Estero, Florida
Buy a Pinecrest at Stoneybrook condo with McGreevy and Comisar, Top 1% nationally since 2008. See what 12 closings in 12 months cost, the fee layers, the approvals and the estoppel before you offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying a Pinecrest at Stoneybrook condo means buying one of 208 two-bedroom flats on Lancaster Run inside the gated community of Stoneybrook, and 12 of them closed on the Southwest Florida MLS in the 12 months to September 29, 2026 at a $268,750 median. This buyer guide belongs to our full Pinecrest at Stoneybrook neighborhood guide and the wider Stoneybrook community guide in Estero, and it explains what a Pinecrest flat costs to buy and to carry, which records are public and which ones you must ask a sub-association for before you write an offer. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
This page is about Pinecrest I, II, III and IV at Stoneybrook in Estero, Lee County, ZIP 33928. It is not the Fort Myers communities that share the Stoneybrook name, even though a few MLS closings here carry a "Village of Stoneybrook" label by mistake. Where the record stops, we say so and name the document that would answer the question.
Selling a home to buy here? Read our Pinecrest at Stoneybrook seller guide. Want to know what a flat is worth before you offer? Read what a Pinecrest at Stoneybrook condo is worth. Buying in the neighborhood next door? See our guide to buying a Stoneybrook Villas home or buying a home in Stoneybrook.
McGreevy and Comisar are the best realtor for buying a Pinecrest at Stoneybrook condo because we read the closed sales, the four associations' paperwork and the fee layers before you offer, tell you where the record is thin, and negotiate for you at the table. We are the #1 Team in Southwest Florida since 2012.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Marc Comisar represents buyers, and you can reach him direct at (239) 287-5873.
Recent Pinecrest at Stoneybrook track record (last 12 months): In the last 12 months Pinecrest at Stoneybrook has seen 12 MLS-marketed resales (Southwest Florida MLS Matrix, pulled September 29, 2026, closings to that date), at a median of $268,750 (n = 12, even, the mean of the middle pair $267,500 and $270,000), a range of $225,000 to $325,000, $3,250,500 in total volume, a median of 47.5 days on market and a median sold-to-list ratio of 97.0%. We publish no count of Pinecrest purchases we represented, because none is on file for this neighborhood, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of those 12 closings, and we tracked all 58 MLS-marketed closings the MLS has recorded here in 60 months. Top 1% Real Estate Agents Nationally Since 2008, and we show our work.
For Pinecrest at Stoneybrook buyers: the first question is which of the four associations owns the building, because each has its own board, its own manager and its own approval application. The second is the carry, because the master fee and the district assessment are published but the sub-association dues are not. The third is the paperwork the sub-association keeps behind its manager.
Honors and recognition:
Those honors are career honors across Southwest Florida. What we claim about Pinecrest at Stoneybrook is narrower and checkable: we have read the master association's residents' guide, its 2026 applications and its January 2022 FAQ, the community development district's FY2026 budget, the state's condominium register and every closed sale in the MLS record. We have not read the four recorded declarations of condominium page by page, and we tell buyers to request them.
Selling your Pinecrest at Stoneybrook condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pinecrest at Stoneybrook? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pinecrest at Stoneybrook buyers who read nothing else on this page should know these eleven facts, each sourced in the sections below. They decide your price, your paperwork and your monthly carry more than any listing photo will, and every one is specific to this gated neighborhood of two-bedroom condominium flats in Estero.
Pinecrest at Stoneybrook buyers can use the links below to jump straight to the market, the twelve recent sales, the fee stack, the approvals, the Stoneybrook Villas comparison or the buyer FAQ. The guide runs in the order most buyers decide: what it takes, what it costs, what the law gives you, then how we find and negotiate.
Buying a condo in Pinecrest at Stoneybrook takes a written buyer agreement, a budget that includes the fee layers, an offer priced to the closings, a Chapter 718 contract with the condominium documents and a 7-day document clause, an inspection and two association approvals filed at least 20 days before closing. We run each step with you.
Since August 17, 2024, a buyer's agent needs a written agreement with you before touring a home, and it must state a specific compensation amount and that compensation is negotiable and not set by law (NAR). We explain the terms before you sign, and we tell you what any seller-side contribution means for what you owe.
At the $268,750 median the published master and district charges are about $3,190 a year, roughly $265.80 a month, before the sub-association's dues, property tax and insurance. Your budget needs the sub-association dues from the estoppel, so we ask for them early.
Pinecrest flats range from 1,061 to 1,306 MLS square feet and from $225,000 to $325,000 in the last 12 months. We match you to the phase, size and label that fit your plans, and we walk each building's exterior and common areas with you.
We price the offer against the closest three or four closings, ask for the estoppel and the condominium documents in the contract, and negotiate the terms that matter: inspection, approvals timing and any special assessment. A resale contract must carry the conspicuous Section 718.503 clause.
Under the Section 718.503 clause you either received the documents more than 7 days before signing or you may cancel within 7 days after signing and receipt, and the contract gives you an inspection period. In parallel we file the master association's online application (at least 20 days before closing) and the sub-association's application.
The closing agent prorates the assessments and tax, collects your $2,000 capital contribution and lender costs, and records the deed. In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax, and the contract controls.
The Pinecrest at Stoneybrook market favors a prepared buyer: 12 condos closed in the 12 months to September 29, 2026 at a $268,750 median, 47.5 days on market and 97.0% of the final list price, nine of 12 sold below list, and prices have eased from 2023. Buyers can negotiate, and the paperwork is where they win or lose time.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS subdivision field does not split Pinecrest from Stoneybrook Villas or the single-family homes, and some closings carry a "Village of Stoneybrook" label that belongs to a different, Fort Myers community, so we assigned each closing to Pinecrest by matching its price and date, within 45 days, to a recorded county sale on a Pinecrest parcel. That produced 59 Pinecrest closings in 60 months, 58 marketed through the MLS and one entered after closing. Four closings after the county file ends on July 29, 2026 cannot be placed and are left out.
The 12-month window is the first that reaches 10 closings, so it leads. Medians use the mean of the middle pair when the count is even, and sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months, first window with 10+ | 12 | $268,750 (mean of $267,500 and $270,000) | $224.33 | 47.5 | 97.0% |
24 months | 24 | $277,500 (mean of $275,000 and $280,000) | $234.01 | 62 | 96.5% |
36 months | 31 | $290,000 | $235.15 | 40 | 96.4% |
60 months | 58 | $295,000 | $254.31 | 13 | 97.6% |
In the last 12 months we tracked 12 closings that total $3,250,500, from $225,000 to $325,000. Nine sold below the final list price, two at it and one above it, and the median closing came in $8,749.50 under its final list price (n = 12). Over 24 months, 21 of 24 sold below list at a median $10,000 under (n = 24).
The 12-month median is 47.5 days on market (mean 66.5), from 0 to 200. Three closed in 3 days or fewer, at $270,000, $295,000 and $249,000, and three took more than 90 days. A well-priced flat can go fast, so have your budget and approvals ready before you tour.
