Updated September 2026
The purchase path for Manchester at Stonebridge in North Naples: every MLS and county sale since 2021, the FY2027 fee stack, the $18,399 at closing, flood, taxes and the Hawthorne Estates choice, from McGreevy and Comisar.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Manchester at Stonebridge means buying one of 34 detached, fee-simple pool homes on a single street, Manchester Court, inside Stonebridge Country Club in North Naples, Collier County, Florida 34109. They were the last homes built inside the gate, from 2000 to 2002, and they carry the highest recorded prices in the community: the county recorded ten qualified Manchester resales in the 60 months since September 2021 at a median of $1,698,000. Every home comes with automatic club membership, a $20,516 FY2027 association bill and, for an outside buyer, $18,399 due to the association at closing. This page is the purchase path. For the street itself, its history, plat and full record, read our Manchester 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 on Manchester Court and are selling to move, start with how we sell homes on Manchester Court and a free Manchester at Stonebridge home valuation. Weighing the rest of the gate as well? Our Stonebridge Country Club community guide covers all ten neighborhoods.
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 on a street that records about two sales a year, and where half the recent sales never reached the MLS, we would rather you be ready before the next Manchester home is offered than hear about it after it closes.
Buying a home in Manchester at Stonebridge takes five things most Naples purchases do not: patience for a 34-home street with no listing on the MLS in late September 2026, a budget for $18,399 at closing and $20,516 a year to the association, one master estoppel, the county deed record alongside the MLS, and a roof and wind file on a house built from 2000 to 2002.
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 Sixth Supplemental Declaration that created Manchester in 1998 and its 2019 amendment, the Stonebridge Unit Five plat, the club’s FY2019 to FY2027 fee schedules, the member-era Declaration, the Collier County 2026 preliminary tax roll for all 34 homes, the county’s qualified sales file, every Stonebridge closing in the Southwest Florida MLS for the five years to September 26, 2026, and FEMA’s flood records. Where the record stops, we say so and name the document that answers the question.
Every Manchester home has a Manchester Court address, numbered 1604 to 1691, on the Collier County 2026 preliminary roll. The street is its own plat, Stonebridge Unit Five, recorded September 28, 1998 at Plat Book 30, Pages 76 to 77, with lots 218 to 251, a road tract and a 0.40-acre open-space tract owned by the master association. No other Stonebridge neighborhood has a home on Manchester Court, and no Manchester home has any other address, so on a listing “Manchester Ct” tells you the neighborhood.
You own the lot and the house outright. There is no condominium, no condominium fee and no Manchester corporation: the neighborhood is governed and billed by Stonebridge Country Club Community Association, Inc., a Chapter 720 homeowners association that is also the club, with a Manchester Neighborhood Advisory Committee of owners that advises on the neighborhood budget. The practical result for a buyer is one association, one bill on one club account and one estoppel certificate at closing.
Manchester has no neighborhood pool or clubhouse, because every home has its own pool and the shared pool is the club’s. There is no gate of its own; the gates are Stonebridge’s. There are no lots and no new construction, because the Stonebridge planned unit development is closed out. There is no age restriction, no community development district and no marina or dock: under the master Declaration boats stay inside an enclosed garage.
The county roll dates the Manchester homes to 2000 (14 homes), 2001 (19) and 2002 (1), the last residences built anywhere in Stonebridge. The developer’s first sales recorded from December 1999 to March 2002 at a median of $549,300. At 24 to 26 years old, the roof permit, the wind mitigation report, the pool equipment and the air conditioning matter more than the floor plan.
Two name traps catch buyers. A different Stonebridge club exists in Boca Raton; this Manchester is in Stonebridge Country Club, Naples, Florida 34109. And on the Southwest Florida MLS, Stonebridge North and Stonebridge South are separate developments. The MLS files Manchester homes under the plain STONEBRIDGE development name, so every MLS figure on this page was matched to Manchester by street and house number.
Manchester at Stonebridge buyers work with McGreevy and Comisar because the purchase turns on records a listing does not show: the county deeds that never reached the MLS, the Sixth Supplement’s roof covenant, the FEMA letter covering twelve lots, the FY2027 fee stack and the tax reset. We read every Manchester sale and document before we write an offer.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The numbers on this page belong to the market, and each one carries its source and date so you can check it.
McGreevy and Comisar are a top-reviewed Manchester at Stonebridge buyer’s agent team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Stephen Joslin, verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review
★★★★★ “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.” Tim Goff, verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Laura Zegarac, verified Google review
On Manchester Court your agent should hand you, before your deposit goes hard: every recorded Manchester sale since 2021, not only the MLS closings; the roof’s age and permit; a current wind mitigation form; the pool and screen enclosure’s age; the elevation certificate and FEMA letter if the lot is one of the twelve it names; the master estoppel; and the section 720.401 disclosure summary before you sign. Anything less leaves you pricing a house you have not fully seen.
A Manchester at Stonebridge buyer should carry eight facts into the first showing: the size of the street, the price record on two systems, the absence of a listing, the association bill, the cash due at closing, the tax reset, the flood position and the age of the houses. Each is below with its source and date.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We track the Manchester at Stonebridge market on two independent systems: every Stonebridge closing in the Southwest Florida MLS for five years, matched to Manchester by street and house number, and every qualified sale on the Collier County Property Appraiser’s sales file. On a 34-home street the two disagree often enough that a buyer needs both.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We pulled all 190 Stonebridge closings in the Southwest Florida MLS from September 26, 2021 to September 26, 2026 and assigned each to its neighborhood; six are on Manchester Court. We read the county’s qualified improved sales for the same street, ten resales in the 60 months since September 2021 and four in the twelve months to August 20, 2026. We also read the roll for all 34 homes: 18 homesteaded (52.9 percent) and 21 owners (61.8 percent) receiving their tax bill at a Florida address.
The county file holds sales that never ran through the MLS, and the MLS holds a sale the county did not code as qualified. Of the county’s four qualified Manchester sales in the latest twelve months, two, at $2,000,000 in April 2026 and $2,001,000 in June 2026, are not among the MLS closings. In 2023 the MLS carries a sale at $1,625,000 entered after the fact with no marketed list price, while the county coded only one of eight Manchester deeds that year as qualified, at $1,375,000. We show both records and never blend them.
Every figure here is the market’s, with its window and count beside it. Price per square foot on the MLS uses MLS living area; on the county file it uses the county’s base area of the residence. The two are different measures, so we never set one against the other.
The Manchester at Stonebridge market is thin, high and quiet: six MLS closings in 60 months, from $1,300,000 to $1,900,000, ten qualified county resales at a $1,698,000 median, four county sales in the latest twelve months from $1,835,000 to $2,001,000, and no Manchester listing on the September 24, 2026 MLS pull.
