Updated September 2026
Buying in Stonebridge Country Club means mandatory club membership at closing, a $17,500 capital contribution for a new outside buyer, and a FY2027 club bill of $17,600 a year before neighborhood fees. McGreevy and Comisar walk you through all of it from the record. Start your buyer consultation or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Stonebridge Country Club, the gated community of 799 Taylor Woodrow residences tucked behind the corner of Immokalee Road and Airport-Pulling Road North in unincorporated North Naples, Collier County, Florida 34109, means buying a club along with the house. Membership in the owners’ association that holds title to the golf course and clubhouse is automatic with every home. For fiscal year 2027 every residence pays $17,600 a year in club-level charges, an outside buyer pays a one-time $17,500 New Owner Capital Contribution at closing, and each of the ten neighborhoods adds its own fee of $2,412 to $7,800 a year. This page is the purchase path, neighborhood by neighborhood and dollar by dollar. For the community itself, its history, course, governance and flood record, read our Stonebridge Country Club community guide.
If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own inside the gates and are selling to buy again, start with how we sell homes in Stonebridge Country Club and a data-backed valuation of your Stonebridge Country Club home. Weighing another bundled-golf community too? Our Naples Lakes Country Club buyer guide applies the same record-first method to an East Naples club.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a single home we will show you what each neighborhood actually costs to own.
Buying a home in Stonebridge Country Club takes four things most Naples purchases do not: $18,399 in association charges budgeted before the offer, one estoppel certificate for a house or two for a condominium, a condominium document package in six of the ten neighborhoods, and a neighborhood choice that fixes your annual fee.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026; Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026, retrieved 24 Sep 2026).
Everything below comes from the club’s own published fee schedules from FY2019 to FY2027, the member-era Amended and Restated Declaration, the recorded Supplemental Declarations and condominium declarations, the condominium lease forms the club posts, the Collier County tax roll and its recorded deeds, the Southwest Florida MLS pulled September 24, 2026, and FEMA’s flood records. Where the public record stops, this page says so and names the document that holds the answer.
Stonebridge has two gated entrances, one on Immokalee Road and one on Airport-Pulling Road North, and a single spine road, Winding Oaks Way, that the club describes as “a scenic two-mile loop around the community.” The clubhouse sits on that loop at 2100 Winding Oaks Way, Naples, FL 34109. Behind the gates are ten neighborhoods, ten different purchases:
Square footage throughout this page is the county roll’s base area for the residence building, which is not the living area a listing shows. Every neighborhood has its own section, with a link to its own page, further down.
The four fee-simple neighborhoods, Hawthorne Estates, Thornbrooke, Shoreham and Manchester, answer only to the master association, Stonebridge Country Club Community Association, Inc., a Chapter 720 homeowners association that bills their neighborhood fee on the same club account. The six condominiums, Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg and Willow Bend, each have their own Chapter 718 association, budget, manager and rules beneath that master. The practical difference: one estoppel and one bill in a house, two of each in a condominium.
Five absences decide purchases here. There is no initiation fee, equity certificate or membership deposit; “There are no equity or deposits required to become a member,” per the club. There is no food and beverage minimum, only a $950 annual service charge. There is no community development district and no special-district assessment on any residence. There is no marina, dock or boating, because the Declaration makes the lakes “aesthetic amenities only.” And there is no beach club, shuttle or on-site pickleball. Add a 30-day minimum lease and a four-a-year cap, and Stonebridge suits a buyer who wants a resident-owned club with one predictable bill, not one who needs short-term rental income or a boat at the house.
Every one of the 799 residences was built between 1995 and 2002, per the building records on the Collier County 2026 preliminary tax roll. Collier County’s planned unit development list records the Southampton PUD, also known as Stonebridge, as closed out: there are no lots left, no builder phases and no builder incentives, so no new construction will ever compete with a resale here. At 24 to 31 years old, the inspection, the roof permit and the wind mitigation report matter more than the model name.