Every year below counts MLS-marketed closings only; the 2021 row covers November and December, and the 2021 and 2024 rows are small samples.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (Nov and Dec) | 4 (small sample) | $272,350 (mean of $269,800 and $274,900) | $228,700 to $280,000 | 2 | 102.8% |
2022 | 10 | $309,500 (mean of $306,000 and $313,000) | $274,500 to $332,500 | 2.5 | 100.0% |
2023 | 15 | $340,000 | $277,000 to $369,900 | 11 | 97.5% |
2024 | 8 (small sample) | $325,000 (mean of $320,000 and $330,000) | $278,500 to $360,000 | 46 | 94.4% |
2025 | 11 | $280,000 | $265,000 to $305,000 | 63 | 96.4% |
2026 to September 29 | 10 | $270,000 (mean of $270,000 and $270,000) | $225,000 to $325,000 | 45 | 97.5% |
The pattern is a peak in 2023, a slide through 2024 and 2025, and a 2026 that has closed at the lowest median of the run. In 2022 the median flat closed at list in 2.5 days; in 2024 the median ratio was 94.4% after 46 days. A buyer today is not buying into 2022, and we do not forecast where prices go next.
Pinecrest at Stoneybrook has 208 flats on the county roll, four associations under one master assessment and a 12-month median of $268,750 across 12 MLS closings. Buying at Pinecrest at Stoneybrook? Call Marc at (239) 287-5873 or read how we represent buyers. Selling a Pinecrest condo in Stoneybrook? Get a free Pinecrest at Stoneybrook home valuation or Call Jesse direct at (239) 898-6072.
Pinecrest at Stoneybrook condos sold for $225,000 to $325,000 across 12 MLS closings in the 12 months to September 29, 2026, at a $268,750 median and $224.33 per MLS square foot. Every one of the 12 is listed below by month, price, bedrooms and area only, so you can see what a flat of your size actually closed for.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 12-month window, 12 closings)
The list price is the final list price before closing, and price per square foot is sold price over MLS living area.
Closed | Beds and baths | MLS living area | List price | Sold price | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Jul 2026 | 2 and 2 | 1,061 | $254,900 | $249,000 | $235 | 97.7% | 3 |
Apr 2026 | 2 plus den and 2 | 1,306 | $325,000 | $325,000 | $249 | 100.0% | 35 |
Apr 2026 | 2 and 2 | 1,160 | $269,900 | $272,000 | $234 | 100.8% | 17 |
Mar 2026 | 2 plus den and 2 | 1,306 | $295,000 | $295,000 | $226 | 100.0% | 2 |
Mar 2026 | 2 and 2 | 1,212 | $275,000 | $270,000 | $223 | 98.2% | 0 |
Mar 2026 | 2 plus den and 2 | 1,306 | $285,000 | $225,000 | $172 | 78.9% | 82 |
Mar 2026 | 2 plus den and 2 | 1,306 | $299,999 | $290,000 | $222 | 96.7% | 200 |
Feb 2026 | 2 plus den and 2 | 1,306 | $275,000 | $267,500 | $205 | 97.3% | 75 |
Feb 2026 | 2 plus den and 2 | 1,306 | $295,000 | $270,000 | $207 | 91.5% | 195 |
Jan 2026 | 2 and 2 | 1,160 | $275,500 | $257,000 | $222 | 93.3% | 55 |
Dec 2025 | 2 and 2 | 1,160 | $275,000 | $265,000 | $228 | 96.4% | 40 |
Sep 2025 | 2 and 2 | 1,160 | $279,900 | $265,000 | $228 | 94.7% | 94 |
One further transaction, in March 2026, was entered in the MLS after closing at $285,000 for a 1,200 square foot two-bedroom flat. It was not marketed through the MLS, has no days on market, and is excluded from every median on this page.
The lowest closing, $225,000 in March 2026, was a 2+Den flat that listed at $285,000 and took 82 days. The highest, $325,000 in April 2026, was also a 2+Den flat, at list price in 35 days. Both are 1,306 MLS square feet, so the $100,000 gap is condition, timing and asking history and not size, which is why we look at each flat.
The three quickest took 0, 2 and 3 days and sold at 98.2%, 100.0% and 97.7% of list; the three slowest took 94, 195 and 200 days and sold at 94.7%, 91.5% and 96.7% of list. A flat that has sat for months is a signal about its price, and a buyer can use it.
A Pinecrest at Stoneybrook condo costs by MLS living area and bed label: over 24 months 1,160 square foot flats closed at a $265,000 median (six sales) and 1,306 square foot 2+Den flats at $290,000 (nine), at a $277,500 neighborhood median. The county roll shows two bedrooms on every parcel.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 24-month window, 24 closings)
The table groups the 24 closings in 24 months by the MLS living-area figure. Every row is a small sample, and the two smallest have two or three sales, so read the pattern and not the decimal.
MLS living area | Closings, 24 months | Median sold | Lowest to highest | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
1,061 sq ft | 3 | $280,000 | $249,000 to $290,000 | 69 | 97.0% |
1,134 sq ft | 2 | $275,000 | $275,000 to $275,000 | 95 | 95.7% |
1,160 sq ft | 6 | $265,000 | $257,000 to $295,000 | 47.5 | 94.9% |
1,212 sq ft | 4 | $287,500 | $270,000 to $295,000 | 8 | 98.2% |
1,306 sq ft | 9 | $290,000 | $225,000 to $325,000 | 75 | 95.3% |
Over 24 months 15 "2 Bed" flats closed at a $275,000 median and nine "2+Den" flats at $290,000. In the 12-month window six of each closed at $265,000 and $280,000. All nine "2+Den" closings in 24 months were 1,306 MLS square feet, so size and label move together. A buyer who needs a third bedroom should look at Stoneybrook Villas, where six parcels on the roll are three-bedroom.
The MLS living-area figures, 1,061 to 1,306 square feet, run larger than the county roll's heated areas, 1,080 to 1,225 (median 1,172). The two measurements have not been reconciled, and we have no association plan sheet, so we never mix them and we do not name floor plans. Confirm the size on the flat you tour.
No golf or lake view, garage, renovation or floor is recorded in the MLS fields we hold, and the course is district property, not a common area. We do not promise a view or a garage, and we ask the listing agent and the sub-association.
We do not quote a neighborhood count of active Pinecrest at Stoneybrook listings, because the MLS does not split Pinecrest from the rest of Stoneybrook and active listings cannot be placed without addresses. Call Marc at (239) 287-5873 for the live list of flats on the market and how each compares with the closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The method that places closed sales to Pinecrest, matching each closing to a recorded county sale, cannot place an active listing, which has no recorded sale yet. An honest count of flats now for sale therefore needs addresses, and we take them from the MLS on the day.
We set up alerts for Pinecrest's streets and sizes, read each new listing against the closings, and call listing agents about flats before and after they are marketed. Nothing replaces a phone call to the agent who knows the building.