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 Manchester closings, so we list every one rather than lead with a median.
| Closed | MLS living area | Final list price | Sold price | Sold-to-final-list | Days on market |
|---|---|---|---|---|---|
| March 2026 | 2,865 sq ft | $2,095,000 | $1,900,000 | 90.69% | 44 |
| October 2025 | 3,526 sq ft | $1,985,000 | $1,835,000 | 92.44% | 0 |
| January 2024 | 2,900 sq ft | $1,625,000 | $1,562,500 | 96.15% | 4 |
| May 2023 | 3,207 sq ft | $1,625,000 | $1,625,000 | not counted: Sold Data Entry | not recorded |
| July 2022 | 3,353 sq ft | $1,550,000 | $1,596,000 | 102.97% | 2 |
| March 2022 | 2,876 sq ft | $1,295,000 | $1,300,000 | 100.39% | 0 |
Southwest Florida MLS Matrix, Development STONEBRIDGE, closed September 26, 2021 to September 26, 2026, retrieved September 26, 2026, matched to Manchester Court by street and house number. Sold-to-list divides the sold price by the final list price; the May 2023 closing was entered after the fact with no marketed list price, so it counts in closings and prices but not in sold-to-list.
| Window to September 26, 2026 | Manchester MLS closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
| 24 months | 2 | $1,867,500 (n=2, the mean of both) | $592 | 91.6% (n=2) | 22 (n=2) |
| 36 months | 3 | $1,835,000 (n=3) | $539 | 92.4% (n=3) | 4 (n=3) |
| 60 months | 6 | $1,610,500 (n=6, the mean of $1,596,000 and $1,625,000) | $514 | 96.2% (n=5) | 2 (n=5) |
Manchester’s two most recent MLS closings sold at 92.44 and 90.69 percent of their final list prices, 91.6 percent at the median over 24 months (n=2), against 95.4 percent for all 75 marketed Stonebridge closings in the same 24 months and 95.5 percent for Stonebridge’s 19 fee-simple closings. On two sales that is a pattern to test, not a rule, but it says the most recent Manchester listings were priced ahead of what buyers paid. Across 60 months the median is 96.2 percent (n=5), and in 2022 two homes sold at or above list.
The first county window with ten or more qualified Manchester sales is 60 months. The Collier County Property Appraiser’s file holds ten qualified resales since September 2021, newest recorded June 12, 2026, at a median of $1,698,000 (the mean of $1,596,000 and $1,800,000), a low of $1,300,000 and a high of $2,001,000. None was a builder sale.
| Year recorded | Qualified sales | Prices |
|---|---|---|
| 2022 | 2 | $1,300,000 and $1,596,000 |
| 2023 | 1 | $1,375,000 |
| 2024 | 1 | $1,562,500 |
| 2025 | 3 | $1,400,000, $1,800,000 and $1,835,000 |
| 2026 through August 20 | 3 | $1,900,000, $2,000,000 and $2,001,000 |
| 60 months since September 2021 | 10 | median $1,698,000 |
Before the window opens, the county recorded two qualified Manchester sales in 2021 at $820,000 and $875,000. Each of the last four qualified sales set a new high for the county’s Manchester series since 2021, on a thin series.
| Recorded | County base area | Deed price | $ per county base sq ft | In the MLS closings? |
|---|---|---|---|---|
| October 21, 2025 | 3,481 sq ft | $1,835,000 | $527 | Yes |
| March 4, 2026 | 2,865 sq ft | $1,900,000 | $663 | Yes |
| April 17, 2026 | 3,446 sq ft | $2,000,000 | $580 | No |
| June 12, 2026 | 2,929 sq ft | $2,001,000 | $683 | No |
Four qualified sales from August 21, 2025 to August 20, 2026, median $1,950,000 (n=4, the mean of $1,900,000 and $2,000,000), median $622 per county base square foot (the mean of $580 and $663). The two smaller houses recorded the highest prices per foot, so size alone does not set a Manchester price.
Nothing on Manchester Court. On September 24, 2026 the Southwest Florida MLS showed nine Stonebridge actives, asking $389,000 to $995,000, and none on Manchester Court. At the county’s 60-month pace of about one Manchester sale every six months, a single new listing is about six months of supply on its own, by our arithmetic, and the buyer who is pre-approved and has read the ten sales is the one who can act in the first week.
This is a public-record sale. In March 2026 a Manchester Court home of 2,865 square feet closed in the MLS at $1,900,000 after 44 days, against a final list price of $2,095,000: $195,000 below list, 90.69 percent. The county recorded the deed on March 4, 2026 at the same price, and the county base area and MLS living area agree at 2,865 square feet, $663 per foot on either. At the time it was the highest-priced MLS closing in Stonebridge in the preceding twelve months.
Here is how we walk a buyer through it. The buyer paid the association $18,399 at closing as an outside buyer, about 1.0 percent of the price, and took on $20,516 a year in FY2027 club and neighborhood charges. An owner’s title policy at Florida’s promulgated rate on $1,900,000 is about $7,325, our arithmetic; with 80 percent financing, a $1,520,000 note would add about $5,320 in documentary stamp tax and $3,040 in intangible tax. At the 2025 rate of 9.5058 mills, a taxable value equal to the price would bill about $18,061 a year, an illustration of the reset rather than a quote. Six weeks after that closing the county recorded a house 581 square feet larger at $2,000,000, and in June a house of 2,929 square feet at $2,001,000. What the deed cannot tell us is the roof year, the condition or what conveyed, which is why we price from a walk-through.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. With no Manchester home on the MLS on September 24, 2026 and half the latest sales recorded without an MLS closing, the buyer who has a pre-approval, the ten county sales and the fee stack in hand is the buyer who gets the next house. Start with how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. Selling a home to buy here? Get a free Manchester at Stonebridge home valuation or call Jesse direct at (239) 898-6072.
A Manchester at Stonebridge home has recently cost $1,835,000 to $2,001,000 on the county record, $527 to $683 per county base square foot, for a detached pool home of about 2,900 county square feet built from 2000 to 2002 on a quarter-acre lot. The county’s 2026 median just value is $1,227,662, the highest in Stonebridge.
Data updated: September 2026 (Collier County Property Appraiser 2026 preliminary roll and sales file, 29 Aug 2026)
| Measure, Collier County 2026 preliminary roll | Manchester at Stonebridge |
|---|---|
| Homes | 34, all fee simple, all on Manchester Court |
| Years built | 2000 (14), 2001 (19), 2002 (1) |
| County base area | 2,455 to 3,819 sq ft; median 2,909 (n=34, the mean of 2,889 and 2,929) |
| County adjusted area | 2,960 to 4,473 sq ft; median 3,470 |
| Lot size | 0.22 to 0.46 acre; median 0.24 |
| Private pool | 34 of 34 |
| Spa | 26 of 34 |
| Screen enclosure | 33 of 34 |
| Homestead exemption | 18 of 34 (52.9%) |
| Median just value | $1,227,662 (range $1,042,022 to $1,466,045) |
| Median 2026 preliminary taxes | $9,704 |
The county records base area, the heated residence, and adjusted area, which adds garage and covered space; the MLS records living area as the listing agent enters it. They can agree, as they did at 2,865 square feet on the March 2026 sale, or differ, as on the October 2025 sale, 3,481 county and 3,526 MLS. Ask which measure any price per foot uses before you compare two homes.