Two name traps catch buyers. A different Stonebridge Country Club exists in Boca Raton; the Naples community is in ZIP 34109 and its association is Stonebridge Country Club Community Association, Inc. And on the Southwest Florida MLS, Stonebridge North and Stonebridge South are separate developments from Stonebridge; every MLS figure on this page is drawn from Development STONEBRIDGE only, with Manchester Court homes, which the MLS files under the plain STONEBRIDGE name, assigned to Manchester by street.
McGreevy and Comisar represent Stonebridge Country Club buyers from the record outward: the club’s FY2027 fee schedule and Declaration, the recorded Supplemental Declarations, the condominium lease forms, the Collier County tax roll, the Southwest Florida MLS and FEMA’s flood layer. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County, not a claim about any one community. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
You will not find a McGreevy and Comisar sales count for Stonebridge Country Club on this page, or a story about a Stonebridge buyer we represented. We have none on record to publish, and we will not invent one. What we give you instead is the whole market, sale by sale, from two independent public systems, the Southwest Florida MLS and Collier County’s recorded deeds, with the source, the window and the count beside every figure.
We are a top-reviewed Southwest Florida real estate team. The quotes below are genuine verified Google reviews in the client’s own words; none describes a Stonebridge purchase, and every review is on our Google Business Profile.
★★★★★ “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
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
The FY2026 fee schedule is now members-only, the recorded amendment behind the 2025 capital contribution change has not been located, and every condominium’s reserves, master insurance and hurricane deductible sit in unpublished files. What we owe you is specific: both estoppels requested the day the contract is signed, the condominium resale package requested by name, the flood determination for the building rather than the street, the roof permit date and wind mitigation form on a house built before the statewide code, and a carrying cost built on the tax bill you will pay rather than the seller’s.
This Stonebridge Country Club buyer page runs in the order a purchase actually happens: the market, the price and yearly cost of each neighborhood, the capital contribution and membership, the documents, flood, insurance, taxes and rules, the road work at the gates, and then how we find, negotiate and close. Jump to any section below.
We track Stonebridge Country Club through two independent records rather than a portal: the Southwest Florida MLS, which counted 33 closings in the twelve months to September 24, 2026, and Collier County’s recorded deeds, which counted 35 qualified sales among 93 recorded deeds from August 21, 2025 to August 20, 2026. Both are published here, labeled, and never blended.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026).
In the last 12 months we tracked every Stonebridge Country Club closing in both systems: 33 MLS closings and 9 active listings on Development STONEBRIDGE, and 93 recorded deeds on Stonebridge residences from August 21, 2025 through August 20, 2026, of which 35 are qualified sales, the county’s own test for an arm’s-length market sale. The qualified sales split 14 fee-simple sales out of 32 fee-simple deeds and 21 condominium sales out of 61 condominium deeds.
Every figure on this page describes the Stonebridge Country Club market, not McGreevy and Comisar. A buyer deciding what to offer on a Willow Bend condominium needs the Willow Bend record, not an agent’s scoreboard, and when we sit down with you we show the source line for every figure we use.
The county keeps as qualified only the deeds it grades as market sales, so transfers into trusts, between family members and corrective deeds drop out; the MLS counts only homes listed through the MLS. The windows end about a month apart, and the county codes recent deeds late, so every trailing county count is a floor: the county shows no qualified Stonebridge sale recorded in July or in August 1 to 20, 2026, while the MLS shows four closings from June 30 to August 14, 2026. The county also files houses by recorded plat, and Stonebridge’s five single-family plats do not match its four fee-simple neighborhoods: two plats each mix neighborhoods, and the first is recorded under the Southampton name. We assign every house by the lot ranges in its recorded Supplemental Declaration, so no plat figure is ever published here as a neighborhood figure. Our rule: the county for what sold and at what price, the MLS for how long it took and how close to asking it closed.
A median of three sales is not a market. Where a Stonebridge neighborhood recorded fewer than ten qualified sales in twelve months, we widen the county window, to 24, 36 or 60 months, until it reaches ten, and say which window every figure uses. Where even 60 months would not reach ten, as in Hawthorne Estates and Shoreham, we list the sales themselves. We never widen the MLS window: every MLS figure on this page is the twelve months to September 24, 2026, and where a neighborhood had fewer than ten MLS closings, we list them.