To browse homes for sale across Southwest Florida, use our team site at DomainRealtyGroup.com. For a Pinecrest flat, call Marc at (239) 287-5873 so we can match the listing to a phase, a size and the association paperwork before you tour.
Pinecrest at Stoneybrook is the entry rung of Stoneybrook's three product families: 208 condominium flats built 2000 to 2003 with a $268,750 median on 12 MLS closings in 12 months, against 174 attached villas at $362,500 on 8 and 732 single-family homes at a $540,000 county median. Only Stoneybrook Villas has its own neighborhood page beside this one.
Data updated: September 2026 (Southwest Florida MLS Matrix and Lee County recorded sales; roster figures from our Stoneybrook guide)
Neighborhood | Units | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
Pinecrest at Stoneybrook | 208 | Condominium (Chapter 718), four associations | 2000 to 2003 | 12 | $268,750 |
174 | Attached villas, homeowners' regime (Chapter 720, our inference from the roll) | 1999 to 2003 | 8 (small sample) | $362,500 (mean of $360,000 and $365,000) | |
Stoneybrook single-family homes, on the community page | 732 | Homeowners' regime (Chapter 720) | 1999 to 2004 | 17 | not stated in the roster |
The roster's 43 closings in 12 months split 17 single-family, 8 villas, 12 Pinecrest and 6 that cannot be placed. Master assessment, gate and amenities are the same for all three; the neighborhoods differ in building, association and price.
The 732 single-family homes on 50, 60 and 75 foot lots make up two-thirds of the community and priced far higher, at a county median of $540,000 since September 30, 2025 against Pinecrest's $270,000 since September 29, 2025. That is a different product and a different buyer, and our Stoneybrook community guide covers it.
Buyers who look at Pinecrest often also look at Pelican Sound, Country Creek and The Brooks. The main difference is that Stoneybrook's golf is public and optional, where those communities bundle or require golf privileges.
Choose Pinecrest at Stoneybrook for the lowest price of entry into Stoneybrook's gated golf community, with a $277,500 median on 24 MLS closings in 24 months; choose Stoneybrook Villas for 1,292 to 1,411 heated square feet, some three-bedroom, at a $358,750 median over the same 24 months, on 22 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County 2026 roll and recorded sales)
Factor | Pinecrest at Stoneybrook | Stoneybrook Villas |
|---|---|---|
Residential parcels (2026 roll) | 208 | 174 |
Regime | Condominium, Chapter 718, four associations (I to IV) | Attached villas, fee-simple on the roll, Chapter 720 by our inference, Villas I and II active |
Built | 2000 to 2003, median 2002 | 1999 to 2003, median 2001 |
Bedrooms (roll) | 2 on all 208 | 2 on 168, 3 on 6 |
Heated area (roll) | 1,080 to 1,225, median 1,172 | 1,292 to 1,411, median 1,363 |
Managers named on the 2026 master application | Alliant (I), Tropical Isles (II and III), Precedent (IV) | Alliant (Knighton, Villas I), SCHOO Association Management (Portrush, Villas II) |
Master assessment (2022 FAQ) | $440 a quarter | $440 a quarter |
District assessment (FY2026) | $1,429.58 | $1,429.58 |
MLS, 12 months | 12 closings, $268,750 median | 8 closings, $362,500 median (small sample) |
MLS, 24 months | 24, $277,500 | 22, $358,750 |
MLS, 36 months | 31, $290,000 | 31, $380,000 |
MLS, 60 months | 58, $295,000 | 65, $390,000 |
Median $ per MLS sq ft, 24 months | $234.01 | $272.15 |
Median days on market, 24 months | 62 | 36.5 |
Median sold-to-list, 24 months | 96.5% | 96.1% |
County qualified sales, 2025 | 12, $277,500 median | 16, $353,750 median |
County qualified sales, since Sep 29, 2025 | 13, $270,000 median | 9, $360,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; the Stoneybrook master association's 2026 applications and 2022 FAQ; Stoneybrook community development district FY2026 budget. MLS and county figures are never mixed, and closings are placed by county price-and-date match.
Price and size. Over 24 months Pinecrest closed 24 times at a $277,500 median while Villas closed 22 times at $358,750, a gap of $81,250 or about 29 percent of the Pinecrest figure, for homes that are typically about 190 square feet larger on the roll (median 1,363 against 1,172). The MLS price per square foot is $272.15 for Villas against $234.01 for Pinecrest.
Villas' 12-month median of $362,500 rests on 8 sales, so we compare the 24-month windows. Pinecrest's 24-month median days on market, 62, is longer than Villas' 36.5, and its sold-to-list median, 96.5%, is a shade higher than Villas' 96.1%, so a Pinecrest buyer has time to look and a modest cushion to negotiate.
Pinecrest is the only condominium in Stoneybrook, so the Chapter 718 rules on estoppels, reserves, milestone inspections and structural reserve studies apply here and not to the villas. A Pinecrest buyer reads four sets of association records and a Villas buyer a different set. Both need the master approval application at least 20 days before closing and a second application to the sub-association. The Villas neighborhood is covered at Stoneybrook Villas.
Choose Pinecrest at Stoneybrook if price is the constraint, if two bedrooms and roughly 1,080 to 1,225 heated square feet are enough, and if you can live with sub-association dues that are not public until the estoppel. Choose Stoneybrook Villas if you want more space or a third bedroom and accept a higher price. The master assessment, gate and amenities are the same; only the building, the association and the price differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we can show both in one morning.
Buying in Pinecrest at Stoneybrook? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pinecrest at Stoneybrook is four condominium associations under one master: Pinecrest I (48 units), II (52), III (52) and IV (56), each with its own recorded declaration, board and one of three managers. There is no best phase in the record, so we compare each phase's documents.
Data updated: September 2026 (Florida Division of Corporations and Division of Condominiums records read September 30, 2026; Lee County 2026 roll)
Phase | Units | Built (county roll) | Corporation filed | Declaration recorded | 2026 manager on master application |
|---|---|---|---|---|---|
Pinecrest I | 48 | 2000 to 2001 | March 22, 1999 | April 27, 2000 | Alliant Property Management |
Pinecrest II | 52 | 2001 to 2002 | May 26, 2000 | July 13, 2001 | Tropical Isles Management |
Pinecrest III | 52 | 2003 | May 26, 2000 | March 27, 2003 | Tropical Isles Management |
Pinecrest IV | 56 | 2002 | May 26, 2000 | May 9, 2002 | Precedent Hospitality and Property Management |
The order is not numerical: Phase IV was recorded before Phase III. The unit counts sum to 208, the roll's parcel count, and the building grouping is our reading of the roll's numbering, matched to the state's unit counts. The state register lists managers for Pinecrest I and IV that differ from the 2026 master application, so it lags the associations' current filings.