Manchester’s county base areas are nearly all unique, while Thornbrooke repeats one base area on 13 homes. Our inference is that Manchester was built as semi-custom homes rather than a production neighborhood; no builder plan book surfaced, so we name no models, and bedroom counts are not on the county roll. No two Manchester sales are directly comparable on size alone, so we confirm rooms, layout and finish house by house.
Manchester lots run from 0.22 to 0.46 acre, median 0.24, and the 0.46-acre lot is the largest single-family lot in Stonebridge. Which lots back onto golf, lake or preserve is not mapped lot by lot in the records we read, so we confirm the view from the survey and on site.
All 34 homes carry a private pool on the roll, the only Stonebridge neighborhood where every home does; Hawthorne Estates has 74 of 78 and Thornbrooke 92 of 107. Twenty-six add a spa and 33 a screen enclosure. The pool’s age, heater, pump and cage are inspection items on every Manchester purchase, and they are yours to maintain.
The Sixth Supplemental Declaration requires concrete tile roofs. That settles the material and leaves the insurer’s questions: the roof’s age, whether its replacement was permitted and how it is attached. A replacement goes through the Architectural Review Committee first.
The developer’s first sales, recorded December 1999 to March 2002, had a median of $549,300, about 28 percent of the county’s twelve-month median of $1,950,000. The county’s 2026 median just value of $1,227,662 is its January 1 tax estimate, well below every recent price; it is an assessment, not a value an appraiser will use.
Owning a Manchester at Stonebridge home costs $20,516 a year in FY2027 association charges, $5,129 a quarter: the $17,600 club-level charge every Stonebridge residence pays plus the $2,916 Manchester neighborhood fee, both billed by the master association on one club account, before property tax, insurance and club usage.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026; Cost of Ownership page; Collier County 2026 preliminary roll, 29 Aug 2026)
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 | What the club says it pays for |
|---|---|---|
| Country Club Dues | $9,094 | Operating the club and its amenities |
| Master Base Assessment (CAM) | $2,667 on the PDF, $2,869 on the web page | Landscaping, irrigation, gate access, roving patrol, bulk television |
| Master Association Capital Reserves | $2,869 on the PDF, $2,667 on the web page | Repair and replacement of major capital items |
| Clubhouse Renovation Fee | $1,920 | The Bistro, pool and golf course renovation loan |
| F&B Service Charge | $950 | In lieu of a per-meal gratuity |
| Strategic Reserves | $100 | New for FY2027 |
| 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 | Manchester neighborhood fee | Note |
|---|---|---|
| FY2019 | $3,088 (estimate) | The club noted the actual fee varied by lot size |
| FY2020 | $3,181.68 (estimate) | Varied by lot |
| FY2021 | $1,834.36 to $3,428.00 | By lot |
| FY2022 | $1,888.52 to $3,529.04 | By lot |
| FY2025 | $2,816 | Flat for every lot |
| FY2027 | $2,916 | Flat; $729 a quarter |
Until FY2022 the Manchester fee was allocated by lot size, so the largest lots paid nearly twice what the smallest did; by FY2025 it had become one flat fee. We have not found the Board action that made the change. The club’s FY2026 schedule is members-only, so this page publishes no FY2026 neighborhood fee.
Under the Sixth Supplement the association provides lawn and landscape maintenance, and each lot’s irrigation is tied to the community’s central system. The roof, exterior paint, pool, screen enclosure, property insurance and everything inside stay with the owner, the opposite of Shoreham, where the association insures, paints and re-roofs the villas. Manchester’s $2,916 is the second-lowest neighborhood fee in Stonebridge, above Thornbrooke’s $2,412 and below Hawthorne Estates’ $3,420.
On the published figures, a Manchester home carries $20,516 in FY2027 association charges plus a property tax bill whose 2026 preliminary median is $9,704, about $30,220 a year before homeowners and flood insurance, utilities and club usage, by our arithmetic. The tax figure is the median seller’s bill; a new owner’s will be higher, as the tax section shows. Usage is by consumption: $35 for 18 holes with a cart in FY2027 and dining by the meal.
The $1,920 Clubhouse Renovation Fee repays the loan for the new Bistro and resort-style pool and the complete golf course renovation; the club says the loan will be paid off in February 2035. A buyer on Manchester Court today should expect to pay it for about eight more years.
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. There is also no initiation fee, equity certificate or membership deposit.
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.
An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the association at closing, plus a $600 membership transfer fee and a $299 estoppel fee: $18,399 in all under the FY2027 schedule. On a Manchester price that is about 1 percent, the smallest share anywhere in Stonebridge.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026; FY2025 schedule updated 11 Apr 2025 and archived Cost of Ownership page)
| 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.
Until April 2025 the contribution followed a formula in the Declaration, half of that year’s club dues and base assessment, which came to about $6,197 for an outside buyer in FY2025. The club announced a change effective April 25, 2025 (capped at $17,768), published $15,000 in May 2025, and lists $17,500 for FY2027. We have not located the recorded amendment to the Declaration that made the change.
The club’s FY2027 fee schedule lists the existing-owner (internal) capital contribution as $0. Its Cost of Ownership page words the rule this way: current residents “do not pay a resale if they are a single home owner and purchase within one year of the sale of their previous home.” Buyers moving within Stonebridge should confirm eligibility with the association’s Controller before contract. A Carrington or Braeburn owner moving up to Manchester Court is the case this rule was written for.
| Price basis | Price | $18,399 as a share |
|---|---|---|
| County 60-month median, n=10 | $1,698,000 | about 1.1% |
| County twelve-month median, n=4 | $1,950,000 | about 0.9% |
| Highest recorded Manchester sale | $2,001,000 | about 0.9% |
On a $410,000 Carrington condominium the same $18,399 is about 4.5 percent. At Manchester prices the contribution is a line item, not a deal point, though a seller credit is still a fair ask when a listing has sat.
Club membership in Manchester at Stonebridge is automatic, bundled and non-equity: buying the house makes you a member of the association that owns the golf course and clubhouse, with no initiation fee, no deposit and nothing refunded when you sell. A Manchester owner pays the same $17,600 club charge as every other Stonebridge residence and gets the same privileges.
Data updated: September 2026 (Stonebridge membership, golf and real estate pages; FY2027 Rates and Fees schedule dated 2 Sep 2026)
“When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club, which says “there are no equity or deposits required to become a member.” The golf course and clubhouse belong to the owners’ association: the county roll lists the association as owner of record. Each Manchester home carries one vote among 799.
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’s scorecard. Gene Bates laid out the original course and Kipp Schulties redesigned it in 2023. Members pay no green fee: $35 for 18 holes with a cart in FY2027.
The racquet program is five Har-Tru tennis courts, open 8:00 a.m. to 10:00 p.m. daily; no pickleball appears in the club’s published schedules. The fitness center was expanded in the 2014 clubhouse renovation, and the resort-style pool sits beside The Bistro. Today’s venues are The Lounge, The Dining Room, The Veranda and The Bistro. The clubhouse at 2100 Winding Oaks Way is about 0.17 miles in a straight line from the county-geocoded point on Manchester Court, by our arithmetic, a short cart ride.
