Updated September 2026
The purchase path for Heatherwood at Stonebridge in North Naples: two streets and two plans, 15 MLS sales at a $455,000 median, the $22,900 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 Heatherwood at Stonebridge means buying one of 88 condominiums in 11 two-level buildings of eight, six buildings on Chesterbrook Court and five on Harmony Lane, the first condominium ever declared in Stonebridge Country Club, in unincorporated North Naples, Collier County, Florida 34109. It is the lowest condominium fee in the club: the Southwest Florida MLS recorded 9 Heatherwood closings in the 24 months to September 26, 2026, and 15 in the first window that reaches ten, 36 months, at a median of $455,000. Every owner also pays the club. For fiscal year 2027 that means $17,600 in club-level charges on top of a $5,300 condominium fee (plus $200 a year for a garage), 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 Heatherwood 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 Heatherwood and are selling to move, start with how we sell Heatherwood at Stonebridge condos and a free Heatherwood 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 Heatherwood condo we will show you which of its two streets and two plans fits your budget, and what the residence costs to carry once you own it.
Buying a home in Heatherwood at Stonebridge takes five things most Naples condominium purchases do not: a choice between two streets sharing two identical floor plans, $22,900 a year in association charges budgeted before the offer, $18,399 in cash to the master association, one or two estoppel certificates, and approval of your purchase by the Heatherwood 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 Heatherwood 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.
Heatherwood is one association across two streets. Forty-eight residences sit in the six Chesterbrook Court buildings, numbered 2205 to 2235, and forty sit in the five Harmony Lane buildings, 2245 to 2285. Every building holds the same pattern, four end units of 1,592 square feet of county base area and four inside units of 1,433, on a lower and an upper level, and every unit pays the same $5,300 condominium fee for calendar 2026, plus $200 a year if the unit carries a garage. Unlike Carrington, whose Carrington Court buildings use two smaller plans, every Heatherwood building uses the same two plans wherever it sits.
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 Heatherwood’s declaration, its lower fee and its rules; one starting with 23 is Carrington, at a higher fee. Check the house number before you compare anything, and confirm the association from the legal description on the deed, which names the condominium.
The roll records no private pool on any of the 88 units; the association runs a shared pool paid for inside the condominium fee. Some units do carry a garage, at $200 a year more, which is a real difference from Carrington and Willow Bend, where no unit is recorded with one. Vehicles otherwise park in the spaces the association assigns, and the master rules keep commercial vehicles, boats, trailers and RVs inside an enclosed garage. There is no community development district anywhere in Stonebridge.
Every Heatherwood residence was built between 1995 and 1997, the earliest condominium construction in Stonebridge, declared August 2, 1995 at Official Records Book 2084, Page 1300, with a completion amendment on January 19, 1996 and Phase II on October 7, 1996. No builder will ever compete with a Heatherwood 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 Heatherwood-named communities elsewhere in the state; this page covers Heatherwood at Stonebridge Condominium Association, Inc., Florida not-for-profit corporation N95000001729, 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 Heatherwood by street and house number.
Heatherwood at Stonebridge buyers work with McGreevy and Comisar because a Heatherwood purchase turns on records a listing never shows: which street and plan the residence sits on, whether it carries a garage, what its 19 MLS closings since 2021 say about price, the board approval, one or two estoppels, the Chapter 718 resale package and the state register status the association should confirm.
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 Heatherwood 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 Heatherwood 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.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
At Heatherwood your agent should hand you, before you are committed: the street and plan comparables for the exact residence, whether the unit carries a garage in writing, the Heatherwood 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 Heatherwood 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 Heatherwood and Willow Bend.
We track the Heatherwood at Stonebridge market from two independent systems: every Southwest Florida MLS closing in Stonebridge for five years, assigned to Heatherwood by street and house number, and Collier County’s recorded, qualified deeds. On a neighborhood of 88 condominiums split across two streets that both use the same two plans, a buyer needs the plan and the position, 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 19 of them to Heatherwood, each with its building, MLS living area, final list price, sold price and days on market. We tracked the county side too: 11 qualified Heatherwood resales recorded in the 36 months since September 2023, 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. One of Heatherwood’s four most recent MLS closings, a Chesterbrook Court residence that closed at $625,000 in zero days on market, does not appear among the county’s qualified sales for that period, which the county may have coded as not qualified; we have not confirmed why. 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 Heatherwood holds only four closings, and a twenty-four-month window holds nine, both too few for a median to mean much. The first MLS window with ten or more Heatherwood closings is 36 months, 15 closings, so that is the window this page leads with, and the 24 and 60-month windows sit beside it for trend.
The Heatherwood at Stonebridge market is thin but steady. The Southwest Florida MLS recorded 15 Heatherwood closings in the 36 months to September 26, 2026, at a median of $455,000 and a median 95.2 percent of final list price. Median days on market was 28, close to Stonebridge’s 30 for the same window.
