026 (member-era Amended and Restated Declaration, archived copy; Supplemental Declarations compilation, June 2020; club open house rules, retrieved 24 Sep 2026)
Under the master Declaration, a Hawthorne home may be leased as a whole unit, in writing, for at least 30 days, no more than four times in a calendar year, with no subleasing without Board approval. Hawthorne’s supplements add no leasing rules of their own that we found. With 61 of 78 homes homesteaded, at most 17 Hawthorne homes can be seasonal homes or rentals, so a lease-heavy plan here would be unusual. An owner’s club rights may be delegated to a tenant under the Declaration.
The master Declaration allows dogs, cats or other usual household pets in a reasonable number set by the Board, leashed whenever outside the home, picked up after at the risk of a fine of up to $50 an occurrence, and never on the golf course. Hawthorne’s supplements add no pet limits, and tenants are not barred from pets here, unlike five of the condominiums.
Commercial or lettered vehicles, RVs, trailers, campers, boats and boat trailers may be kept only inside an enclosed garage, and garage doors stay closed except to come and go. A boat that does not fit in the garage has to live somewhere else, so measure before you offer.
The Architectural Review Committee approves every exterior change, pool, driveway, screen enclosure and landscaping change. In Hawthorne the First Supplement requires concrete tile roofs with like-kind replacement, and a 2020 amendment sets the mailbox standard. A home business is allowed only if it is invisible from outside, zoning-compliant and without client traffic.
Under the club’s open house rules, an open house must be registered with the association office by 1:00 p.m. Friday and may use only the approved Stonebridge sign, noon to 5 p.m., no more than twice a week. No “For Sale” signs are allowed on the home or in a vehicle, so a Hawthorne listing will not announce itself from the street.
Hawthorne Estates is not age-restricted: the Stonebridge master Declaration carries no 55-plus restriction, and Hawthorne’s supplements add none. The club’s golf rules require juniors under 16 to be accompanied on the course, a club rule rather than a housing restriction.
The biggest change near Hawthorne Estates at Stonebridge is Collier County’s widening of Airport-Pulling Road from four to six lanes along Stonebridge’s west side, a $42.0 million project with no noise wall, which the county said was anticipated to begin in June 2026 and last up to two years. A Livingston Road flyover and an I-75 interchange rebuild are also planned nearby.
Data updated: September 2026 (Collier County Transportation 60 percent design handout and comment responses; FDOT project page; Gulfshore Business and Naples Press reporting, retrieved 23 Sep 2026)
The widening runs from Vanderbilt Beach Road to Immokalee Road, past the Airport-Pulling gate. Stonebridge residents asked for a noise wall; the county’s comment responses say its noise study found no barrier cost-reasonable and feasible, so none will be built. We have not measured which Hawthorne lots sit closest to Airport-Pulling Road; if road noise matters to you, stand in the backyard at a showing.
About a mile east of the Immokalee gate, Collier County approved a design contract on July 28, 2026 for a Livingston Road flyover over Immokalee Road, and FDOT’s diverging diamond interchange at I-75 and Immokalee Road is expected to start construction in early 2027. The Henley, 336 apartments on Airport-Pulling Road south of Orange Blossom Drive, targets completion in summer 2027, and NCH has planned 250 units of workforce housing behind 1100 Immokalee Road with zoning pending. Hawthorne has no vacant lot, so every change is outside the gates.
We find the right Hawthorne Estates at Stonebridge home by fixing the street, the size and the pool first, then watching a neighborhood that has closed about one MLS sale a year closely enough to hear about the right home early. The search weighs lot size, flood position, roof age, preserve easement and road noise before a showing is booked.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser 2026 preliminary roll, 29 Aug 2026)
A portal filter set to “Stonebridge, single-family” returns Thornbrooke, Hawthorne and Manchester homes that share a gate and little else. We start the other way round: tell us whether you want a 0.3-acre lot, a preserve view, 3,000 square feet, a spa, or a Winding Oaks Way address close to the clubhouse, and we will tell you which of Hawthorne’s four streets hold those homes before a listing appears.
Hawthorne is the most owner-occupied neighborhood in Stonebridge: 61 of 78 homes are homesteaded and 66 of 78 tax bills go to a Florida mailing address, and by our count of the roll 36 of the 78 homes are held in a trust, which usually signals estate planning by long-term owners. Owners like that sell on life events, not seasons, and sometimes privately, as the January 2026 Wexford Court sale did. Being known to the agents who work Stonebridge is how a buyer hears early.