From 2021 to July 2026 the county shows Phase I at 18 qualified sales and a $275,000 median, Phase II at 25 and $278,500, Phase III at 16 and $273,500, and Phase IV at 26 and $292,500. Since January 1, 2025 the counts are Phase I 6 at $272,500, Phase II 7 at $280,000, Phase III 6 at $273,500 and Phase IV 4 at $280,000. Phase IV's lead is a hint on few recent sales, not a rule.
Unit numbers on the roll follow a building, floor and unit pattern, and we infer two floors from it; we have not read a plan. From 2023 the county shows ground-floor flats at a $312,500 median (32 sales) and upper-floor flats at $290,000 (15), and since 2025 $275,000 (17) and $270,000 (6). The premium has faded, so choose by the flat and not by the rule.
Because each phase is its own corporation, you are buying into one association's reserves, not the neighborhood's. A flat in Pinecrest I and a flat in Pinecrest IV can sit a short walk apart and have different roof ages, reserve balances and insurance deductibles. We ask for the documents of your specific phase on every purchase, and our Pinecrest at Stoneybrook neighborhood guide lists the four corporations and their filings.
Florida law gives a Pinecrest at Stoneybrook buyer the condominium documents at the seller's expense under Section 718.503, a conspicuous contract clause with a 7-day document right that cannot be waived, a contract statement about milestone and reserve studies, a property tax disclosure under Section 689.261 and a capped, timed estoppel. This is information, not legal advice.
Data updated: September 2026 (Florida Statutes as published on the legislature's site)
A buyer under contract is entitled, at the seller's expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the "Frequently Asked Questions and Answers" document. The buyer is also entitled to the state's governance form.
A resale contract must carry a conspicuous clause: either the buyer acknowledges receiving the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or the contract is voidable by the buyer within 7 days after signing and receipt. Any waiver of the voidability right has no effect, and the right ends at closing. Read the clause and count the days with your closing agent.
For contracts entered into after December 31, 2024, Section 718.503(2)(e) requires a conspicuous statement about whether the association is required to have a milestone inspection or a structural integrity reserve study and, where it is, whether it has been completed. Ask the manager of your phase which applies, and we do it before the offer.
Section 689.261 requires a prospective purchaser to receive a property tax disclosure summary at or before contract, warning that you should not rely on the seller's current taxes and that a change of ownership or improvements can trigger reassessment. Your first tax bill can differ from the seller's, and we do not quote one for Pinecrest.
Section 720.401 is the homeowners' association disclosure statute, and its subsection (2) says it does not apply to associations under Chapter 718. Pinecrest's four sub-associations are condominium associations under Chapter 718. Whether the master association's recorded covenants add anything is answered by its declaration, whose text we could not read, so have your closing agent or attorney read it.
For a Pinecrest at Stoneybrook buyer the estoppel certificate states the dues, any special assessment and any balance owed on the flat, Florida caps its fee at $299 for a current account and requires delivery within 10 business days, and the master association wants your online application at least 20 days before closing plus a second application to the sub-association.
Data updated: September 2026 (Section 718.116; master association 2026 sales application; residents' guide June 2026)
Under Section 718.116(8) the association must deliver the estoppel within 10 business days of a written request and may not charge if it is late. The cap is $299 for a current account, with surcharges for a rush or a delinquent account, and it is customarily paid by the seller. It is the document that states the actual dues, so read it before your inspection period ends.
The master association's 2026 sales application is filed online through the portal it names, at least 20 days before closing. The residents' guide requires approval of everyone over 18 who will own or live in the community, and occupancy before approval is strictly prohibited. The master FAQ says the board approves all sales and leases.
Condominium buyers need an additional application to the sub-association for their phase. The 2026 master application names Alliant for Pinecrest I, Tropical Isles Management for II and III, and Precedent Hospitality and Property Management for IV. Managers change, so we confirm with the Community Center at 239-948-1787.
The master association's 2022 FAQ says an owner need not belong to any other association, while its 2026 sales application says condominium buyers need a sub-association application. The recorded declarations decide the point, and until we read them we tell buyers to follow the application, which is the newer document.
New owners buy a gate decal ($15 in the 2026 application; an older document says $10) and pool and fitness fobs ($10 each) at the Community Center after their application is approved. We start both applications the day the contract is signed.
Before buying a Pinecrest at Stoneybrook condo, inspect the flat's interior, air-conditioning, plumbing and electrical, add a wind mitigation inspection on the state's uniform form, and ask the sub-association for the roof age and replacement records, because the association carries the building exterior and roof. The flats were built between 2000 and 2003, so systems are at mid-life unless replaced.
A home inspection covers the interior, air-conditioning, water heater, plumbing, electrical and windows and doors. Ask what has been replaced and when, and ask for the Village of Estero permits and final inspections for any interior change. An unpermitted change is a question for the seller.
The sub-association carries the building exterior and roof, so an inspector may not see the roof's age or the association's plans. Ask the manager of your phase for the roof date, any current or planned project and any special assessment.
A wind mitigation inspection on the state's Uniform Mitigation Verification Inspection Form, OIR-B1-1802, records roof and opening features that an insurer may credit. Ask your insurance agent whether it can lower a premium on your policy.
Year built is the county's only condition proxy, and it is a blunt one. The record does not tell us the state of a particular flat, so a buyer inspects the one in front of them.
You insure a Pinecrest at Stoneybrook condo with an HO-6 unit owner's policy for contents, interior finishes and loss assessment, while the sub-association's master policy covers the structure. Ask for the master policy summary, the hurricane deductible and the roof age before you offer, and get your own quotes, because we publish no premium.
Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. The master policy covers the building structure, and your policy covers the rest. A buyer who does not read both can be surprised by a deductible or an assessment.
If the association's insurance does not cover a loss, the association can assess the owners, and a loss assessment endorsement on your HO-6 can respond within its limit. Ask your agent to explain the limit and the deductible.
FEMA's map shows Zone X at our test point, so a lender does not require flood insurance on the map alone, though any lender or insurer may require or recommend it and any owner can buy it. Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before they choose a policy.
No public source publishes a Pinecrest condo premium, and the ranges quoted for single-family homes do not transfer to an HO-6. Get quotes from your own agent before your inspection period ends, and consider the state's My Safe Florida Home program if it applies to you.
At a point we geocoded to the Lancaster Run address range in Pinecrest at Stoneybrook, the FEMA flood map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on panel 12071C0592G. That is a map reading for one point, not a survey.
Data updated: September 2026 (FEMA National Flood Hazard Layer queried September 30, 2026)
FEMA's National Flood Hazard Layer returns Zone X at our test point, and the flag for a special flood hazard area is false. The layer's date field for the panel reads December 7, 2018, while the Village of Estero and Lee County cite the countywide effective date of November 17, 2022. We do not reconcile the two here, and we look up the current panel for any address on FEMA's Map Service Center.