The Stonebridge Country Club market is active, and houses negotiate more than condominiums. The Southwest Florida MLS recorded 33 closings in the trailing twelve months, $21,787,500 in volume, a median 26 days on market and a median sold-to-list ratio of 95.43 percent, against 9 active listings, about 3.3 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026).
Measure, twelve months to September 24, 2026 | Southwest Florida MLS |
|---|---|
Closed listings | 33 (8 fee-simple, 25 condominium) |
Total closed volume | $21,787,500 |
Sold price range | $365,000 to $1,900,000 |
Median days on market | 26 (n=33, odd) |
Median sold-to-list, all closings | 95.43% |
Median sold-to-list, fee-simple | 92.96% (n=8, even; middle pair 92.44% and 93.47%) |
Median sold-to-list, condominium | 96.00% (n=25, odd) |
Closings at 0 days on market | 3 of 33 |
Active listings on September 24, 2026 | 9 |
Months of inventory | 3.3 |
A single community-wide median price is left out of that table on purpose: a blend of $400,000 condominiums and $1.9 million Manchester Court homes describes no house that exists here. The group medians sit in the next section.
At the median, Stonebridge buyers closed at a little over 95 percent of the asking price. Because the MLS measures that ratio against the list price in force at the sale, a home that was cut before a buyer arrived still shows a strong ratio, so we pull every home’s full listing history, not only its current price. With about 3.3 months of supply, a full-price offer should be a decision made on the comparables, not a reflex.
The split is the useful part. The eight fee-simple closings came in at a median 92.96 percent of list; the 25 condominium closings at 96.00 percent. On an asking price of $1,000,000, 92.96 percent is about $70,400 below list, our arithmetic on the median ratio rather than a forecast for any home. Houses sold in a median 28.5 days, the mean of the middle pair, 15 and 42; condominiums in a median 26.
The 26-day median hides a wide spread, and no neighborhood reached ten MLS closings, so here are the counts and ranges. Braeburn’s four closings took 0 to 14 days and Heatherwood’s four took 0 to 28. Middleburg’s two took 9 and 27, Manchester’s two took 0 and 44, and the single Hawthorne Estates closing took 6. Thornbrooke’s five ran 12 to 91 days, median 42. Carrington’s nine ran 23 to 112 days, median 41. Willow Bend’s six ran from 5 to 190 days, a median of 52.5, the mean of the middle pair, 21 and 84. Shoreham and Ashton Oaks had no MLS closing in the window. A well-priced coach home may not last a week, while a Willow Bend condominium can give you time to read the condominium documents before you write.
Nine Stonebridge Country Club homes were active on September 24, 2026, asking $389,000 to $995,000, at a median list of $459,000 and a median 129 days on market. This page publishes the shape of that inventory by price band rather than addresses that go stale within days.
Asking price band | Active listings | Neighborhood |
|---|---|---|
Under $400,000 | 2 | one Carrington, one Willow Bend condominium |
$400,000 to $499,999 | 3 | one Carrington, one Heatherwood, one Willow Bend condominium |
$500,000 to $599,999 | 1 | Heatherwood condominium |
$600,000 to $799,999 | 2 | Shoreham villas |
$800,000 and above | 1 | Thornbrooke home |
No coach home, Hawthorne Estates home or Manchester home was listed on the pull date. For the live list, browse the team’s Stonebridge homes for sale on DomainRealtyGroup.com.
The most recent closing on the MLS pull is a public-record sale, not one of ours, and it shows how a Stonebridge purchase lands. On August 14, 2026, a Carrington condominium on Harmony Lane of 1,592 square feet of MLS living area closed at $475,000 after 107 days on market.