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 | 9 | $455,000 (n=9) | $405,000 to $625,000 | $295 | 95.2% (n=9) | 20 |
| 36 months | 15 | $455,000 (n=15) | $380,000 to $625,000 | $300 | 95.2% (n=15) | 28 |
| 60 months | 19 | $455,000 (n=19) | $380,000 to $625,000 | $300 | 95.6% (n=19) | 23 |
Southwest Florida MLS Matrix, Development STONEBRIDGE, Heatherwood closings assigned by street and house number, retrieved September 26, 2026. Sold-to-list is sold price over final list price.
At the 36-month median, a Heatherwood buyer closed at about 95.2 percent of the final asking price, roughly $22,000 under list on a $477,000 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 36-month MLS window recorded 109 closings at a 95.9 percent median sold-to-list and about 30 median days on market; its condominium closings across the club had a 95.3 percent median at a $466,000 median for the 24-month window. Heatherwood’s 15 closings sat well under the condominium median on price, at a comparable ratio. Heatherwood produced 15 of Stonebridge’s 109 closings in that window, about 14 percent, from 8.9 percent of its homes, roughly its proportionate share.
Heatherwood’s 15 closings over 36 months took 0 to 150 days. The Chesterbrook Court residences had a median of about 22 days (n=6), the Harmony Lane residences about 31 days (n=9). Chesterbrook Court’s smaller building count and more even ownership turnover move faster than Harmony Lane’s, our reading of the record rather than a proven cause. A buyer ready when the right plan lists rarely has to rush here, but a well-priced Chesterbrook Court unit can still go in days.
In the two closings of 2021 and 2022 captured in this window, both closed at or above their final list price, one at 100.02 percent. The most recent closing, in September 2026, closed at 95.86 percent of a $459,000 final list after 150 days on market. That swing across five years, from at-or-above-list to a longer, more negotiated sale, is the main reason to price your offer on the record rather than the asking price.
On September 24, 2026 the MLS showed two Heatherwood listings, both in the 2220 Chesterbrook Ct building: an end unit of 1,592 square feet asking $575,000 at 157 days on market, and an inside unit of 1,433 square feet asking $459,000 at 308 days. Both sit above the record: the end-unit ask is $105,000 above the most recent recorded end-unit sale, and the inside-unit ask is $21,500 above the most recent recorded inside-unit sale. 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 Heatherwood, where 15 closings in three years ran a median 28 days at 95.2 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 Heatherwood at Stonebridge buyer guide, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. Selling a Heatherwood condo to buy another home? Get a free Heatherwood at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
This is a public-record sale, and it is the most recent Heatherwood closing on the MLS. On September 25, 2026, a Harmony Lane residence in the 2285 building with 1,592 square feet of MLS living area closed at $440,000 after 150 days on market, against a final list price of $459,000.
| Closed | Building and street | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Sep 2026 | 2285 Harmony Ln | 1,592 | $459,000 | $440,000 | 95.86% | 150 |
| Apr 2026 | 2255 Harmony Ln | 1,592 | $515,000 | $470,000 | 91.26% | 28 |
| Mar 2026 | 2265 Harmony Ln | 1,433 | $465,000 | $437,500 | 94.09% | 20 |
| Jan 2026 | 2215 Chesterbrook Ct | 1,592 | $625,000 | $625,000 | 100.00% | 0 |
| Nov 2025 | 2275 Harmony Ln | 1,500 | $529,995 | $504,500 | 95.19% | 13 |
| Aug 2025 | 2265 Harmony Ln | 1,433 | $419,000 | $405,000 | 96.66% | 139 |
| Jun 2025 | 2215 Chesterbrook Ct | 1,592 | $515,000 | $485,000 | 94.17% | 3 |
| Mar 2025 | 2275 Harmony Ln | 1,592 | $475,000 | $455,000 | 95.79% | 7 |
| Sep 2024 | 2230 Chesterbrook Ct | 1,592 | $499,000 | $450,000 | 90.18% | 23 |
| Jun 2024 | 2285 Harmony Ln | 1,433 | $450,000 | $380,000 | 84.44% | 104 |
| May 2024 | 2205 Chesterbrook Ct | 1,433 | $522,000 | $515,000 | 98.66% | 21 |
| Apr 2024 | 2230 Chesterbrook Ct | 1,433 | $450,000 | $430,000 | 95.56% | 37 |
| Mar 2024 | 2255 Harmony Ln | 1,433 | $460,000 | $430,000 | 93.48% | 31 |
| Feb 2024 | 2215 Chesterbrook Ct | 1,433 | $485,000 | $465,000 | 95.88% | 77 |
| Jan 2024 | 2285 Harmony Ln | 1,433 | $509,900 | $479,000 | 93.94% | 34 |
Southwest Florida MLS Matrix, retrieved September 26, 2026, building address only. The 36-month dollar volume was $6,756,000, our sum. One record reports 1,500 square feet of MLS living area for a residence the county base area lists at 1,433; the two systems measure differently by design.