Stoneybrook sits east of I-75, and the district describes it as south of Corkscrew Road, so its storm exposure is wind and rain plus a surge evacuation order in a stronger storm. Lee County's evacuation layer places Pinecrest at Stoneybrook in Evacuation Zone D and storm surge zone 4 at the building points we checked on October 17, 2026. The evacuation zone is separate from the FEMA flood zone, so confirm the exact address on the county's evacuation tool before you rely on it.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa with its worst surge on the coast and islands. Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County. Our Stoneybrook guide summarizes district records showing roof damage to five shared buildings after Ian, paid mostly by insurance, and no storm surge reaching the community. Lee County's evacuation layer still places Pinecrest at Stoneybrook in Evacuation Zone D and storm surge zone 4, so a stronger storm can bring a surge evacuation order. We found no public account of damage to Pinecrest buildings, so ask each association for its claim history and roof dates.
Owning a Pinecrest at Stoneybrook condo costs three published or estimated layers: the master association's $440 quarterly assessment ($146.67 a month), the community district's $1,429.58 a year ($119.13 a month) and the sub-association's own dues, which are not published, plus property tax and insurance. The two published charges total about $265.80 a month.
Data updated: September 2026 (master FAQ January 2022; district FY2026 budget; 12-month median of $268,750)
Layer | Per year | Per month | Source |
|---|---|---|---|
Master assessment ($440 a quarter, condominiums and villas) | $1,760.00 | $146.67 | Master FAQ, January 2022 |
District assessment, two-story unit | $1,429.58 | $119.13 | District FY2026 budget |
Published total | $3,189.58 | $265.80 | Our arithmetic |
Sub-association dues | not published | not published | Estoppel from your phase's manager |
Property tax and HO-6 insurance | not quoted | not quoted | County bill; your insurance agent |
The master association's FAQ says assessments are due quarterly on the first of January, April, July and October, at $450 for single-family homes and $440 for condominiums and villas. That is the newest published schedule we found, more than four years old, so confirm the current figure in the estoppel. At the $268,750 median it is about 0.65 percent of the price a year.
The FY2026 district budget lists $1,429.58 for a two-story unit: $635.85 of debt service, $676.55 of operations and maintenance and $117.18 of irrigation, about 0.53 percent of the median price. It appears on the county tax bill as a non-ad-valorem assessment, and the Series 2022-1 bonds mature on May 1, 2052.
Each of the four associations sets its own budget, and none publishes it. The fee normally covers building insurance, roof and exterior upkeep, grounds and reserves, but we do not know which items each Pinecrest association includes. Until you hold the estoppel, treat any all-in carry as an estimate.
Our Stoneybrook guide and several listings say Xfinity service comes with the master assessment. We could not confirm it in a primary document, and whether a Pinecrest sub-association bundles anything on top is unknown. Ask for the current service agreement before you count on a bill you would not otherwise pay.
A Pinecrest at Stoneybrook buyer's closing costs beyond the price are the $2,000 master capital contribution, the gate decal and fobs, lender and title charges, deed recording, prepaid insurance and tax, and any sub-association charge; in Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax, and the contract controls.
Data updated: September 2026 (Florida DOR rates; Section 28.24; master association documents)
The master association's documents list a $2,000 capital contribution paid by the buyer at closing, a $15 vehicle gate decal in the 2026 application and a $10 key fob for the pool and fitness center. The resale capital fee is waived for intra-Stoneybrook moves of a primary residence occupied for at least 18 months, once every three years. The estoppel shows any capital contribution the sub-association itself charges.
For a new mortgage, the buyer pays documentary stamp tax on the note at $0.35 per $100 (capped at $2,450) and nonrecurring intangible tax of $0.002 per $1. The table shows the arithmetic at the $268,750 median for three down payments; lender fees, appraisal and prepaid items are extra, and we quote no rate.
Down payment | Down payment amount | Loan | Note stamp tax | Intangible tax |
|---|---|---|---|---|
20% | $53,750.00 | $215,000.00 | $752.50 | $430.00 |
10% | $26,875.00 | $241,875.00 | $846.65 | $483.75 |
5% | $13,437.50 | $255,312.50 | $893.90 | $510.63 |
The deed is customarily recorded by the buyer at $10.00 for the first page and $8.50 for each additional page under Section 28.24, roughly $18.50 to $35.50 for a two to four page deed. A mortgage records separately.
In Lee County the seller customarily selects the closing agent and pays the owner's title policy, and the buyer pays the lender's policy if there is a mortgage. This is custom, not law, and the contract controls, so we read the line in your contract before you sign.
Florida property tax is billed for the calendar year in arrears, so at closing the seller credits you for the seller's share of the year, and the district assessment and master assessment are also prorated under the contract. Your first bill can differ from the seller's when the assessment and exemptions reset.
The golf course costs a Pinecrest at Stoneybrook buyer nothing unless you play: the 18-hole course is owned by the Stoneybrook community development district and opens to the public, so no owner pays a mandatory golf fee. The course is district property, not a common area, so an owner has no right to walk the fairways.
You do not buy a membership with the flat and do not have one to transfer. Tee times, passes and rates are the golf club's to publish, and we publish none of them here.
Public, optional golf is part of why Pinecrest is an entry-price address: you get a gated golf-community setting without a bundled fee, a difference from communities in Estero that bundle or require golf privileges. It also widens the pool of buyers you will one day sell to.
For a Pinecrest at Stoneybrook purchase, buyer representation changed on August 17, 2024: a buyer's agent needs a written agreement with you before touring a home, it must state a specific compensation and that compensation is negotiable, and buyer-broker compensation can no longer be advertised on the MLS. We explain every term.
Data updated: September 2026 (NAR settlement pages)
The agreement states what you will pay your agent and when. A seller may still offer to pay or contribute toward a buyer's agent, but that offer is made off the MLS, and sellers may still offer buyer concessions on the MLS (NAR). Read the agreement before the first tour.
If a seller offers to cover part of your agent's compensation, your cost falls; if not, you owe what the agreement says. We negotiate the seller's contribution as part of the offer and put it in writing.
Florida's brokerage relationship law, Section 475.278, lets a licensee act as a transaction broker or a single agent, presumes transaction brokerage unless a single-agent relationship is established in writing, and does not allow dual agency. We explain which relationship applies to you and put it in writing before you sign anything.
You can finance a Pinecrest at Stoneybrook condo with a mortgage if the lender approves both you and the condominium, which means the lender will review the association's finances and documents, so we get them early. We quote no rate on this page, because rates change weekly and the Freddie Mac survey is the primary source.
A lender reviewing a condominium unit typically asks for the association's budget, financial statement, reserve information and estoppel, which is why the sub-association's records for your phase matter to your loan. We ask for them the day the contract is signed.
At the $268,750 median a 20 percent down payment is $53,750, 10 percent is $26,875 and 5 percent is $13,437.50. The consumer guidance of the Consumer Financial Protection Bureau explains the loan estimate you will receive, and we walk it through with you.
A cash buyer skips the lender's review but not the associations' approvals or the estoppel. The contract, the 7-day document clause and the approvals still apply.