Every buyer and agent enters through a guarded gate, open houses must be registered by Friday at 1:00 p.m., and no “For Sale” sign may stand on a Hawthorne lawn. That thins casual traffic and favors the prepared buyer whose agent already knows which homes are coming.
On every Hawthorne tour we check what a listing does not say: the roof’s permit date and the opening protection; the pool, spa and cage and their equipment age; whether the lot backs to fairway, lake or preserve and where it sits against the AE edge; whether it is one of the ten preserve-easement lots; and how much of the Airport-Pulling Road widening you will hear.
The right way to watch a neighborhood with about one MLS sale a year is a saved search with alerts, tuned to Hawthorne’s streets, size and pool. Set one up through our site, browse the current Stonebridge Country Club listings on DomainRealtyGroup.com, or call Marc at (239) 287-5873 and we will tune it for you from our buyer resources for Naples.
We negotiate a Hawthorne Estates at Stonebridge purchase on the record: six MLS closings in five years at 87.46 to 100.00 percent of final list, the last four within 24 days, a county record that separates pool homes from no-pool homes, homes 26 to 31 years old, and $18,399 in association charges that belong in the price conversation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We price a Hawthorne home against the sales that actually match it: same street or lot size, similar base area, pool or no pool. A 2,300 square-foot no-pool home priced off the $1,500,000 pool-home sale is asking too much; a 3,000 square-foot pool home priced off the $985,000 deed may be the buy of the year. We also pull the listing’s full price history, because a home cut twice tells you more than its final ratio.
On a 1995 to 2000 house, the roof, the openings, the pool equipment, the air conditioning and the electrical panel all show up in the inspection and the insurance quote, and quotes obtained inside the inspection period turn condition into numbers. An original roof on a Zone AE street is a legitimate item for the price conversation, raised in writing with the quote 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 Hawthorne contract runs on outside clocks: the master estoppel, which the Declaration gives the association 15 days to issue; the Section 720.401 summary before signing; the elevation certificate if none exists; 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 the estoppel, the elevation certificate and the insurance quotes arrive before your deposit goes hard.
A Hawthorne Estates at Stonebridge buyer pays ordinary Florida closing costs plus community items: $18,399 to the association as an outside buyer, the prorated club and neighborhood 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, retrieved 24 Sep 2026; Florida Administrative Code Rule 69O-186.003; Florida Statutes 201.08 and 199.133, retrieved 23 Sep 2026)
An outside buyer’s settlement statement carries the $17,500 New Owner Capital Contribution and the $600 membership transfer fee to the association, and the $299 master estoppel fee unless the contract assigns it to the seller. There is no second association, so there is no second estoppel or application fee. An existing owner who qualifies under the FY2027 schedule pays a $0 contribution.
Florida sets the owner’s title insurance premium by state rule, at $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1 million to $5 million. In Collier County the buyer customarily selects the closing agent and pays the owner’s policy, though the contract controls.
| Purchase price | Estimated owner’s policy premium, our arithmetic on the promulgated rate |
|---|---|
| $990,000, the county median (n=10) | about $5,025 |
| $1,375,000 | about $6,013 |
| $1,500,000 | about $6,325 |
| $1,810,000, the highest MLS closing in five years | about $7,100 |
Estimates only; reissue credits and rounding change the figure, and the lender’s policy on a financed purchase is a separate buyer cost.
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 $792,000 loan, 80 percent of $990,000, that is about $2,772 and $1,584; on a $1,100,000 loan, 80 percent of $1,375,000, about $3,850 and $2,200, our arithmetic. The documentary stamp tax on the deed, $0.70 per $100, is customarily paid by the seller in Florida.
Property taxes are paid in arrears, so the seller credits you for their share of the current year, calculated on their bill, which is not a forecast of yours. Club-level charges and the neighborhood fee are billed together quarterly, so the closing date decides which quarter is prorated; the estoppel states what the seller has paid and through what date.
Budget for a general inspection, a wind mitigation inspection, a pool inspection, a four-point inspection where the carrier asks, and on Springberry, Wexford or Essex an elevation certificate if none is on file. A survey is worth ordering before you plan a pool, cage or driveway change, and on any of lots 1 to 10, which carry the preservation easement to Collier County.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Hawthorne Estates 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.