Collier County’s sales file, independent of the MLS, recorded 11 qualified Heatherwood resales in the 36 months since September 2023, the first county window with ten or more, at a median of $450,000 (n=11, an observed sale), from $380,000 to $506,500; the newest recording in the file is April 2, 2026. By calendar year inside that window: four qualified sales in 2024 ($380,000, $430,000, $430,000 and $450,000), five in 2025 (median $475,000, range $405,000 to $506,500), and two in 2026 through April 2 ($437,500 and $470,000).
Of Heatherwood’s 19 MLS closings in five years, 11 closed between December and May, 58 percent, and 8 closed from June through November, a less seasonal pattern than Carrington’s, which closed 86 percent of its sales in season over the same years. A Heatherwood buyer touring in the off-season still sees a reasonable share of the year’s listings.
A Heatherwood at Stonebridge condo cost $380,000 to $625,000 on the MLS over the last 36 months. Chesterbrook Court’s six closings had a median of $475,000 and Harmony Lane’s nine had a median of $440,000, and within each street an end unit sold above an inside unit. The county’s 2026 median just value is $376,500, the second lowest in Stonebridge after Carrington.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Measure, 36 months to Sep 26, 2026 | Chesterbrook Court | Harmony Lane |
|---|---|---|
| Residences | 48 in 6 buildings | 40 in 5 buildings |
| County base-area plans | 1,433 and 1,592 sq ft | 1,433 and 1,592 sq ft |
| MLS closings | 6 | 9 |
| Median sold price | $475,000 (n=6, mean of $465,000 and $485,000) | $440,000 (n=9) |
| Range | $430,000 to $625,000 | $380,000 to $504,500 |
| Median days on market | about 22 (mean of 21 and 23) | about 31 |
Southwest Florida MLS Matrix, retrieved September 26, 2026, our medians on the closing rows. Chesterbrook Court’s smaller, tighter street has produced the higher-ticket sales in this window, including the $625,000 record; Harmony Lane sells at a lower median and takes longer, our reading rather than a proven cause.
Every Heatherwood building holds eight residences, four end units of 1,592 square feet and four inside units of 1,433. In the 36-month MLS record, the end-unit plan closed six times at a median of $462,500 (the mean of $455,000 and $470,000), from $440,000 to $625,000; the inside-unit plan closed nine times at a median of $437,500, from $380,000 to $515,000. The plan alone explains most of the spread once you set the two streets aside.
The MLS measures living area; the county measures base area, and the two never mix on this page. On the MLS, Heatherwood’s 36-month median was $300 per living square foot. On the county side, the three most recent qualified sales in the twelve months to August 20, 2026 priced at $305, $295 and $353 per base square foot, sale by sale, the highest of the three plan-sharing condominiums on that measure (Carrington’s twelve-month figure was $313 on a mix weighted to its smaller Carrington Court plans; Willow Bend’s was $276, the lowest in Stonebridge).
On the 2026 preliminary roll the median just value of a Heatherwood residence is $376,500 (n=88, even: the mean of $362,920 and $390,080), from $343,920 to $409,080, the second-lowest median in Stonebridge behind Carrington’s $329,445 (Willow Bend $369,000). Just value is the county’s mass-appraisal figure, not a price: every recent Heatherwood sale closed above it.
| Year | County qualified sales | County median or prices | County median $ per base sq ft |
|---|---|---|---|
| 2021 | 12 of 26 deeds | $298,750 (mean of $295,000 and $302,500); range $215,000 to $405,000 | $188 (mean of $185 and $190) |
| 2022 | 1 of 8 deeds | $459,000 (n=1) | $288 |
| 2023 | 2 of 15 deeds | $467,700 and $480,000 | $298 (mean of $294 and $302) |
| 2024 | 4 of 23 deeds | $380,000, $430,000, $430,000 and $450,000 | $291 (mean of $283 and $300) |
| 2025 | 5 of 15 deeds | median $475,000; range $405,000 to $506,500 | $298 (n=5) |
| T12, Aug 21, 2025 to Aug 20, 2026 | 3 of 12 deeds | $437,500, $470,000 and $506,500 | $305, $295 and $353, sale by sale |
Collier County Property Appraiser sales file (index built September 24, 2026). A qualified sale is the county’s arm’s-length flag; a recorded deed also includes trust transfers, family transfers and corrective deeds, which is why the qualified share runs low, only 4 of 23 recorded deeds in 2024. Two readings come out of the table: the per-foot median rose sharply from 2021 to 2022 and has held between about $288 and $305 since, and Heatherwood has not given back its 2023 peak the way Willow Bend and Carrington have, which is our read of the county file, not a forecast.