Under the master Declaration an owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations.” Tenants pay renter rates on the FY2027 schedule: 18 holes with a cart at $92 from January to April, $78 in November and December and $35 from May to October.
The steps to buy a home in Manchester at Stonebridge are: get pre-approved and set alerts, read the ten county sales, budget the fee stack and the tax reset, check the lot against FEMA’s 2006 letter, receive the section 720.401 summary before signing, order the master estoppel, clear inspections and insurance, and close with the association’s charges on the statement.
Data updated: September 2026 (Stonebridge FY2027 schedule; Florida Statutes 720.401 and 720.30851, current text)
With no Manchester listing on the MLS in late September 2026 and about two sales a year, the next house may be spoken for within days. A pre-approval sized for a $1.8 million to $2.0 million purchase and a saved search for Manchester Court put you first in line.
Ask for the county’s qualified sales since 2021 as well as the MLS closings. Two of the four latest sales are only on the county record.
Put $18,399 in your cash to close, $20,516 a year in your carrying cost and a tax bill on your price, not the seller’s, in your budget before you tour.
If the home is on lot 218, 220, 222, 223, 226, 232, 236, 237, 241, 244, 245 or 248 of Stonebridge Unit Five, ask the seller for the letter and the elevation certificate.
The seller owes you the section 720.401 disclosure summary before you sign the contract. Make sure it is attached.
Build in the estoppel, a four-point and wind mitigation inspection, the insurance quote, the appraisal and, outside a loan, the 30-day waiting period on a new flood policy.
The estoppel comes from the association’s Controller’s office, $299 for FY2027. Manchester needs only this one.
Inspect the roof, openings, pool equipment, air conditioning and water heater, get a written insurance quote, and read the appraisal against the county’s sales.
At closing the contribution, transfer fee and prorated charges are paid, the deed is recorded, and you become a member automatically.
A Manchester at Stonebridge buyer should request the master estoppel, the section 720.401 disclosure summary before signing, the Sixth Supplemental Declaration and its 2019 amendment, the master Declaration and rules, the FY2027 schedule and the seller’s account statement, and for lots named in FEMA’s 2006 letter, the letter and an elevation certificate.
Data updated: September 2026 (club governing documents page; Florida Statutes 720.401, 720.30851 and 720.3085, current text)
A Manchester purchase needs one estoppel certificate, from Stonebridge Country Club Community Association, Inc., stating the quarterly club charges and neighborhood fee, any unpaid balance, the contribution and transfer fee to be collected from you and any special assessment in force. It costs $299 for FY2027 under the section 720.30851 cap as reset in 2024. Under section 720.3085 and the Declaration a buyer is jointly and severally liable with the seller for unpaid assessments, which is why every open balance is cleared at closing.
The master association is a Chapter 720 homeowners association, and Manchester is fee simple with no condominium layer. Section 720.401 requires that a prospective buyer “be presented a disclosure summary before executing the contract for sale,” supplied by the owner on a resale, and the contract must say so in conspicuous type. If it is not provided before you sign, you may void the contract by written notice within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived. Section 720.401(2) carves out associations regulated under Chapters 718, 719, 721 and 723. Six of Stonebridge’s ten neighborhoods are Chapter 718 condominiums inside the Chapter 720 master, where disclosure also runs under section 718.503; a Manchester purchase has no Chapter 718 layer, so the Chapter 720 summary is the one that applies. Ask your closing attorney or title agent to confirm it for your contract. This is information, not legal advice.
Taylor Woodrow Communities made the Sixth Supplemental Declaration effective November 13, 1998 and recorded it December 8, 1998 at Official Records Book 2488, Page 3431. It creates the Neighborhood called Manchester, requires concrete tile roofs and places the lots under association lawn and landscape maintenance. The Certificate of Amendment approved March 22, 2019 and recorded at Official Records Book 5614, Page 338 sets a Manchester mailbox standard and gives the Neighborhood Advisory Committee the painting bids. The club’s June 2020 compilation omits the supplement’s Exhibit A, the legal description, so the recorded instrument at the Collier Clerk is the complete version.
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.
| Missing item | How a Manchester buyer gets it |
|---|---|
| FY2026 fee schedule and neighborhood fee | The seller downloads the members-only schedule |
| Which FY2027 master label is correct | The Board’s FY2027 dues resolution, requested in writing |
| Recorded amendment behind the 2025 contribution change | The association, in writing, or the Collier Clerk |
| Exhibit A of the Sixth Supplement | The recorded instrument at the Collier Clerk |
| Roof permit, window and pool permits for the address | Collier County Growth Management permit records |
| Elevation certificate | The seller, or Collier County Floodplain Management |
The FEMA test point at 1624 Manchester Court maps in shaded Zone X, outside the Special Flood Hazard Area, on panel 12021C0194J, effective February 8, 2024, on about 9.9 feet of ground. FEMA’s 2006 letter of map change covers twelve of the 34 lots, and the state’s surge model places the court in its Category 2 planning zone.
Data updated: September 2026 (FEMA National Flood Hazard Layer and USGS 3D Elevation Program, queried 23 Sep 2026; Florida Division of Emergency Management surge zones; Collier County Floodplain Protection Newsletter, March 2026)
Manchester Court is on FEMA panel 12021C0194J, one of the two panels, with 12021C0193J, that cover Stonebridge, effective February 8, 2024. On September 23, 2026 the address 1624 Manchester Court, geocoded with the U.S. Census geocoder and queried against FEMA’s National Flood Hazard Layer, returned shaded Zone X. Shaded Zone X is outside the 1 percent annual chance floodplain but inside the 0.2 percent annual chance area. Across Stonebridge, 17 of 21 tested points were shaded X; the four Zone AE points were in Hawthorne Estates and on Willow Bend Circle.
The ground at the 1624 Manchester Court point reads 9.90 feet NAVD88 on USGS lidar, against 6.0 to 8.2 feet in the low Hawthorne Estates pocket. The Florida Division of Emergency Management’s surge planning zones return Category 2 for Manchester Court: in that planning model a Category 2 storm on a worst-case track could reach this ground. It is a planning model, not a forecast or a depth, and a street point is not a building footprint.
On August 2, 2006 FEMA issued letter of map change 06-04-BS70A for Stonebridge Unit Five lots 218, 220, 222, 223, 226, 232, 236, 237, 241, 244, 245 and 248, twelve of Manchester’s 34 lots, and revalidated it in letter 18-04-0009V with the 2024 maps. No map revision applies to the community. A lender or insurer may ask for the letter on one of those lots.
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. For Hurricane Ian in 2022, Collier’s mandatory evacuation covered only Zone A, the immediate coast west and south of US 41.
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 describes the record, not any single home; the seller’s section 689.302 flood disclosure speaks to a specific property.
Insuring a Manchester at Stonebridge home turns on four facts: you insure the whole house, because no association policy covers it; the tested point is shaded Zone X, so a federally backed lender’s flood mandate generally does not apply; the houses date from 2000 to 2002; and Citizens requires flood coverage on every wind policy from January 1, 2027.