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 an address’s flood zone; 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. You agree what your agent is paid first; whether a seller covers any of it is negotiated separately.
Here, representation earns its keep in the diligence: two MLS sales the county never graded as market sales, a no-pool pair that drags an online estimate down, a capital contribution that nearly tripled in 2025, a members-only FY2026 schedule, Zone AE street points, a preservation easement on ten lots and a tax reset in the most homesteaded neighborhood in the gate. Read any buyer agreement against that list, and read more about our team and our credentials.
For 2026-27, Collier County Public Schools zones Hawthorne Estates at Stonebridge to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, each graded A in 2026; we confirmed the zoning at Springberry Circle, Wexford Court and six Essex Circle addresses. NCH North Naples Hospital is about 1.7 road miles, roughly five minutes off-peak.
Data updated: September 2026 (Collier County Public Schools zone database for 2026-27; 2026 Accountability Brief, 1 Jul 2026; off-peak routing from the clubhouse, run Sep 2026)
| Level | School | Address | Road miles from the clubhouse | 2026 grade |
|---|---|---|---|---|
| Elementary | Pelican Marsh Elementary | 9480 Airport Rd N, Naples, FL 34109 | about 1.6 | A, and A every year 2022 to 2026 |
| Middle | Pine Ridge Middle | 1515 Pine Ridge Rd, Naples, FL 34109 | about 5.5 | A, and A every year 2022 to 2026 |
| High | Aubrey Rogers High | 15100 Patriot Pl, Naples, FL 34110 | about 5.3 | A in 2024, 2025 and 2026 |
Aubrey Rogers High opened in August 2023 as Collier’s first new high school in 19 years. Older listing fields for this area can carry a different high school; the district database is the authority, so confirm any address with the district’s zone lookup before you write an offer.
| Destination | Road miles | Off-peak minutes |
|---|---|---|
| Pelican Marsh Elementary | 1.6 | 5 |
| NCH North Naples Hospital | 1.7 | 5 |
| Publix, Vanderbilt Beach Road | 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 |
| Downtown Naples, Fifth Avenue South | 10.9 | 21 |
| Southwest Florida International Airport | 22.1 | 30 |
Measured from the clubhouse at 2100 Winding Oaks Way with the public OSRM router, which carries no traffic data; from January to April, Immokalee Road, US 41 and I-75 add time. HSS at NCH, an orthopedic hospital, opened on the NCH North Naples campus on June 9, 2025. For the wider city, see our Naples real estate guide.
Hawthorne Estates at Stonebridge vs Manchester at Stonebridge is the choice between the club’s original estate section, 78 homes built 1995 to 2000 with a $990,000 county median across its last ten resales, and its newest and priciest, 34 homes on one cul-de-sac built 2000 to 2002 with a $1,698,000 sixty-month county median.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file, 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026; club FY2027 schedule)
| Deciding factor | Hawthorne Estates at Stonebridge | Manchester at Stonebridge |
|---|---|---|
| Homes | 78 on four streets | 34 on Manchester Court |
| Created by | First Supplemental Declaration, OR 2061, Page 1154 (1995), expanded by the Second and Third | A 1998 supplemental declaration; placed by elimination |
| Year built | 1995 to 2000 | 2000 to 2002 |
| Median county base area | 2,783 sq ft (2,182 to 3,138) | 2,909 sq ft (2,455 to 3,819) |
| Lots | Median 0.24 acre, up to 0.39 | Average 0.27 acre |
| Private pools | 74 of 78 | 34 of 34 |
| Neighborhood fee, FY2027 | $3,420 | $2,916 |
| Club plus neighborhood, FY2027 | $21,020 | $20,516 |
| County qualified sales, first window with ten | August 2018 to January 2026: n=10, median $990,000, $500,000 to $1,500,000 | 60 months: n=10, median $1,698,000, $1,300,000 to $2,001,000 |
| MLS closings, 60 months to September 26, 2026 | 6, $985,000 to $1,810,000 | 6, $1,300,000 to $1,900,000 |
| Latest 12 months, per county base sq ft | $436 and $431 (2 sales) | median $622 (4 sales) |
| 2026 median just value | $1,023,784 | $1,227,662 |
| 2026 preliminary median taxes | $5,943 | $9,704 |
| Homestead share | 78.2% | 52.9% |
| Flood, our street points | 3 of 3 in Zone AE; Essex untested | 1 point, shaded Zone X |
| Preservation easement | Lots 1 to 10 | None referenced in the records we read |
Sources: Collier County Property Appraiser 2026 preliminary roll, value and sales files; Southwest Florida MLS Matrix; club FY2027 schedule and Supplemental Declarations compilation; FEMA National Flood Hazard Layer. Manchester is the 34 homes on Manchester Court (Stonebridge Unit Five, lots 218 to 251), created by a 1998 supplemental declaration. We place it by elimination: the recorded declarations assign every other single-family lot, 1 through 217, to Hawthorne Estates, Thornbrooke or Shoreham.