A Heatherwood at Stonebridge condo costs $22,900 a year in association charges for the FY2027 club year, or $23,100 with a garage: the $5,300 Heatherwood condominium fee for calendar 2026 (plus $200 for a garage), billed at $1,325 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 the Heatherwood condominium fee at $5,300 a year for calendar 2026, plus $200 a year for garage owners, which “primarily cover property management, landscaping, irrigation, building exterior maintenance, pool, and reserves.” Condominium fees are calendar 2026 figures, billed quarterly by the association’s manager, Paramont Property Management. Heatherwood’s fee is the lowest of Stonebridge’s six condominiums: Carrington charges $6,024, Middleburg $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, no garage | Annual, with garage |
|---|---|---|
| Heatherwood condominium fee (calendar 2026) | $5,300 | $5,500 |
| Stonebridge club-level charges (FY2027) | $17,600 | $17,600 |
| Association charges before tax and insurance | $22,900, about $1,908 a month | $23,100 |
| Golf, if you play | $35 per 18 holes with a cart, $29 walking (FY2027) | same |
| Property tax | Resets at purchase; see the tax section | same |
| HO-6 insurance | Quote-specific; see the insurance section | same |
Because every residence pays the same $22,900 or $23,100 whatever its size, the cost per foot falls as the plan grows: the $5,300 condominium fee alone runs about $3.70 a square foot on a 1,433 square foot inside unit and $3.33 on a 1,592 square foot end unit (our arithmetic). The same plans in Willow Bend carry about $5.23 and $4.71 a square foot. At the 36-month median price of $455,000, the association charges equal about 5.0 percent of the price every year.
| Year | Heatherwood condominium fee |
|---|---|
| FY2019 page | $3,976 |
| Calendar 2020 | $4,176 |
| Calendar 2021 | $4,176 |
| Calendar 2024 | $5,040 |
| Calendar 2025 | $5,240 |
| Calendar 2026 | $5,300 (+$200 garage owners) |
The fee rose $1,324, or 33 percent, from FY2019 to calendar 2026, the smallest increase of Stonebridge’s six condominiums (Willow Bend rose 97 percent, Ashton Oaks 86 percent, Carrington 77 percent, Middleburg 65 percent and Braeburn 52 percent over the same years, when Florida’s condominium reserve and insurance costs rose statewide). Why Heatherwood’s increase was smaller is not in any public document we read; the budget, reserve schedule and insurance declarations that would explain it are association records.
“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 Heatherwood association about pending special assessments: they appear on its estoppel certificate.
An outside buyer at Heatherwood 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 |
| Heatherwood condominium estoppel | Up to $299 under s. 718.116(8), more if expedited or delinquent |
| Heatherwood application fee | $100 (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 Heatherwood’s 24-month low of $405,000 the $18,399 is about 4.5 percent of the price; at the $455,000 median, about 4.0 percent; at the September 2026 sale of $440,000, about 4.2 percent; at the $625,000 high, about 2.9 percent (our arithmetic). 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 Heatherwood 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 two Heatherwood listings sitting on the market for five and ten months, 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 Heatherwood 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 Heatherwood board must approve your purchase.
Data updated: September 2026 (club membership page, FY2027 schedule and Heatherwood 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 Heatherwood 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 posted lease and sale form covers sales as well as leases, requiring an application at least 30 days before occupancy, a $100 non-refundable fee, three character reference letters, and no occupancy before board approval. Build the approval into your contract calendar, and ask Paramont Property Management for its current timeline the day your contract is signed.
Under the master declaration an owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations.” No clause in the Heatherwood lease and sale form, as we read it, strips the owner’s own club rights while a lease runs, a difference from Carrington’s posted form, which does. Confirm the current package with Paramont before you rely on either reading.
The steps to buy a Heatherwood at Stonebridge condo are: choose the street and plan, decide whether a garage matters, budget the $22,900 or $23,100 stack and the $18,399, confirm the address belongs to Heatherwood, write the offer around the board approval and the document clocks, order both estoppels, request the Chapter 718 package, clear inspections and insurance, then close and join the club.
Data updated: September 2026 (Heatherwood application and club FY2027 schedule, retrieved 26 Sep 2026; Florida Statutes 718.503 and 718.116, current text)
Chesterbrook Court for the tighter street with the faster median resale, or Harmony Lane, where the street is shared with Carrington on the far numbers; either street carries the same two plans and the same fee.
The 1,592 square foot end unit or the 1,433 square foot inside unit; end or interior, upstairs or down, and whether the specific residence carries a garage narrow 88 residences to the handful you would actually buy.
Put four numbers on paper before touring: the $5,300 condominium fee (or $5,500 with a garage), the $17,600 club-level charge, the $18,399 an outside buyer pays the master association, and a line for any Heatherwood 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 Heatherwood association’s certificate the same day. Only the Heatherwood 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.