Data updated: September 2026 (Citizens Property Insurance flood requirement page; Florida Office of Insurance Regulation form OIR-B1-1802; club Hurricane Shutter Standards; Collier County Floodplain Protection Newsletter, March 2026)
Manchester owners carry their own homeowners policy with wind, plus separate flood coverage. Unlike Shoreham’s villas or the six condominiums, no association policy covers any part of a Manchester home, so the roof, openings and pool cage are all on your quote.
| 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 Manchester home insured with Citizens at a dwelling value of $600,000 or more has needed flood coverage since January 1, 2024. A buyer who may end up with Citizens should carry flood in the budget from the start.
Wind credits come from the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802. Every Manchester home was built from 2000 to 2002, after Hurricane Andrew and, for all but perhaps the single 2002 home, before Florida’s first statewide building code took effect on March 1, 2002; the permit file settles each house. So the credits turn on a permitted re-roof after March 1, 2002, roof-deck and roof-to-wall attachment, roof shape (a hip roof is the largest single credit), secondary water resistance and impact protection on every glazed opening and the garage door. 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 club’s Hurricane Shutter Standards bar strap-and-buckle, Bahama, colonial and plywood devices from staying up on a street elevation during the season, May 1 to November 30. Impact glass or impact-rated panel, rolling, accordion or fabric shutters can satisfy both the club and an insurer, and any new shutter or window needs Architectural Review Committee approval.
Florida’s My Safe Florida Home program serves homesteaded homes built before 2008 with an insured value of $700,000 or less, under section 215.5586. With Manchester’s lowest just value at $1,042,022, few if any Manchester homes would fit under that cap, by our inference; just value is not insured value, so check before you rule it out.
Collier County’s Class 5 Community Rating System rating is worth a 25 percent discount on eligible NFIP policies, and a new NFIP policy typically waits 30 days unless it is bought in connection with a loan.
No source we hold supports a premium for any Manchester home, so we publish none. With the flood determination, any 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.
Property taxes after you buy in Manchester at Stonebridge follow your purchase price, not the seller’s bill. The 2026 preliminary median Manchester bill is $9,704, the highest in Stonebridge, and at the 2025 rate of 9.5058 mills a taxable value equal to the county’s 60-month median price of $1,698,000 would bill about $16,141 a year.
Data updated: September 2026 (Collier County 2026 preliminary tax roll, 29 Aug 2026; Collier County Tax Collector)
Every Stonebridge parcel sits in millage area 133 of unincorporated Collier County, which carried 9.5058 mills for tax year 2025 and shows 9.4020 mills on the 2026 preliminary roll; the 2026 rates are proposed, not adopted. There is no city millage, because Stonebridge is outside the City of Naples, and non-ad-valorem assessments are $0 on every Stonebridge parcel.
Eighteen of the 34 Manchester homes are homesteaded, and their assessments have been capped under Save Our Homes. Under section 193.155 a homestead’s assessed value rises each year by no more than 3 percent or the change in the Consumer Price Index, whichever is lower, and resets to just value after a change of ownership; the seller’s exemption does not pass to you.
| Basis | Taxable value | Illustrative tax at 9.5058 mills | Against today’s median bill of $9,704 |
|---|---|---|---|
| County 60-month median price | $1,698,000 | about $16,141 | about $6,437 more |
| County twelve-month median price | $1,950,000 | about $18,536 | about $8,832 more |
| County median just value, no exemption | $1,227,662 | about $11,670 | about $1,966 more |
An illustration of the mechanism, not a quote; the county’s assessment of a new owner usually lands below the price paid, and a homestead exemption lowers the taxable value.
If Manchester Court will be your permanent Florida residence on January 1, apply for the homestead exemption with the Collier County Property Appraiser by the deadline. A buyer leaving another Florida homestead may be able to port part of that Save Our Homes benefit; ask the Property Appraiser’s office before you close.
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, 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. Ask your lender to escrow off the projected figure.
The Manchester at Stonebridge rules that decide whether a home works for you are the master Declaration’s 30-day minimum and four-lease cap, the household-pet rule, the garage-only rule for boats, trailers and commercial vehicles, architectural approval for any exterior change and the club’s sign and open house rules. Manchester’s supplement adds the tile-roof and mailbox standards.
Data updated: September 2026 (member-era Declaration, archived 21 Sep 2021; Sixth Supplemental Declaration and 2019 amendment; club open house rules)
A lease must cover the whole home, be in writing, run at least 30 days, and a home may be leased no more than four times in a calendar year, with no subleasing or assignment without Board approval. Manchester has no condominium association, so there is no second approval layer. That suits seasonal tenants, not vacation rentals.
Owners may keep “dogs, cats, or other usual and common household pets, not to exceed a reasonable number determined by the Board,” under the master Declaration. Pets are leashed outside the home, owners pick up after them, and pets are never allowed on the golf course. An assistance animal is an accommodation under section 760.27, not a pet.
Commercial or lettered vehicles, RVs, trailers, boats and boat trailers stay inside an enclosed garage, garage doors stay closed except to come and go, and violators may be fined up to $50 a day.
The Architectural Review Committee approves any improvement, including landscaping, pools, driveways and exterior changes, and may charge review fees. A re-roof, impact windows, a pool remodel or a paint color all start there, and a mailbox follows the 2019 Manchester standard.
Stonebridge is not age-restricted, and Manchester’s supplement adds no restriction. Any buyer may buy, live in or lease a Manchester home under the ordinary rules.
The club bars “For Sale” signs on the home and in vehicles. Open houses must be registered with the association office by 1:00 p.m. Friday and use only the approved sign, noon to 5 p.m., at most twice a week; a side-street home such as one on Manchester Court may add one sign at its Winding Oaks Way intersection. Most Manchester homes are found through the MLS, alerts and agents, not a drive-by.
Manchester at Stonebridge is built out, so the changes are around Stonebridge Country Club: Collier County’s $42 million widening of Airport-Pulling Road to six lanes past the west gate, with no noise wall, a planned Livingston Road flyover at Immokalee Road, an I-75 interchange rebuild and new apartments outside the gate. None touches Manchester Court.
Data updated: September 2026 (Collier County Airport Road 60 percent design handout, 27 Mar 2025; FDOT Southwest Florida project pages)
The widening runs from Vanderbilt Beach Road to Immokalee Road along the west side of Stonebridge, at $42.0 million per the county’s March 27, 2025 design handout. The county said construction was “anticipated to begin in June 2026 and last up to two years,” and its noise study found no barrier cost reasonable and feasible, so no wall will be built. Manchester Court sits in the interior, south of the clubhouse, well away from the perimeter road.
A Livingston Road flyover over Immokalee Road had its design contract approved July 28, 2026; the I-75 at Immokalee Road diverging diamond interchange is expected to start construction in early 2027; and the Vanderbilt Beach Road Extension’s first phase opened June 12, 2026. The Henley, 336 apartments on the west side of Airport-Pulling Road, is targeted for summer 2027. No builder will ever put a new home on Manchester Court to compete with a resale.