The highest MLS closing was a Manchester Court home of 2,865 square feet of living area, which closed on March 5, 2026 at $1,900,000 after 44 days, about $663 a square foot. The lowest was a Willow Bend condominium of 1,433 square feet, which closed on December 31, 2025 at $365,000 after 190 days. The county’s highest qualified sale in its window was another Manchester Court home at $2,001,000, recorded June 12, 2026. A spread of more than five times is why this page prices by neighborhood, never by community.
On the county record, December 2025 through May 2026 recorded 24 of the 35 qualified sales, about 69 percent, and June through September recorded 5. Recordings trail contracts by weeks, so contracts cluster from late fall through early spring. That is one year of data, not a law, but it shapes a buyer’s odds: the widest choice arrives in season, and so does the competition.
Recording months | Qualified sales |
|---|---|
August 21 to September 30, 2025 | 4 |
October to November 2025 | 6 |
December 2025 to February 2026 | 10 |
March to May 2026 | 14 |
June to August 20, 2026 | 1 |
Total | 35 |
Source: Collier County 2026 preliminary tax roll, qualified sales by recording month. Turnover is about 4.4 percent a year, 35 of 799 homes, close to the “around five percent” the club’s own 2001 resale article expected.
A Stonebridge Country Club home costs what its neighborhood costs. On Collier County’s recorded deeds, widened until each neighborhood reaches ten qualified sales where it can, medians run from $400,000 in Willow Bend and $410,000 in Carrington through $650,000 to $710,000 for the coach homes, $975,000 in Thornbrooke and $1,698,000 on Manchester Court.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026; county sales index built 24 Sep 2026).
No Stonebridge neighborhood reached ten MLS closings in the twelve months to September 24, 2026, so every closing is listed, low to high.
Neighborhood | MLS closings | Every closed price | Days on market | MLS living area, sq ft |
|---|---|---|---|---|
Carrington | 9 | $370,000; $375,000; $380,000; $408,000; $410,000; $415,000; $430,000; $450,000; $475,000 (median $410,000, n=9) | 23 to 112, median 41 | 1,183 to 1,592 |
Willow Bend | 6 | $365,000; $370,000; $385,000; $400,000; $440,000; $515,000 (median $392,500, n=6, mean of the middle pair $385,000 and $400,000) | 5 to 190, median 52.5 | 1,433 to 1,592 |
Heatherwood | 4 | $437,500; $470,000; $504,500; $625,000 | 0 to 28 | 1,433 to 1,592 |
Braeburn | 4 | $655,000; $701,500; $710,000; $799,000 | 0 to 14 | 1,895 to 2,182 |
Middleburg | 2 | $750,000; $770,000 | 9 and 27 | 1,837 and 2,075 |
Ashton Oaks | 0 | no MLS closing | none | none |
Shoreham | 0 | no MLS closing | none | none |
Thornbrooke | 5 | $617,000; $930,000; $940,000; $985,000; $985,000 (median $940,000, n=5) | 12 to 91, median 42 | 1,830 to 2,249 |
Hawthorne Estates | 1 | $985,000 | 6 | 2,395 |
Manchester | 2 | $1,835,000; $1,900,000 | 0 and 44 | 2,865 and 3,526 |
All Stonebridge | 33 | $365,000 to $1,900,000 | median 26 | not blended |
Source: Southwest Florida MLS Matrix, Development STONEBRIDGE, closings September 25, 2025 to September 24, 2026, pulled September 24, 2026.