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 Heatherwood 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 Heatherwood purchase needs two estoppels: one from Heatherwood 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 Heatherwood 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. Heatherwood 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 Heatherwood’s project with a “Recorded” status, unlike Carrington, which the Division’s payment history shows in a different posture; we did not read Heatherwood’s own annual-fee payment row in detail for this page. Ask the association for current proof of its 2026 state annual fee, the same request we make on every Stonebridge condominium.
| Missing figure | How a Heatherwood buyer gets it |
|---|---|
| Heatherwood 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 Heatherwood estoppel certificate |
| Which residences carry a garage | The declaration’s exhibits and the association, in writing |
| Roof permit dates and exterior history | The association, then Collier County permit records |
| Current membership-transfer amount for a tenant | The Heatherwood manager, Paramont |
| Which FY2027 master label is correct | The master Board’s dues resolution, requested in writing |
A Heatherwood 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 whether the specific residence carries a garage.
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)
Every Heatherwood building follows a lower-and-upper pattern with unit numbers running 101 to 104 and 201 to 204, consistent with two habitable stories. 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, including Chesterbrook and Harmony Lane. We have not 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. Ask whether the Heatherwood association has waived or reduced reserves in recent years, and compare the reserve balance with the roof and paint schedule.
Every Heatherwood building was completed before the statewide Florida Building Code took effect on March 1, 2002, in fact years before it, between 1995 and 1997. At 29 to 31 years old in 2026, the roof replacement date on each building is one of the single most useful numbers for an HO-6 quote and for a reserve read. We did not pull roof or window permits for this page; ask the association for its roof and exterior history and the permit numbers.
Heatherwood is the only one of the three plan-sharing condominiums (with Carrington and Willow Bend) where the club’s own fee schedule confirms some units carry a garage, at $200 a year more. Which specific residences hold one, and whether it is a limited common element under the declaration, is a question for the association and the declaration’s exhibits; do not assume a garage from a photo alone. The master rules keep commercial vehicles, boats, trailers and RVs inside an enclosed garage, wherever the residence has one.
The club lists a pool among what the Heatherwood fee covers. The roll does not show a separate Heatherwood pool parcel, so the pool’s exact location and hours are a tour question; Paramont Property Management holds the rules. Where the pool sits relative to a given building is drawn on the declaration’s plans, recorded August 2, 1995 at Official Records Book 2084, Page 1300, with the Phase II amendment through October 1996.
Heatherwood at Stonebridge maps as FEMA shaded Zone X at the Harmony Lane point 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 |
|---|---|---|---|
| 2255 Harmony Ln | X (shaded) | No | 9.61 |
| Chesterbrook Court | not tested individually |
“X (shaded)” is the 0.2 percent annual chance flood hazard. No Chesterbrook Court address was tested; a Chesterbrook buyer should ask for the building’s elevation certificate or a lender’s flood determination. Most of Stonebridge maps as FEMA shaded Zone X; a lake-edge point at Willow Bend, the rival guide’s own test address, mapped in Zone AE. Our check is a street point, not a building footprint: confirm any home with its elevation certificate or a lender flood determination.
FEMA issued letter of map change 06-04-BZ41A on August 29, 2006 for Heatherwood Buildings 3, 4 and 5, one of a series the developer and owners obtained for Stonebridge buildings and lots between 1998 and 2008. FEMA revalidated that list with the 2024 maps in letter 18-04-0009V, effective February 9, 2024. No map revision (LOMR) applies to the community. If you are buying in Buildings 3, 4 or 5, ask the association for a copy of the letter; which street addresses those building numbers correspond to is in the declaration’s exhibits, not in the FEMA letter.
The state’s storm surge planning zones were not tested at a Heatherwood address for this page; the nearest tested condominium point in Stonebridge returned Category 2, as did most Stonebridge points. It is a planning model, not a forecast. Evacuation zones are Collier County’s call; check the 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. Heatherwood sits close to the Stonebridge clubhouse, well inland of that zone.
Insuring a Heatherwood 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 Heatherwood association must insure the condominium property for full insurable value, with replacement cost determined at least every three years, 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. Heatherwood’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, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage.” A Heatherwood 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 buildings finished by 1997, ask the association for its most recent form and roof permit.
We obtained no Heatherwood 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 Heatherwood at Stonebridge follow your purchase price, not the seller’s bill. The 2026 preliminary median Heatherwood bill is $3,254, on a median just value of $376,500. At the $450,000 county median price and the 2025 rate, a buyer’s bill would be about $4,278 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 21 of 88 Heatherwood residences, 23.9 percent, carry a homestead exemption, the second-lowest share in Stonebridge behind Carrington’s 16.9 percent, 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 $450,000 county median price, with no exemption and taxable value equal to price, the 2025 rate of 9.5058 mills gives about $4,278 a year and the 2026 preliminary rate of 9.4020 about $4,231, against a $3,254 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 Heatherwood 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 Heatherwood 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, carport and garage-assigned parking with no street parking under the master rules, and the occupancy limit of two persons per bedroom.