We find you the right Pinecrest at Stoneybrook condo by matching your budget, size, phase and plans to the flats that come to market, reading each against the closings, and calling listing agents early. With about 12 closings a year, the flat that fits may be one listing away, so we set up your search and stay on it.
Tell us the budget, the size and bed label, whether you need a third bedroom (then look at Villas), whether you plan to live here or lease it, and how much sub-association dues change your number.
We match your plans to a phase, because each has its own manager, dues and reserves, and we ask for that phase's documents before you tour.
We watch new listings and price changes and call listing agents about flats, and if a flat you like sits, we read its history against the closings.
We negotiate for you in Pinecrest at Stoneybrook by pricing the offer against the closest closings, using the sold-to-list pattern, asking for the estoppel and documents up front, and protecting your timeline: in the 12 months to September 29, 2026 the median flat sold at 97.0% of list and $8,749.50 below it, and nine of 12 sold under list.
We show you the three or four closings nearest your flat, with their list prices and days on market, and set the offer from them. A flat that sold for $225,000 after a $285,000 list and 82 days shows what a high ask costs a seller, and a flat that sold at $325,000 in 35 days shows what a well-presented flat can bring.
Eight flats in 24 months took more than 90 days and closed at a median 94.1% of list, while eight that closed within 30 days closed at 98.2%. A long-listed flat gives you room, and a fresh one may not.
The estoppel and documents, the inspection period, the approvals timeline, any special assessment and who pays the capital contribution are all negotiable, and we put each in writing. We ask for a contract closing date that allows the master association's 20-day lead time.
The rules that decide whether a Pinecrest at Stoneybrook condo works for you are the master association's residents' guide and each sub-association's own rules on leases, pets, parking and exterior changes, plus the master's sign, open-house and gate rules. Stoneybrook is all-ages, and no age-restricted housing declaration appears in the public records we found for Pinecrest.
The master association requires an online lease application at least 20 days before the lease start, a background check for every resident 18 or older and a non-refundable transfer fee whose amount the documents we read do not state. The sub-association's minimum term and frequency limit are not public, and we treat short-term rentals as not permitted until the sub-association confirms otherwise.
The master guide requires leashes outdoors and bars animals from the Community Center, fitness center, pool areas and tot lot. It states no number, size or breed limit that we found, and each sub-association's limits are not published, so get the rule in writing before an offer. Assistance animals are handled under federal fair housing rules regardless of policy, per HUD.
The master rules require a permit for any on-street parking and a blue Stoneybrook sticker, bar on-street parking from 2:00 a.m. to 5:00 a.m., and set aside overnight spaces at the Community Center and at the Portrush and Lancaster pools by permit. How parking is assigned inside a Pinecrest building is each sub-association's, and we have not read it. Golf carts may travel on roads and parking lots, not on sidewalks or paths, with one stated exception.
All exterior changes need approval from the Stoneybrook Architectural Review Committee before work begins, including screen enclosures, exterior paint and hurricane shutters, and approval does not replace a county permit. The guide bars signs except For Sale signs in rear windows of condominium units under Section 5.23(e).
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older. Stoneybrook does not advertise or claim one, and its guide sets approval steps that apply to every applicant, so a buyer of any age can buy in Pinecrest at Stoneybrook, subject to the association's ordinary approval and rules.
A Pinecrest at Stoneybrook buyer should ask each association whether its buildings are covered by Florida's milestone inspection and structural reserve study rules, which apply to condominium buildings of three or more habitable stories, and what the reserve schedule shows, because the county record points to two floors without proving it and the flats are 23 to 26 years old.
Data updated: September 2026 (Florida Statutes and DBPR pages read September 30, 2026)
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall, and House Bill 913 in 2025 refined them. Section 553.899 sets the milestone rule and Section 718.112 the reserve study. The Division of Condominiums explains that the milestone inspection is due at 30 years after the certificate of occupancy, or 25 years where the local enforcement agency requires it for coastal circumstances, then every 10 years.
The buildings were completed between 2000 and 2003, so the first 30-year mark falls between 2030 and 2033 if the rules apply, and the county's description of the 208 units as two-story suggests the three-story test is not met. We treat that as a reading, not a finding, since we have not seen building plans. Stoneybrook is well inland of the Gulf, so the 25-year coastal rule is unlikely to matter, but we do not state a milestone date.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the unit owners have properly waived or reduced them. The budget shows what the association has set aside, and reading it is your best view of how ready a 25-year-old building is for its next roof.
The state's condominium register lists all four Pinecrest projects as approved and recorded. That is the registration status of the declaration; it is not a finding about the buildings' condition and says nothing about milestone or reserve status.
Pinecrest at Stoneybrook addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. Lee County assigns by choice, so confirm current options.
Data updated: September 2026 (Village of Estero and School District of Lee County pages read September 30, 2026)
Pinecrest at Stoneybrook is in elementary Zone Q, middle Zone GG and high school South 3 on the district's 2026 to 2027 map, so Pinewoods Elementary, Three Oaks Middle and Estero High are among a family's ranked choices rather than assigned schools; confirm your address with the district's school locator.
The residents' guide places the community's school bus stop on Stoneybrook Golf Drive in front of the Community Center and reserves the Pinewoods pedestrian gate, near the tennis court parking lot, for residents. Whether a specific child is assigned to Pinewoods is the district's decision, not the address's.
These are approximate off-peak drive times from the front gate that our Stoneybrook guide collected and rounded.
Destination | Approximate drive |
|---|---|
Miromar Outlets | about 2 minutes |
Lee Health Coconut Point emergency department | 5 to 8 minutes |
Southwest Florida International Airport (about 8 to 10 miles) | 10 to 15 minutes |
Bonita Beach | 20 to 25 minutes |
Lee Health Coconut Point, at 23450 Via Coconut Point, is the nearest emergency department. Full acute-care hospitals, Gulf Coast Medical Center at 13681 Doctor's Way and NCH North Naples Hospital, are listed on the Village's medical facilities page, along with an Estero urgent care center.
We did not pull zoning maps, pending rezonings or development orders for the parcels around Stoneybrook, and we do not know which of them border Lancaster Run. Ask the Village's Community Development Department at 239.221.5036 for zoning and pending applications near a specific flat.
Pinecrest at Stoneybrook is right if you want the lowest entry price into a gated golf community with optional public golf and can accept sub-association dues you will only see in the estoppel; it is wrong if you need more than two bedrooms or certainty about reserves before you offer.