Price per foot. Manchester’s homes are only about 5 percent larger at the median, yet its recent county sales recorded roughly 40 percent more per base square foot than Hawthorne’s. Newer construction, a pool on every lot, a single cul-de-sac and a small inventory explain much of that; the rest is what buyers have paid for Manchester Court specifically. Flood. All three Hawthorne street points we tested are in Zone AE; the Manchester point is shaded Zone X. Taxes. Manchester’s median bill is $3,761 higher, and its owners are less often homesteaded, so the reset gap is smaller there.
Choose Hawthorne Estates if you want a large Stonebridge pool home, often 2,700 to 3,100 square feet, for well under Manchester’s prices, a choice among four streets and lots up to 0.39 acre, a Winding Oaks Way address near the clubhouse, or a preserve-backed lot among the ten under the county easement. Choose Manchester if you want the newest single-family homes in Stonebridge, a pool guaranteed on every lot, one quiet cul-de-sac and a shaded Zone X street point, and you are comfortable paying roughly $1.8 million to $2 million. Read our Manchester at Stonebridge neighborhood guide, and Marc Comisar at (239) 287-5873 will run this comparison on the two specific homes you are weighing.
Buyers who start in Hawthorne often look at Thornbrooke at Stonebridge too: 107 detached homes with a median of 1,933 square feet of base area, the lowest fee in the club at $2,412 for FY2027, and shaded Zone X at every street point we tested there. Hawthorne’s median home is about 850 square feet larger on bigger lots; the two recorded similar recent medians partly because Hawthorne’s latest county sales were two of its smallest homes.
Hawthorne Estates at Stonebridge is the right purchase for a buyer who wants a large detached pool home on one of the club’s biggest standard lots, will use a resident-owned golf club, and values a year-round neighborhood five minutes from a hospital. It is the wrong purchase for a buyer who resents a $17,600 club bill, needs rental income or will not budget for flood.
Data updated: September 2026 (Stonebridge FY2027 schedule and club pages, retrieved 24 Sep 2026; FEMA National Flood Hazard Layer, queried 23 Sep 2026; Collier County Property Appraiser 2026 preliminary roll)
A personalized Hawthorne Estates at Stonebridge buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your needs to the street and size that fit, lay out every Hawthorne sale that matches, build the $21,020 bill, the $18,399 and the tax reset, check the flood position of any address and tell you honestly whether Hawthorne 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 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 the recorded Hawthorne declarations, the county roll for all 78 homes, every MLS closing and FEMA’s records rather than a portal feed. 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 Hawthorne buyer that means the roof, glass, pool and cage questions on a 1995 to 2000 house, the view and the easement at the back of the lot, and a calendar that lines up the estoppel, the elevation certificate and the insurance quotes with your closing. Reach him at (239) 287-5873.
A Hawthorne Estates at Stonebridge specialist matters because the facts that decide a purchase here, the house-number boundary on Winding Oaks Way, the two MLS sales the county never qualified, the no-pool pair behind the latest deeds, the Zone AE streets, the ten preserve lots and the $17,500 contribution, 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; club documents, retrieved 24 Sep 2026)
This page is the purchase path. For the recorded history from Southampton Unit One to today, every year of Hawthorne sales since 1995, the full flood and school record and the neighborhood’s pros and cons, read our complete Hawthorne Estates at Stonebridge guide, and for all ten neighborhoods start with our Stonebridge Country Club buyer guide.