Manchester at Stonebridge vs Hawthorne Estates at Stonebridge is the choice most Stonebridge buyers of a large detached pool home face. Manchester offers newer homes on a single 34-home court at the community’s highest prices; Hawthorne Estates offers similar-size 1995 to 2000 homes on four streets, a higher homestead share and lower recent county prices, with lake-edge flood pockets.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
| Question | Manchester at Stonebridge | Hawthorne Estates at Stonebridge |
|---|---|---|
| Homes | 34 | 78 |
| Streets | Manchester Court only | Winding Oaks Way, Wexford Court, Springberry Circle, Essex Circle |
| Built | 2000 to 2002 | 1995 to 2000 |
| County base area, median | 2,909 sq ft (2,455 to 3,819) | 2,783 sq ft (2,182 to 3,138) |
| Lot size, median | 0.24 acre (0.22 to 0.46) | 0.24 acre (0.20 to 0.39) |
| Private pools | 34 of 34 | 74 of 78 |
| Neighborhood fee, FY2027 | $2,916 | $3,420 |
| Club and neighborhood, FY2027 | $20,516 | $21,020 |
| MLS closings, 60 months | 6, median $1,610,500 | 6, median $1,385,000 |
| Median $ per MLS living sq ft, 60 months | $514 | $505 |
| Median sold-to-final-list, 60 months | 96.2% (n=5) | 94.8% (n=6) |
| County qualified sales, 12 months to Aug 20, 2026 | 4: $1,835,000 to $2,001,000 | 2: $985,000 and $995,000 |
| Median $ per county base sq ft, same 12 months | $622 | $433 |
| Homestead share | 52.9% | 78.2% |
| Median 2026 preliminary taxes | $9,704 | $5,943 |
| FEMA test points | 1624 Manchester Ct: shaded Zone X | Three points on Springberry Circle and Wexford Court: Zone AE |
| Recorded features | 2006 FEMA letter covering 12 lots; 2019 mailbox amendment | Preservation easement over lots 1 to 10; 2020 mailbox amendment |
Southwest Florida MLS Matrix, Development STONEBRIDGE, closed September 26, 2021 to September 26, 2026, retrieved September 26, 2026; Collier County 2026 preliminary roll and sales file, August 29, 2026; the club’s FY2027 schedule; FEMA National Flood Hazard Layer, queried September 23, 2026. Neither neighborhood reaches ten MLS closings in any window.
The two records tell the price gap differently, which is why we show both. On the MLS, measured on MLS living area over 60 months, the two neighborhoods sit close: $514 a foot in Manchester and $505 in Hawthorne Estates, with Hawthorne’s six closings running $985,000 to $1,810,000. On the county’s latest twelve months, measured on county base area, Manchester recorded $622 a foot and Hawthorne Estates $433, on two Hawthorne sales. The gap is real at the top of Manchester’s record and narrower across five years; a single listing on either street can move it.
Choose Manchester at Stonebridge if you want the newest homes in Stonebridge, a pool guaranteed, a single court with no through traffic, higher tested ground than the Hawthorne Estates flood pocket and a lower neighborhood fee, and you are prepared to pay the community’s top prices and wait for a listing. Choose Hawthorne Estates at Stonebridge if you want a similar-size pool home with more sales to choose from and a lower recent county price, and you will do the flood homework on the lake-edge streets. Read our Hawthorne Estates at Stonebridge neighborhood guide and our guide to buying a home in Hawthorne Estates at Stonebridge, or call Marc at (239) 287-5873 and we will lay the two streets’ sales side by side before you tour.
The association bills differ by $504 a year, Manchester’s $20,516 against Hawthorne’s $21,020. The larger difference is tax: Hawthorne’s median bill is $5,943 against Manchester’s $9,704, but a buyer’s bill in either resets to the new assessment, so the real difference is the purchase price.
We find you the right home in Manchester at Stonebridge by knowing the 34 houses before one is offered, watching the county record as well as the MLS, reaching owners through our network when a quiet sale is possible, and touring with the roof, wind, pool and flood questions in hand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
Manchester’s base areas run 2,455 to 3,819 square feet, nearly all different, on lots of 0.22 to 0.46 acre. We narrow the street to the handful of homes that fit your size, lot and layout, so you recognize the right one the day it becomes available.
Two of the four latest qualified Manchester sales, at $2,000,000 and $2,001,000, are not among the Stonebridge MLS closings. A buyer who watches only the MLS misses them. Some owners prefer a quiet sale, and when an owner in our network is considering one we can introduce a qualified buyer before a public launch, always within the seller’s instructions.
Every buyer and agent enters through Stonebridge’s gated entrances on Immokalee Road or 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). We clear each showing at the gate.
On every tour we check the roof’s age and permit, the window and garage door protection, the pool, spa and cage equipment, the air conditioning, which way the lanai faces and what it looks onto, and whether the lot is one of the twelve on FEMA’s 2006 letter.
Set up a saved search with alerts for Manchester Court through our site and it will notify you when a matching home is listed. If you would rather we tune it, call Marc at (239) 287-5873, or start from our buyer resources for Southwest Florida.
We negotiate a Manchester at Stonebridge purchase on the record: the ten county sales and six MLS closings, the listing’s own history, the two latest MLS sales at 90.69 and 92.44 percent of final list, the age of the roof and openings on a 2000 to 2002 house, the insurance quote and the tax reset.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
We price your offer against the ten recorded Manchester sales, read on the same measure, and the listing’s history, including price changes. The March 2026 sale closed $195,000 under its final list price after 44 days; the October 2025 sale closed $150,000 under list at 0 days. A listing priced above the county record is where negotiation room lives.
On a 24 to 26 year old house, the roof, openings, air conditioning, water heater and pool equipment all show up in the inspection and the insurance quote. A wind mitigation form and a flood quote obtained inside the inspection period turn condition into numbers.
A Manchester contract has fewer outside clocks than a Stonebridge condominium: one estoppel, no condominium approval. We write the inspection period and closing date around the estoppel, the insurance quote, the appraisal and any 30-day flood waiting period.
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 disclosure summary, the estoppel, the roof facts and the insurance quote arrive before your deposit goes hard.
The county’s median just value of $1,227,662 is an assessment, not a price, and every recent Manchester sale closed well above it. If an appraisal comes in below contract, we go back to the recorded sales, including the two that never reached the MLS, to decide whether to renegotiate, bridge or walk.
A Manchester at Stonebridge buyer pays ordinary Florida closing costs plus $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; Florida Administrative Code Rule 69O-186.003; Florida Statutes 201.08 and 199.133)
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. There is no condominium estoppel or condominium application on Manchester Court.
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 |
|---|---|
| $1,698,000, the county 60-month median | about $6,820 |
| $1,900,000, the March 2026 MLS closing | about $7,325 |
| $2,001,000, the highest recorded sale | about $7,578 |
Estimates only; reissue credits and rounding change the figure, and a lender’s policy 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 $1,358,400 loan, 80 percent of the county’s 60-month median, that is about $4,754 and $2,717, our arithmetic. The documentary stamp tax on the deed, $0.70 per $100, is customarily paid by the seller.