Data updated: September 2026 (Heatherwood lease and sale application; master Declaration, archived copy, retrieved 26 Sep 2026)
| Rule | Heatherwood | Source |
|---|---|---|
| Minimum lease | 30 consecutive days | Master Declaration |
| Maximum leases | 4 per calendar year | Master Declaration |
| Approval | Board approval of every lease | Heatherwood form |
| Application fee | $100 non-refundable | Heatherwood form |
| Occupancy | Two persons per bedroom | Heatherwood form |
| Pets in leased units | None | Heatherwood form |
| Owner’s club rights during a lease | May be delegated to the tenant; no relinquishment clause on the posted form | Master Declaration; Heatherwood form |
| Application requirement | Application at least 30 days before occupancy; three character reference letters | Heatherwood form |
Condominium lease packages elsewhere in Stonebridge include a membership-transfer payment to the club (posted forms dated 2019 and 2020 show $450); confirm the current amount with Paramont. 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.
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. Renters are not allowed to have pets, per the Heatherwood form’s own wording. Any weight, breed or number limits specific to Heatherwood sit in its declaration and rules. An assistance animal is a housing accommodation under Florida Statutes 760.27, not a pet.
Assigned spaces or a garage, where one exists, under the association’s rules; the master rules keep commercial vehicles, boats, trailers and RVs inside an enclosed garage.
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 Heatherwood listings reach buyers through the MLS and agents rather than yard signs.
Heatherwood at Stonebridge is not age-restricted: the master Declaration contains no age restriction and no age limit appears in any Heatherwood document we read. The occupancy rule that exists is density, two persons per bedroom.
Around Heatherwood at Stonebridge, Collier County plans a $42.0 million widening of Airport-Pulling Road on Stonebridge’s west side over up to two years, a Livingston Road flyover over Immokalee Road is in design, and new apartments and NCH workforce housing are planned nearby.
Data updated: September 2026 (Collier County Transportation project documents; FDOT Southwest Florida project pages, retrieved 23 Sep 2026)
The county’s $42.0 million widening of Airport-Pulling Road from four to six lanes, Vanderbilt Beach Road to Immokalee Road, runs past Stonebridge’s west gate, with construction “anticipated to begin in June 2026 and last up to two years,” and no noise wall found cost reasonable and feasible. Heatherwood sits roughly a mile east of that corridor, on the far side of the community from the road work.
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 I-75 express lanes from Golden Gate Parkway to Alico Road are anticipated from late 2026 or 2027. The Henley, a 336-unit apartment community on the west side of Airport-Pulling Road, targets completion in summer 2027, and NCH has proposed 250 units of workforce housing behind 1100 Immokalee Road, with zoning still pending.
We find you the right Heatherwood at Stonebridge condo by fixing the street and plan first, confirming whether a garage matters to you, watching all 88 residences for the next listing, reaching owners quietly when a pre-market conversation is possible, and touring with the level, stairs, garage and lanai questions in hand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County 2026 preliminary tax roll)
With two plan sizes stacked on two levels across two streets, and only some residences carrying a garage, most of the decision is made before you see a residence. We narrow Heatherwood to the plan, the level and the street that fit, so you recognize the right one the day it lists.
Heatherwood averaged about six MLS closings a year over the last three years, a low turnover rate for its size. A saved search on Chesterbrook Court and Harmony Lane 2245 to 2285, and a pre-approval in hand, let you act in the first days.
Some Heatherwood 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 many Heatherwood owners seasonal, listings often show through a manager or a lockbox, so plan tours for a single morning with several residences lined up.
On every Heatherwood tour we check the level and the stairs to an upper residence, whether the residence carries a garage or an assigned space, 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 Heatherwood at Stonebridge through our site and it will notify you when a matching residence lists. If you would rather we tune it by street, plan and garage, call Marc at (239) 287-5873, or start from how we represent buyers in Southwest Florida.
We negotiate a Heatherwood at Stonebridge purchase on the record: the same street’s and plan’s 36-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. Heatherwood’s 95.2 percent median sold-to-list shows buyers here negotiate, if less than at Carrington.
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. Over 36 months Chesterbrook Court’s range was $430,000 to $625,000; Harmony Lane’s was $380,000 to $504,500. 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 29 to 31 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 Heatherwood 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 $376,500 is an assessment, not a price, and recent Heatherwood 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 Heatherwood at Stonebridge buyer pays ordinary Florida closing costs plus community items: $18,399 to the master association as an outside buyer, the Heatherwood 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 Heatherwood estoppel fee and the $100 application fee 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 Heatherwood 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 $450,000 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 |
| Heatherwood estoppel, standard, if assigned | up to $299 |
| Heatherwood application | $100 |
| Owner’s title policy, promulgated rate | about $2,325 |
| Documentary stamp tax on a $360,000 note | about $1,260 |
| Intangible tax on the mortgage | about $720 |
| Subtotal before lender fees, recording, inspections, prepaid items and prorations | about $23,103 |
Our arithmetic on the FY2027 schedule, the Heatherwood 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 Heatherwood 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 Heatherwood 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 Heatherwood, representation earns its keep in the diligence: a shared street with Carrington, a board approval, one or two estoppels, a Chapter 718 package with a seven-day window, a garage question that is not obvious from a photo 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 Heatherwood 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 2220 Chesterbrook Ct; 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 11 district records returned for 2220 Chesterbrook Court 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 |
|---|---|---|
| Pelican Marsh Elementary | 1.6 | 5 |
| NCH North Naples Hospital | 1.7 | 5 |
| Veterans Community Park | 1.7 | 6 |
| 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, a short distance from Heatherwood; 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.