If you are selling to buy in Hawthorne, including a move up from a Stonebridge condominium, see how we sell Hawthorne Estates at Stonebridge homes and request a free Hawthorne Estates 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 Hawthorne Estates at Stonebridge buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and run the business from the Bonita Springs office on Tamiami Trail. Reach Jesse direct at (239) 898-6072.
More about how we work is on our about McGreevy and Comisar page.
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 in Hawthorne Estates at Stonebridge, Naples, Florida 34109, answered from the recorded declarations, the club’s FY2027 schedule, the Collier County Property Appraiser’s roll and sales file, the Southwest Florida MLS and FEMA. To talk any of them through, call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072.
Hawthorne Estates at Stonebridge is a neighborhood of 78 detached single-family homes inside Stonebridge Country Club in North Naples, ZIP 34109, built from 1995 to 2000. The First Supplemental Declaration created it in 1995 from lots 1 to 46 of Southampton Unit One, and the Second and Third Supplements added 32 lots from two later plats.
Every home on Wexford Court (10), Springberry Circle (9) and Essex Circle (6), plus the 53 homes on Winding Oaks Way numbered 1848 to 1996, per the Collier County 2026 roll. Winding Oaks Way numbers 1704 to 1842 are Thornbrooke, and 1570 to 1685 are Braeburn coach homes.
Not on September 24, 2026: the Southwest Florida MLS showed nine active Stonebridge listings and none in Hawthorne. The only single-family listing in Stonebridge that day was a Thornbrooke home asking $995,000. Hawthorne listings are rare, so set an alert and get financed before one appears.
The MLS recorded four Hawthorne closings in the 24 months to September 26, 2026: $1,375,000 in February 2025, $1,810,000 in August 2025, $1,500,000 in September 2025 and $985,000 in October 2025. The county’s newest qualified sale was a Wexford Court home at $995,000 in January 2026, a sale that never appeared on the MLS.
On the county record, $990,000 across the ten most recent qualified resales, August 2018 to January 2026 (n=10, the mean of the middle pair, $985,000 and $995,000), with a range of $500,000 to $1,500,000. No MLS window reaches ten Hawthorne closings, so we publish no MLS median and list the six closings instead.
All six Hawthorne MLS closings in the five years to September 26, 2026 took 4 to 24 days on market. For comparison, the 76 Stonebridge closings in the last 24 months had a median of 31 days. A well-priced Hawthorne pool home does not usually wait.
The six MLS closings in five years sold at 87.46 to 100.00 percent of their final list prices; the four in the last 24 months at 93.81 to 98.57 percent, $20,000 to $95,000 under list. Stonebridge’s 75 marketed closings in 24 months had a median of 95.4 percent.
$3,420 a year for the Hawthorne neighborhood fee in FY2027, billed at $855 a quarter, plus $17,600 in FY2027 club-level charges, for $21,020 a year before taxes and insurance, per the club’s FY2027 schedule. The FY2026 neighborhood fee is not published; FY2025 was $3,116.
Primarily landscaping and irrigation: the association maintains lawns and landscaping and runs the central irrigation system every lot must connect to. It does not cover your roof, exterior paint, pool, cage or insurance, which are the owner’s.
At closing an outside buyer pays the association a $17,500 New Owner Capital Contribution, a $600 membership transfer fee and, as the contract allocates it, the $299 estoppel fee, $18,399 in total for FY2027. A qualifying existing single-home Stonebridge owner pays $0 in capital contribution.
Yes. “When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club’s membership page. Membership is non-equity, with no deposit, and every owner pays the same club-level charges whether or not they golf.
No. Hawthorne is a neighborhood of Stonebridge Country Club Community Association, Inc., with an advisory Hawthorne Estates Neighborhood Advisory Committee that proposes its budget. There is no Hawthorne corporation on the state record, so a buyer deals with one association and one estoppel.
Yes. Hawthorne is a parcel in a mandatory Chapter 720 homeowners association, so the seller must supply the disclosure summary before you sign. If it arrives after, you may cancel within 3 days of receiving it or before closing, whichever comes first, and that right cannot be waived.
From 2,182 to 3,138 square feet of county base area, with a median of 2,783 and 24 homes at 3,000 or more (Collier County 2026 roll). Base area is not listing living area: the October 2025 MLS closing listed 2,395 square feet of living area against 2,260 of base area.