Lee County's qualified recorded sales add a longer record than the MLS for a Pinecrest at Stoneybrook buyer: 269 qualified sales on file, a median that rose from $220,500 in 2021 to $337,500 in 2023 and fell to $270,000 in 2026, and 13 sales since September 29, 2025 at a $270,000 median, including sales never marketed through the MLS.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, newest recording July 29, 2026)
County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures. The file also holds one qualified 2001 sale at $133,400, not shown.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 11 | $270,000 |
2025 | 12 | $277,500 |
2024 | 8 | $325,000 |
2023 | 16 | $337,500 |
2022 | 12 | $302,000 |
2021 | 26 | $220,500 |
2020 | 21 | $185,000 |
2019 | 17 | $180,000 |
2018 | 22 | $178,000 |
2017 | 21 | $182,500 |
2016 | 20 | $175,385 |
2015 | 13 | $165,000 |
2014 | 14 | $153,500 |
2013 | 18 | $133,500 |
2012 | 9 | $119,000 |
2011 | 10 | $123,750 |
2010 | 10 | $123,500 |
2009 | 8 | $123,000 |
From 2021's $220,500 to 2023's $337,500 is a 53 percent rise, and from $337,500 to 2026's $270,000 a 20 percent fall. A buyer at today's prices is buying below the 2023 peak, and we do not forecast. Small counts move medians, so we describe direction and not a precise rate.
One flat with 1,080 heated square feet sold in July 2021 at $225,000, in February 2023 at $325,000 and in April 2026 at $272,000. The 2026 price was 16 percent below 2023 and 21 percent above 2021, and fourteen units on the roll have resold two or more times since 2021. The price never shows the carry, which is why we read the estoppel.
McGreevy and Comisar, the Top 1% Real Estate Agents Nationally Since 2008, is a top-reviewed Pinecrest at Stoneybrook realtor on Google. The quotes below are genuine five star reviews from buyers, in the reviewers' own words, with no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "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
At an entry price rung, fit matters more than square footage, and we do not steer a buyer toward more than they need.
★★★★★ "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
A buyer search starts with what you need, and the four Pinecrest associations make listening to it more important.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
A smooth close depends on early paperwork, and we start both approval applications the day the contract is signed.
Pinecrest at Stoneybrook buyers get a personalized consultation by calling Marc Comisar at (239) 287-5873 or requesting one through our buying page. It is a working session on your budget, plans and tolerance for fees, ending in the flats worth touring, with the closed sales, fee stack and monthly carry for each.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
You receive the phase, size and label that fit your plans, the closed sales for your size band, the fee stack and monthly carry at your price, the flood, insurance and milestone questions to answer before offering, and a plan for the documents. Start at how we represent buyers or call Marc at (239) 287-5873.
Bring your budget, your timeline, your thoughts on golf and rentals, and any listings you have seen. We take it from there, and you can read the seller guide for Pinecrest at Stoneybrook to see the other side of the table.
Buying in Pinecrest at Stoneybrook? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Pinecrest at Stoneybrook listing agent, or thinking, "I need someone to sell my Pinecrest at Stoneybrook home before I buy," you are selling into Stoneybrook's entry-price neighborhood, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 12 Pinecrest at Stoneybrook closings in the Southwest Florida MLS, pulled September 29, 2026. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with our free home valuation, read what a Pinecrest at Stoneybrook condo is worth, or call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying here? Call Marc at (239) 287-5873.
It depends on your timing and financing. We can line up both closings, and the Pinecrest at Stoneybrook seller guide shows what selling costs and how the approvals work.
The 12-month median is 47.5 days on market and the 24-month median is 62, with the approvals adding at least 20 days before closing.
At the $268,750 median the stamp tax, owner's title premium and estoppel total $3,599.35 before commission, search, settlement and prorations. Call Jesse direct at (239) 898-6072 for a full net sheet.
Yes. Under Section 718.503 the seller delivers the condominium documents at the seller's expense, and ordering them at listing starts the buyer's clock on day one.
Yes. Direct agent outreach and our buyer database can work before, or instead of, a public launch. Less exposure can mean a lower price, and Jesse shows both scenarios with numbers: Call Jesse direct at (239) 898-6072.
Start from the 12-month median of $268,750 and the closings that match your size and label, then get the free home valuation.
These are the questions buyers ask most about Pinecrest at Stoneybrook homes for sale, condos for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Pinecrest at Stoneybrook. Where a record is not public, the answer says so. For a plan, call Marc at (239) 287-5873.
Pinecrest at Stoneybrook, described in full in our neighborhood guide, is a condominium neighborhood of 208 two-bedroom flats in 16 low-rise buildings inside Stoneybrook Golf and Country Club, a gated community of 1,119 homes in Estero, Florida. It was built between 2000 and 2003 and is the entry price rung of the community's three product families.
It is neither. This page covers Pinecrest I, II, III and IV at Stoneybrook in Estero, Lee County, ZIP 33928. "Village of Stoneybrook" and Stoneybrook at Gateway are Fort Myers communities in ZIP 33913, and the state's register also lists unrelated Stoneybrook condominiums in Sarasota and Naples.
Pinecrest at Stoneybrook is inside the gated Stoneybrook community, east of I-75 and south of Corkscrew Road in Estero, on Lancaster Run. The master association's Community Center is at 11800 Stoneybrook Golf Drive.
The Lee County 2026 roll carries 208 residential parcels, all condominium use, and the state register's four unit counts, 48, 52, 52 and 56, add to the same 208. The roll groups them into 16 buildings.
The county roll shows heated areas from 1,080 to 1,225 square feet, with a median of 1,172, and the MLS shows living areas from 1,061 to 1,306 square feet. The two measurements have not been reconciled, so confirm the size on the specific flat before you compare prices.
Two. The county roll shows two bedrooms on all 208 parcels, and the MLS sometimes adds a "den." If you need a third bedroom, look at Stoneybrook Villas, which has six three-bedroom parcels on its roll.
Between 2000 and 2003 per the county roll, with a median year built of 2002. Pinecrest I is 2000 to 2001, II is 2001 to 2002, IV is 2002 and III is 2003.
We do not quote a neighborhood count of active listings, because the MLS does not split Pinecrest from the rest of Stoneybrook. Call Marc at (239) 287-5873 for the live list of flats on the market, or read how we represent buyers.
In the 12 months to September 29, 2026, 12 MLS closings ran from $225,000 to $325,000 at a $268,750 median. Over 24 months, 24 closed at a $277,500 median. Those are the condos that actually closed.
The 12-month median is $224.33 per square foot of MLS living area and the 24-month median is $234.01. County and MLS square-foot figures measure different things, so we never compare them.
Down from 2023. The MLS median was $340,000 in 2023 (n = 15), $280,000 in 2025 (n = 11) and $270,000 in 2026 to date (n = 10); county qualified sales show $337,500 in 2023 and $270,000 in 2026. Small samples describe direction, not a rate.
The 12-month median is 47.5 days on market and the 24-month median is 62, with a range of 0 to 200 days. Three of the 12 closings in 12 months took more than 90 days, and three closed in 3 days or fewer.
Usually. Nine of the 12 closings in 12 months sold below the final list price, two sold at it and one sold above it, and the median sold-to-list ratio was 97.0%. The 24-month median was 96.5%.
Three layers apply: the master association's assessment of $440 a quarter for condominiums in its January 2022 FAQ, the community district's $1,429.58 a year on the tax bill, and the sub-association's own dues, which are not public. Ask the manager of your phase for the estoppel.