Heatherwood at Stonebridge vs Willow Bend at Stonebridge is the choice most Stonebridge buyers face when they want one of the club’s two identical, larger condominium plans, because the two sell the same 1,433 and 1,592 square foot units under the same $17,600 club charge. Heatherwood is older and larger with a fee $2,200 a year lower; Willow Bend is newer, smaller, sells for less and carries a Zone AE edge.
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 | Heatherwood at Stonebridge | Willow Bend at Stonebridge |
|---|---|---|
| Residences | 88 in 11 buildings of 8 | 56 in 7 buildings of 8 |
| Streets | Chesterbrook Ct (48); Harmony Ln 2245 to 2285 (40) | Willow Bend Cir 1920 to 1980 |
| Declared | August 2, 1995 (OR 2084, Page 1300) | August 29, 1997 (OR 2342, Page 2248) |
| Built | 1995 to 1997, the first condominium in Stonebridge | 1997 to 1999 |
| Plans (county base area) | 1,433 inside; 1,592 end, throughout | 1,433; 1,592, throughout |
| Garages | Some residences have garages, $200 a year more | None recorded |
| Condominium fee, calendar 2026 | $5,300 (+$200 garage owners) | $7,500 |
| Yearly association charges with the FY2027 club level | $22,900, or $23,100 with a garage | $25,100 |
| Fee change, FY2019 to 2026 | +33% | +97% |
| County, first window with 10+ | 36 months, n=11, median $450,000 ($380,000 to $506,500) | 24 months, n=11, median $400,000 ($365,000 to $540,000) |
| County $ per base sq ft, T12 | $305, $295 and $353 (three sales) | median $276 (n=6), lowest in Stonebridge |
| MLS closings, 12 months | 4; median $487,250; median 16.5 days | 6; median $392,500; median 52.5 days |
| MLS actives, September 24, 2026 | 2 ($459,000 and $575,000) | 2 ($399,999 and $455,000) |
| Homestead share (2026 roll) | 23.9% (21 of 88) | 25.0% (14 of 56) |
| Flood, tested points | Shaded X, 9.61 ft (2255 Harmony Ln) | Zone AE at 1940 Willow Bend Cir; shaded X at 1920 and 1980 |
| Tenant rules (posted forms) | 30 days’ notice, $100, three references, two per bedroom, no pets | No pets, no more than 4 rentals a year, no pickup trucks, no smoking in common areas including lanais |
| Owner’s club rights during a lease | No relinquishment clause on the posted form | Not stated on the posted form we read |
| 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 FY2019 and FY2027 fee schedules; the two associations’ posted lease forms; FEMA NFHL tested September 23, 2026. Willow Bend’s MLS median is the mean of the middle pair and its days-on-market median the mean of 21 and 84.
On the same two plans, Heatherwood’s 36-month median of $450,000 to $455,000 sits above Willow Bend’s 24-month median of $400,000, while Willow Bend’s fee runs $2,200 a year higher. Put differently, the lower-fee condominium has recorded the higher price on identical plans, which is our reading of the two guides’ medians, not a proven cause; the windows also differ (36 months for Heatherwood, 24 for Willow Bend). Heatherwood also holds the only garages of the two.
Choose Heatherwood if the carrying cost matters more than a slightly lower purchase price: the $2,200 a year you save in fees is $22,000 over ten years before any change, our arithmetic. Choose it too if a garage matters, or if you want a street point tested outside the Special Flood Hazard Area. Choose Willow Bend if the lowest purchase price is the priority and the higher fee fits your budget, or if you want buildings two years newer; read our Willow Bend at Stonebridge neighborhood guide and our Willow Bend at Stonebridge buyer guide, and confirm each building’s flood determination first, because the AE edge runs through or beside that condominium.
Carrington at Stonebridge’s five Harmony Lane buildings, 2365 to 2405, use the same 1,433 and 1,592 square foot plans as Heatherwood, at a $6,024 condominium fee, $724 more than Heatherwood’s. Carrington’s 24-month MLS record on those buildings was eight closings at a median of $445,000, and Carrington’s posted lease form does strip the owner’s club rights during a lease, a rule Heatherwood’s form does not carry. A buyer set on these plans should tour all three associations before choosing.