From 0.20 to 0.39 acre, median 0.24. Essex Circle lots have a median of 0.32 acre, Springberry Circle 0.29, Wexford Court 0.245 and Winding Oaks Way 0.23, and 16 Hawthorne lots are 0.30 acre or more (Collier County 2026 roll).
Seventy-four of 78 do, per the Collier County 2026 roll, and 48 have a spa. The four without a pool row are two on Winding Oaks Way, one on Springberry Circle and one on Wexford Court, and the last two were the two most recent county sales.
Built from 1995 to 2000: six in 1995, 13 in 1996, 18 in 1997, 17 in 1998, 15 in 1999 and nine in 2000. No lots remain and the planned unit development is closed out, so every purchase is a resale.
Concrete tile. The First Supplemental Declaration requires concrete tile roofs in Hawthorne Estates with like-kind replacement, so the roof question on a purchase is its age and permit date, not its material.
A Preservation Easement granted to Collier County over part of Southampton Unit One lots 1 to 10, maintained by the association and recorded at OR 2056, Pages 26 to 55. We did not open the instrument; a buyer of one of those lots should read it for clearing and building limits.
Our three street points, two on Springberry Circle and one on Wexford Court, mapped FEMA Zone AE on the effective 2024 map, with a nearby base flood elevation of about 9 feet. Essex Circle and Winding Oaks Way were not tested. The elevation certificate decides any single home.
In Zone AE a federally backed lender will normally require it, and Citizens requires flood coverage on all its personal residential wind policies from January 1, 2027. Collier’s Class 5 Community Rating System rating gives eligible NFIP policies a 25 percent discount.
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). That is the community record, not any single home’s; ask the seller for the claims history and disclosure.
Every Hawthorne home predates the Florida Building Code’s March 1, 2002 start, so insurers price from the roof permit date, roof-deck attachment, roof-to-wall connections, roof shape and opening protection on the state’s wind mitigation form. Ask for the re-roof permit first.
The 2026 preliminary median total tax is $5,943 across the 78 homes, from $3,872 to $11,691, at 9.4020 proposed mills. A buyer’s bill is recalculated on the new assessment, so at $990,000 with no exemption the 2025 millage gives about $9,411, our illustration.
No. Every Stonebridge parcel carries $0 in non-ad-valorem assessments on the Collier County 2026 preliminary roll, and no master-association special assessment appears in the club’s schedules from FY2019 to FY2027.
No. Stonebridge’s master Declaration contains no age restriction, and Hawthorne’s supplements add none.
Yes, as a whole home, in writing, for at least 30 days and no more than four times a calendar year, under the master Declaration. Hawthorne adds no leasing rules of its own that we found, and an owner’s club rights may be delegated to the tenant.
Dogs, cats and usual household pets in a reasonable number set by the Board, leashed outside the home, picked up after, and never on the golf course, under the master Declaration. There is no Hawthorne-specific pet limit and no tenant pet ban.
Only inside an enclosed garage. Boats, boat trailers, RVs, campers, trailers and commercial or lettered vehicles may be kept only there under the Declaration, and the lakes are “aesthetic amenities only,” with no boating.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27, confirmed in the Collier County Public Schools zone database at Springberry Circle, Wexford Court and six Essex Circle addresses. All three were graded A in 2026.
Delnor-Wiggins Pass State Park is about 3.8 road miles and 9 minutes off-peak from the clubhouse, and Vanderbilt Beach about 5.2 miles and 11 minutes; Stonebridge sits about three miles, straight line, from the Gulf beaches. There is no beach club.
Manchester’s 34 homes on Manchester Court are slightly larger (median 2,909 square feet), newer (2000 to 2002) and all have pools; its last ten qualified sales had a median of $1,698,000 against Hawthorne’s $990,000. Hawthorne is more homesteaded and its tested street points are in Zone AE, while Manchester’s is shaded Zone X.
Yes, if the agent showing you the home participates in a multiple listing service. Since August 17, 2024, a written buyer agreement stating the agent’s compensation must be in place before a tour. You do not need one to talk to an agent or to visit a registered open house.
Plan for the master estoppel, which the Declaration gives the association 15 days to issue, an elevation certificate if none exists, insurance quotes and the flood waiting period outside a loan. Written into the contract from day one, those steps fit an ordinary financed closing.