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 charges and the neighborhood fee are billed quarterly, so the closing date decides which quarter’s charges are prorated.
Budget for a general inspection, a wind mitigation inspection and a four-point inspection, plus a pool inspection. A survey is worth ordering before you plan a pool, enclosure or driveway change the Architectural Review Committee will review.
Buyer representation changed on August 17, 2024. An agent who participates in a multiple listing service must have a written buyer agreement with you before touring a home, the agreement must state the agent’s compensation in a way you can objectively verify, and offers of compensation are no longer permitted on the MLS.
Data updated: September 2026 (National Association of REALTORS settlement pages)
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation so that it is objectively ascertainable, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable. You need no agreement to talk to an agent or ask us about Manchester; 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.
On Manchester Court, representation earns its keep in the diligence: two of the latest four sales outside the MLS, a roof and wind file on a pre-code house, a FEMA letter on twelve lots, a capital contribution whose recorded amendment is not yet located and a tax reset that can add thousands a year. Read more about our team and our credentials before you decide.
A Manchester at Stonebridge address, tested at 1624 Manchester Court, is zoned for Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-2027, all rated A by the Florida Department of Education in 2026. NCH North Naples Hospital is about five minutes from the clubhouse off-peak and I-75 about six.
Data updated: September 2026 (Collier County Public Schools zone database for zone year 2027; 2026 Accountability Brief; OSRM off-peak routing from the clubhouse)
| School | Address | Florida grade | Drive from the clubhouse, off-peak |
|---|---|---|---|
| Pelican Marsh Elementary | 9480 Airport Rd N, Naples 34109 | A in 2026 and every year 2022 to 2026 | 1.6 mi, about 5 min |
| Pine Ridge Middle | 1515 Pine Ridge Rd, Naples 34109 | A in 2026 and every year 2022 to 2026 | 5.5 mi, about 11 min |
| Aubrey Rogers High | 15100 Patriot Place, Naples 34110 | A in 2024, 2025 and 2026 | 5.3 mi, about 11 min |
Confirm any address in the district’s zone lookup, because boundaries are reviewed every year.
| Destination | Road miles | Off-peak minutes |
|---|---|---|
| NCH North Naples Hospital | 1.7 | 5 |
| Nearest Publix, 2450 Vanderbilt Beach Rd | 2.1 | 6 |
| I-75 at Immokalee Road | 2.5 | 6 |
| Delnor-Wiggins Pass State Park | 3.8 | 9 |
| Mercato | 4.0 | 10 |
| Vanderbilt Beach | 5.2 | 11 |
| Downtown Naples, Fifth Avenue South | 10.9 | 21 |
| Southwest Florida International Airport terminal | 22.1 | 30 |
Off-peak model estimates from the clubhouse at 2100 Winding Oaks Way on OpenStreetMap roads; Manchester Court is a short drive inside the gate. From January to April, Immokalee Road, US 41 and I-75 add time.
Stonebridge sits about three miles, straight line, from the Gulf beaches. Collier County residents, including part-time owners, park free at Vanderbilt Beach Park with a resident permit from the Tax Collector.
Manchester at Stonebridge is the right place to buy if you want the largest and newest detached pool home inside a bundled, no-CDD golf club, on a single quiet court with association lawn care, and you accept the community’s highest prices and taxes, owner-maintained exteriors, 24-year-old systems and very few sales to choose from.
Data updated: September 2026 (Collier County 2026 preliminary roll and sales file, 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
A personalized Manchester at Stonebridge buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will set the ten county sales and six MLS closings beside your budget, build the fee stack and the tax reset for your price, check the flood and FEMA letter position of any lot, and tell you honestly whether Manchester fits how you live.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in 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 the county’s deed file, the MLS, the recorded supplement 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 Manchester buyer that means the roof, openings and pool on a 2000 to 2002 house, the view from the lanai, and a calendar that lines up the estoppel, insurance and appraisal with your closing. Reach him at (239) 287-5873.
A Manchester at Stonebridge specialist matters because the facts that decide a purchase here, two recent sales that never reached the MLS, a 2006 FEMA letter on twelve lots, a flat fee that replaced a lot-size fee, a contribution that nearly tripled in 2025 and a tax bill that resets at sale, live in records a general Naples search never surfaces.
Data updated: September 2026 (Collier County Property Appraiser sales file, 29 Aug 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
This page is the purchase path. For the street’s history from Southampton at Naples to the Unit Five plat, the declaration layer by layer and the full flood and sales record, read our complete Manchester at Stonebridge neighborhood guide, and for the whole gate our Stonebridge Country Club community guide and our Stonebridge Country Club buyer guide.
If you are selling a home to buy on Manchester Court, including a move up from another Stonebridge neighborhood, see how we sell Manchester at Stonebridge homes and request a free Manchester 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 Manchester 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 market that Stonebridge 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. We tracked every one of the ten qualified Manchester sales on the county record since September 2021 and every one of the six Manchester MLS closings in the same five years, which is how we know half of the latest sales never reached the MLS.
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.
Manchester at Stonebridge buyers ask the same questions before they tour, and the answers below come from the recorded Sixth Supplemental Declaration, the Stonebridge Declaration and FY2027 schedule, the Collier County 2026 roll and sales file, FEMA’s records and the Southwest Florida MLS, each in one paragraph. Nothing here is legal, tax or insurance advice.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County Property Appraiser sales file, 29 Aug 2026)
A neighborhood of 34 fee-simple, detached pool homes on Manchester Court inside Stonebridge Country Club in North Naples, built 2000 to 2002 and created by the Sixth Supplemental Declaration (Official Records Book 2488, Page 3431, 1998). It is governed by the master association, not by its own corporation.
Yes: the Manchester Court neighborhood of Stonebridge Country Club, Naples, FL 34109. It is not in the Boca Raton Stonebridge club and not in the MLS developments Stonebridge North or Stonebridge South.
Thirty-four, all on Manchester Court, lots 218 to 251 of the Stonebridge Unit Five plat, per the Collier County 2026 preliminary roll.
None was listed on the September 24, 2026 MLS pull; nine Stonebridge actives asked $389,000 to $995,000. Call Marc at (239) 287-5873 to hear about the next Manchester home.
The county recorded four qualified sales in the twelve months to August 20, 2026 at $1,835,000 to $2,001,000, median $1,950,000, and ten in the 60 months since September 2021 at a median of $1,698,000.
Six MLS closings in the 60 months to September 26, 2026: $1,300,000 and $1,596,000 in 2022, $1,625,000 in 2023, $1,562,500 in 2024, $1,835,000 in October 2025 and $1,900,000 in March 2026.
The county file includes sales that never ran through the MLS. Two of the four latest qualified sales, at $2,000,000 and $2,001,000, are not among the Stonebridge MLS closings.
The two latest MLS closings sold at 92.44 and 90.69 percent of final list. Over 60 months the median is 96.2 percent (n=5), and two 2022 sales closed at or above list.