Heatherwood at Stonebridge is the right place to buy if you want the lowest condominium fee in a bundled, no-CDD golf club with no equity or deposit, a chance at a garage, and a street point tested outside the Special Flood Hazard Area, and you accept a $22,900-plus fixed yearly bill, $18,399 at closing, board approval of every sale and lease, and unverified story and reserve records on buildings finished before 2002.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A personalized Heatherwood 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 whether a garage matters, build the $22,900 stack, the $18,399 and your tax reset, list the Heatherwood documents to request, and tell you honestly whether Heatherwood or Willow Bend 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 19 Heatherwood 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 Heatherwood buyer that means the stairs and garage 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 Heatherwood at Stonebridge specialist matters because the facts that decide a purchase here, the two streets and two plans, the Harmony Lane address trap, the fixed fee on every size, whether a specific residence carries a garage, the board approval, two estoppels 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 1995 to 1997, the floor plans, the county record year by year and the seller’s side, read our complete Heatherwood at Stonebridge guide, and for the club, the course and all ten neighborhoods, our Stonebridge Country Club guide.
If you are selling to buy at Heatherwood, including a move within Stonebridge, see how we sell homes at Heatherwood at Stonebridge and request a Heatherwood 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 Heatherwood 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 Heatherwood 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 Heatherwood 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.
An 88-unit residential condominium in Stonebridge Country Club, Naples, Florida 34109, declared August 2, 1995, the first condominium in Stonebridge, run by Heatherwood at Stonebridge Condominium Association, Inc.
On Chesterbrook Court and the 2245 to 2285 block of Harmony Lane, in unincorporated North Naples. Harmony Lane 2365 to 2405 belongs to Carrington, a different association at a higher fee.
88, in 11 buildings of eight: 48 on Chesterbrook Court and 40 on Harmony Lane.
County base area of 1,433 square feet for the inside unit and 1,592 for the end unit, in every building.
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 15 MLS closings in the 36 months to September 26, 2026 ran $380,000 to $625,000, a median of $455,000. The county’s 36-month median was $450,000 on 11 sales.
A 1,592 square foot Harmony Lane residence that closed on September 25, 2026 at $440,000, 95.86 percent of its $459,000 final list, after 150 days.
The 36-month median sold-to-list was 95.2 percent (n=15).
A median of 28 days over 36 months, from 0 to 150 days, close to Stonebridge’s overall median for the same window.
Two on September 24, 2026, both in one Chesterbrook Court building, asking $459,000 and $575,000. Listings change daily.
Neither is better; both use the same two plans and the same fee. Chesterbrook Court’s six 36-month closings sold at a higher median and a faster median time on market than Harmony Lane’s nine.
$5,300 a year for calendar 2026 to the Heatherwood association, plus $200 for a garage, plus $17,600 for FY2027 to Stonebridge Country Club, $22,900 to $23,100 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 Heatherwood 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 character references.
No CDD, and no master special assessment appears in FY2019 to FY2027. Any Heatherwood special assessment shows on its estoppel.
The 2026 preliminary median bill is $3,254, but a buyer’s bill resets; at a $450,000 price and the 2025 rate it would be about $4,278 before exemptions.
Yes, for 30 days minimum, up to four leases a year, with board approval and no tenant pets.
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; the association’s form says renters may not.
Some residences carry a garage at $200 a year more; whether a specific residence has one is set in the declaration and confirmed with the association.
FEMA shaded Zone X at the Harmony Lane point 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; Heatherwood’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.
No. No age restriction appears in the master declaration or any Heatherwood document we read.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-27, all graded A for 2026.
Vanderbilt Beach is about 5.2 road miles from the clubhouse, off-peak.
Heatherwood for the lower fee and a chance at a garage; Willow Bend for a lower purchase price on the same plans. 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 Heatherwood 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 Heatherwood 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 only two Heatherwood listings on the market at a time, a buyer with a pre-approval that does not rely on the sale often wins the better terms.
You can ask. With a 95.2 percent median sold-to-list and a thin active count, some Heatherwood 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 Heatherwood at Stonebridge home valuation, or call Jesse direct at (239) 898-6072 for any Stonebridge neighborhood.
Every figure on this Heatherwood 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 Heatherwood 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 Heatherwood at Stonebridge buyer page, each linked to the authority that publishes it. The documents that matter most to a Heatherwood 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 Heatherwood buyer | Authority link |
|---|---|---|---|
| Heatherwood lease and sale application | posted, dated March 2020 | Board approval of sales and leases, the fee, three-reference requirement and the tenant pet ban | Stonebridge Country Club, PDF |
| FY2027 Rates and Fees schedule | September 2, 2026 | The $17,600 club bill, the $5,300 Heatherwood 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 Heatherwood 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 Heatherwood Declaration of Condominium itself, recorded August 2, 1995 at Official Records Book 2084, Page 1300, 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.