Start with how we represent buyers in Naples, then call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Being financed, holding the $21,020 yearly bill and the $18,399 entry cost, and knowing which street and size you want before the next Hawthorne home lists is worth more than any tactic afterward.
These questions come from buyers who also have a home to sell, elsewhere in Florida, out of state or in another Stonebridge neighborhood. Our Hawthorne Estates seller page covers the selling side in full.
It depends on your financing and your tolerance for carrying two homes. Hawthorne’s six MLS closings in five years each took 24 days or less, so the right home may appear and go before your sale closes, and many buyers arrange financing that lets them buy first. We model both sequences with you.
You can, but a sale contingency weakens an offer against a buyer without one, and with no competing Hawthorne inventory a seller has little reason to accept it. If you need one, pair it with a firm timeline, strong proof of funds and a clean inspection approach.
The FY2027 schedule lists the existing-owner contribution as $0, and the club’s Cost of Ownership page words the rule for a current resident who is “a single home owner” and buys “within one year of the sale of their previous home.” Confirm eligibility with the association’s Controller in writing before you contract.
Start with a valuation of your Stonebridge Country Club home built from your own neighborhood’s recorded sales, then call Jesse direct at (239) 898-6072. County medians across Stonebridge run from $400,000 in Willow Bend to $1,698,000 on Manchester Court, so a community-wide figure says little about your home.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, subject to the statutory limits and deadlines. It is administered by the Collier County Property Appraiser’s office, so ask that office about your specific numbers before you rely on them.
Every figure on this Hawthorne Estates at Stonebridge buyer page traces to a primary source below, each with its retrieval date. The Southwest Florida MLS Matrix, pulled 26 September 2026, and the Collier County Property Appraiser’s 2026 preliminary roll and 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 and master association, first-party
Club documents in the Internet Archive
Trade press
Florida corporate and district records
Collier County records, taxes, planning and roads
Flood, storm and insurance
Florida Statutes, rules and buyer representation
Schools, healthcare and local life
Our own pages
These are the primary documents behind this Hawthorne Estates at Stonebridge buyer page, each linked to the authority that publishes it. Two documents that matter most to a Hawthorne buyer are not posted: the FY2026 fee schedule and the elevation certificate for a specific house. Request them as the sections above describe.
| Document | Date | What it settles | Authority link |
|---|---|---|---|
| FY2027 Rates and Fees schedule | September 2, 2026 | The $17,600 club-level bill, Hawthorne’s $3,420 fee, the $17,500 contribution, the $600 transfer and $299 estoppel | Stonebridge Country Club, PDF |
| Supplemental Declarations compilation | June 2020 | The First, Second and Third Supplements that created Hawthorne, concrete tile roofs, lawn care, irrigation and the 2020 mailbox amendment | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, member-era copy | posted 2019 | Mandatory membership, the capital contribution clause, leasing, pets, vehicles, architectural review and liens | Internet Archive copy, PDF |
| Amended and Restated Bylaws | posted 2019 | The owner board, voting and the fiscal year | Internet Archive copy, PDF |
| FY2025 Dues and Fees Schedule, updated | April 11, 2025 | The notice of the capital contribution change and the FY2025 Hawthorne fee of $3,116 | Stonebridge Country Club, PDF |
| Hurricane Shutter Standards | current file | Which storm devices may stay up, by street, side, golf and preserve view | Stonebridge Country Club, PDF |
| Golf Rules and Regulations | October 9, 2019 | Carts, guests, juniors and the course history | Stonebridge Country Club, PDF |
| Collier County PUD Master List | January 25, 2022 | The Southampton PUD, also known as Stonebridge, closed out | Collier County, PDF |
| FEMA revalidated letters of map change | February 2024 | Which Stonebridge buildings and lots hold a letter of map change | FEMA Map Service Center, PDF |
| Collier County Floodplain Protection Newsletter | March 2026 | The CRS Class 5 discount, the 50 percent rule, equipment elevation and the flood hotline | 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 |
| Airport Road widening, 60 percent design handout | March 27, 2025 | The six-lane design and cost past the west gate | Collier County, PDF |
| 2026 Accountability Brief, school and district grades | July 1, 2026 | The A grades for all three zoned schools | Collier County Public Schools, PDF |
Market data from the Southwest Florida MLS, pulled 26 September 2026, and the Collier County Property Appraiser’s 2026 preliminary roll and 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.