It funds the gate, the Community Center, the pools, courts and fitness center, and the master association's operations, per the association's site and residents' guide. It does not fund the sub-association's building costs or the golf course.
The FY2026 community development district budget lists $1,429.58 a year for a two-story unit, made up of $635.85 of debt service, $676.55 of operations and maintenance and $117.18 of irrigation. It appears on the Lee County tax bill, not on an association invoice.
Four associations, three managers. The 2026 master application lists Alliant Property Management for Pinecrest I, Tropical Isles Management for Pinecrest II and III, and Precedent Hospitality and Property Management for Pinecrest IV. The master association is managed by Alliant.
The master association's FAQ lists a $2,000 capital contribution paid by the buyer at closing. It is waived for an intra-Stoneybrook move of a primary residence occupied at least 18 months, once every three years, per the residents' guide.
No. The 18-hole course is public and owned by the community district, so a Pinecrest owner pays no mandatory golf fee. Tee times and passes are the golf club's to set.
Yes. Pinecrest sits inside Stoneybrook's staffed gate. New owners buy a $15 gate decal (per the 2026 application) and $10 pool and fitness fobs at the Community Center after their application is approved.
No. Stoneybrook is all-ages, and we found no age-restricted housing declaration for Pinecrest. Everyone over 18 who will own or live in the community must be approved by the association, whatever their age.
With approval. The master lease application is due online 20 days before the lease start, every resident 18 or older needs a background check, a non-refundable transfer fee applies, and the sub-association has its own application. The sub-association's minimum term is not public.
The master guide requires leashes outdoors and bars animals from the Community Center, fitness center, pool areas and tot lot. The sub-association's limits on number and size are not public, so get them in writing before an offer.
At our test point on Lancaster Run, FEMA's map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area. That is a map reading for one point; confirm the panel for the flat you are buying.
We publish no premium, because no public source does for Pinecrest condos. You need an HO-6 policy for contents, interior and loss assessment, while the sub-association's master policy covers the structure. Get quotes and the master policy's hurricane deductible before you close.
Only to buildings of three or more habitable stories. The county's own description calls the 208 units two-story, which suggests they do not apply, but we have not seen plans and each association must confirm. Reserve rules under Section 718.112 apply either way.
Pinecrest at Stoneybrook is in elementary Zone Q, middle Zone GG and high school South 3 on the district's 2026 to 2027 map, so Pinewoods Elementary, Three Oaks Middle and Estero High are among a family's ranked choices rather than assigned schools; confirm your address with the district's school locator. Lee County assigns by choice, so confirm current options with the district. The residents' guide describes a resident-only pedestrian gate to Pinewoods.
File the master association's online application at least 20 days before closing, and file the sub-association's application for your phase. Occupancy before approval is strictly prohibited. Start both on the day the contract is signed.
Our Stoneybrook guide puts Southwest Florida International Airport at 10 to 15 minutes and Bonita Beach at 20 to 25 minutes, with a 24-hour emergency department at Coconut Point 5 to 8 minutes away. Those are approximate off-peak drives from the gate.
Villas are larger, at 1,292 to 1,411 heated square feet against 1,080 to 1,225, and priced higher, at a $358,750 median over 24 months against $277,500. Pinecrest is the only condominium in Stoneybrook, so Chapter 718 rules apply here. The full table is above, and the Villas neighborhood is at Stoneybrook Villas.
Our Stoneybrook guide and listing descriptions say Xfinity service comes with the master assessment, but we could not confirm it in a primary document. Ask for the current service agreement in the sub-association's paperwork before relying on it.
There is no best phase in the record. County sales since 2021 show Phase IV at a $292,500 median against $273,500 to $278,500 for the other three, but Phase IV has the fewest recent sales, and each phase has its own manager, budget and reserves. Compare the documents, not just the phase.
The declaration, articles, bylaws and rules, the current budget and financial statement, the reserve study or a statement that none exists, any milestone report, the master policy summary and the estoppel. Section 718.503 requires a resale seller to provide them at the seller's expense. Call Marc at (239) 287-5873 for the list for your phase.
Beyond the price, a buyer typically pays lender and title charges, recording fees, the $2,000 capital contribution, the gate decal and fobs, and prepaid insurance and tax. The seller in Lee County customarily pays the owner's title policy and deed stamps, but the contract controls.
Yes. A home inspection covers the interior, air conditioning, plumbing and electrical, and a wind mitigation inspection on the state's uniform form can lower an insurance premium. The sub-association's records should show the roof's age, which the inspector may not see.
The Section 718.503 clause lets a buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receipt of the condominium documents, unless the buyer acknowledged receiving them more than 7 days before signing. The right cannot be waived and ends at closing. Confirm details with your closing agent.
Since August 17, 2024, a written buyer agreement is required before a buyer's agent tours a home, it must state a specific compensation amount, and compensation is negotiable and not set by law. Sellers may still offer to contribute, off the MLS. We explain every term before you sign.
Yes, if the lender approves you and the condominium. The lender will review the association's documents, which is why we ask for the phase's records the day the contract is signed. We quote no rate here, and the Freddie Mac survey is the primary source for national averages.
Lee County shows 269 qualified sales for Pinecrest, with medians of $220,500 in 2021, $337,500 in 2023 and $270,000 in 2026 to July 29. The county includes sales never marketed through the MLS and cannot give days on market.
Pinecrest at Stoneybrook buyers and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Pinecrest at Stoneybrook sale and public record in Stoneybrook before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Pinecrest at Stoneybrook guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. On this page we tracked the Pinecrest at Stoneybrook record only from public and MLS sources, and we say where it stops.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Top 1% Real Estate Agents Nationally Since 2008 is our position in the market, and it is the reason we show our work on a page like this one.
Buying in Pinecrest at Stoneybrook? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
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.
Every fact on this Pinecrest at Stoneybrook buyer guide traces to a primary record below: the Stoneybrook master association's documents, the community development district, Florida statutes and state records, Lee County and Village of Estero records, FEMA, federal sources and the NAR settlement pages. Parcel and sale facts come from the county roll and the Southwest Florida MLS.
Pinecrest at Stoneybrook's key buyer documents are published by the Stoneybrook master association, the community development district, the State of Florida, FEMA and the federal government. The links below go to each issuing authority, and the four recorded declarations of condominium are available through the Lee County Clerk's official records and each estoppel through the manager of your phase.
You reach the Pinecrest at Stoneybrook buyer team today by calling Marc Comisar at (239) 287-5873 or requesting a consultation through our buying page. We reply with the closed record for your size band, the fee stack and monthly carry at your price, and the flats worth touring, and there is no cost and no obligation.
Call Marc at (239) 287-5873 or read how we represent buyers. If you are selling first, get a free home valuation or Call Jesse direct at (239) 898-6072.
Your Pinecrest at Stoneybrook offer is only as good as the records behind it. The sooner you have them, the more time you have to use them. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.