On county base area the latest twelve months ran $527 to $683, median $622. On MLS living area the 60-month median is $514. The two measures are not comparable.
County base area runs 2,455 to 3,819 square feet, median 2,909; adjusted area runs 2,960 to 4,473, median 3,470, the largest in Stonebridge. Bedroom counts are not on the county roll.
From 0.22 to 0.46 acre, median 0.24. The 0.46-acre lot is the largest single-family lot in Stonebridge.
Yes. The county roll records a private pool at all 34 homes, a spa at 26 and a screen enclosure at 33.
Frontage is not mapped lot by lot in the records we read, so we confirm the view for each home from the survey and on site.
The Manchester neighborhood fee is $2,916 a year for FY2027 ($729 a quarter), plus the $17,600 club-level charge every Stonebridge home pays: $20,516 a year in all.
An outside buyer pays a $17,500 capital contribution, a $600 membership transfer fee and a $299 estoppel fee, $18,399 in all under the FY2027 schedule.
The FY2027 schedule lists the existing-owner contribution as $0; the club’s web wording ties it to owning a single home and buying within a year of selling. Confirm with the association’s Controller before contract.
Yes. Membership is automatic with the deed, bundled and non-equity, with no initiation fee or deposit.
No. Every residence pays a $950 annual F&B service charge in lieu of a per-meal gratuity.
The 2026 preliminary median is $9,704, the highest in Stonebridge. A buyer’s bill resets after the sale; at the 2025 rate, a taxable value of $1,698,000 would bill about $16,141.
No CDD and no special-district assessment, and no master special assessment in the club’s FY2019 to FY2027 schedules.
The FEMA test point at 1624 Manchester Court returned shaded Zone X on panel 12021C0194J, effective February 8, 2024, at 9.90 feet of ground. Confirm any home with its elevation certificate or a lender’s flood determination.
A shaded-X home generally does not trigger a federally backed lender’s mandate, but Citizens requires flood coverage on every wind policy from January 1, 2027, and already on dwelling values of $400,000 or more.
Letter 06-04-BS70A covers Stonebridge Unit Five lots 218, 220, 222, 223, 226, 232, 236, 237, 241, 244, 245 and 248, revalidated with the 2024 maps.
Concrete tile, required by the Sixth Supplemental Declaration. The insurance questions are the roof’s age, its permit and how it is attached.
The owner keeps the roof, paint, pool and cage. The association provides lawn and landscape maintenance and central irrigation.
Yes, for at least 30 days, no more than four leases a calendar year, whole home only and in writing, under the master Declaration.
Yes: household pets in a reasonable number set by the Board, leashed outside the home, never on the golf course.
Only inside an enclosed garage, with the door closed except to come and go.
No. Stonebridge’s master Declaration carries no age restriction, and Manchester’s supplement adds none.
Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High for 2026-2027, all rated A in 2026, per the district’s zone database for 1624 Manchester Court.
Yes, through Stonebridge’s two gated entrances on Immokalee Road and Airport-Pulling Road North; Manchester has no separate gate.
Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour.
It is negotiated. Your agreement sets what your agent may receive; a seller may cover some or all of it in the transaction.
Ordinary Florida costs, including the owner’s title policy by Collier custom and, if financed, note stamps and intangible tax, plus the $18,399 in association charges.
Manchester for newer homes, a pool on every lot and a single court; Hawthorne Estates for similar-size homes, more sales to choose from and lower recent county prices. The decision table above sets them side by side.
An agent who has read the county’s sales as well as the MLS, the Sixth Supplement and FEMA’s letter, and will put the fees, roof and tax reset on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Buyers who are selling another home first, including one inside Stonebridge, ask these questions. These answers cover the sequence, the contribution and the homestead, and point to our seller pages for the rest.
With about two Manchester sales a year, many buyers write a contingent or bridge-financed offer rather than wait. Get a free Manchester at Stonebridge home valuation or a valuation of your current home first, and call Jesse direct at (239) 898-6072.
The FY2027 schedule lists $0 for a qualifying existing owner; the club’s wording ties it to a single-home owner buying within one year of selling. Confirm with the Controller before contract.
You may be able to port part of your Save Our Homes benefit to a new Florida homestead. Ask the Collier County Property Appraiser before closing.
Membership follows the home you own. You remain a member through the new home, and the estoppels on both sides state what each account owes.
Start with how we sell homes on Manchester Court, which covers pricing to the ten county sales and the two that never reached the MLS.
Every Manchester at Stonebridge figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS, Collier County’s roll and recorded instruments, the club’s own documents, Florida Statutes and state agencies, FEMA and federal agencies, and our own guides. No listing portal or competing brokerage is cited.
Market data and county records
Stonebridge Country Club documents
Florida statutes, rules and buyer representation
Flood, storm and insurance
Roads, schools and area
Our own assets
Every row below links the authority that publishes the document, so a Manchester at Stonebridge buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
| Document | What it tells a Manchester buyer | Official authority |
|---|---|---|
| FY2027 Rates and Fees schedule, September 2, 2026 | The $17,600 club charge, the $2,916 Manchester fee, the $17,500 contribution, the $600 transfer and $299 estoppel | Stonebridge Country Club, PDF |
| Supplemental Declarations compilation, including the Sixth Supplement and its 2019 amendment | Manchester’s creation, the concrete tile roof rule, lawn care and the mailbox standard | Stonebridge Country Club, PDF |
| Amended and Restated Declaration, member-era copy | Mandatory membership, the capital contribution clause, leasing, pets, vehicles and architectural review | Internet Archive copy, PDF |
| Amended and Restated Bylaws | Nine directors, one vote per home and the fiscal year | Internet Archive copy, PDF |
| FY2025 Dues and Fees Schedule, updated April 11, 2025 | The notice of the capital contribution change | Stonebridge Country Club, PDF |
| Hurricane Shutter Standards | Which storm devices may stay up, by view | Stonebridge Country Club, PDF |
| FEMA revalidation letter 18-04-0009V | Letter 06-04-BS70A for twelve Stonebridge Unit Five lots | FEMA, PDF |
| Recorded Sixth Supplemental Declaration and Unit Five plat | The complete instrument, including Exhibit A | Collier County Clerk of the Circuit Court |
| Florida Statutes 720.401, disclosure summary | The summary the seller owes you before you sign | Florida Legislature |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | How the roof and openings earn insurance credits | Florida Office of Insurance Regulation, PDF |
| NAR written buyer agreements | What your buyer agreement must say before a tour | National Association of REALTORS |
| Collier County Floodplain Protection Newsletter | The CRS Class 5 discount and flood resources | Collier County, PDF |
Three documents that matter to a Manchester buyer are not public and cannot be linked: the association’s estoppel certificate for the home, from the Controller’s office; the members-only FY2026 fee schedule, which the seller can download; and the home’s elevation certificate, from the seller or Collier County Floodplain Management.
Market data from Southwest Florida MLS, pulled September 24 and 26, 2026, and from Collier County’s 2026 preliminary roll and sales file, published August 29, 2026. Brokered by Domain Realty.