Neighborhood | County window | Qualified sales | Median | Range |
|---|---|---|---|---|
Carrington | 24 months, from September 2024 | 17 | $410,000 (odd count) | $370,000 to $500,000 |
Willow Bend | 24 months, from September 2024 | 11 | $400,000 (odd count) | $365,000 to $540,000 |
Heatherwood | 36 months, from September 2023 | 11 | $450,000 (odd count) | $380,000 to $506,500 |
Braeburn | 24 months, from September 2024 | 11 | $665,000 (odd count) | $635,000 to $799,000 |
Middleburg | 60 months, from September 2021 | 13 | $650,000 (odd count) | $529,000 to $840,000 |
Ashton Oaks | 60 months, from September 2021 | 10 | $710,000 (even count, mean of the middle pair) | $590,000 to $855,000 |
Thornbrooke | 12 months, August 21, 2025 to August 20, 2026 | 7 | $975,000 (odd count) | $617,000 to $1,250,000 |
Manchester | 60 months, from September 2021 | 10 | $1,698,000 (even count, mean of the middle pair) | $1,300,000 to $2,001,000 |
Hawthorne Estates | January 2021 to August 20, 2026 | 7, listed below | not computed | $849,900 to $1,500,000 |
Shoreham | January 2023 to August 20, 2026 | 8, listed below | not computed | $576,300 to $725,000 |
Source: Collier County 2026 preliminary tax roll and county recorded sales, DOR-qualified improved sales only. Every sale in every window is a resale; none is a builder’s first sale.
Hawthorne Estates recorded seven qualified sales from 2021 to August 2026: $849,900 and $1,415,000 in 2021, $1,071,400 in 2022, none in 2023 or 2024, $985,000, $1,375,000 and $1,500,000 in 2025, and $995,000 in January 2026. Shoreham recorded eight from 2023: $590,000, $600,000 and $650,000 in 2023; $576,300, $710,000 and $725,000 in 2024; $690,000 and $699,000 in 2025. Seven and eight sales over several years are a handful, not a market, so read them as directional.
Stonebridge Country Club produced 33 MLS closings in twelve months at a median sold-to-list of 95.43 percent, and three homes sold on the day they listed. The buyer who wins the right home is the one already financed, already holding the fee stack and the $18,399 in association charges for that neighborhood, and already clear on which condominium documents to request.
Buying? Read how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Selling a home inside the gates to buy another? Start with a valuation of your current Stonebridge Country Club home and call Jesse direct. We have been Top 1% Real Estate Agents Nationally Since 2008.
Read together, the two records sort Stonebridge into five bands. They are a planning frame, not a price list.
Band | Neighborhoods and county base area | MLS record, twelve months | County record, widened |
|---|---|---|---|
Entry condominiums | Carrington, Willow Bend, Heatherwood; 1,183 to 1,592 sq ft | 19 closings, $365,000 to $625,000 | medians $400,000 to $450,000 |
Coach homes | Braeburn, Ashton Oaks, Middleburg; 1,662 to 2,182 sq ft | 6 closings, $655,000 to $799,000 | medians $650,000 to $710,000 |
Villas | Shoreham; 1,612 to 1,760 sq ft | none | eight sales since 2023, $576,300 to $725,000 |
Houses | Thornbrooke, Hawthorne Estates; 1,769 to 3,138 sq ft | 6 closings, $617,000 to $985,000 | Thornbrooke median $975,000 (n=7); Hawthorne Estates $849,900 to $1,500,000 since 2021 |
Estate homes | Manchester; 2,455 to 3,819 sq ft | 2 closings, $1,835,000 and $1,900,000 | median $1,698,000 (n=10, 60 months) |
The MLS divides by the living area an agent enters; the county divides by its own base area for the residence building. So the MLS median of $336.33 a square foot across all 33 closings, $321.22 for condominiums and $499.27 for fee-simple homes, and the county’s per-foot figures below are both true, and neither can be restated against the other’s denominator. On the county record for the twelve months to August 20, 2026, Manchester’s four sales ran $527 to $683 per base square foot, Thornbrooke’s median was $490 (n=7), Hawthorne Estates’ two sales $431 and $436, Shoreham’s one $428 and Middleburg’s one $419. Braeburn’s four ran $321 to $422, Heatherwood’s three $295 to $353, Carrington’s median was $313 (n=7) and Willow Bend’s $276 (n=6), the lowest in Stonebridge.
On the county record, Thornbrooke’s median qualified sale went from $717,450 in 2021 (n=8) to $975,000 in the trailing twelve months (n=7), about 36 percent. The condominiums went the other way after 2023: Willow Bend from a $469,000 median in 2023 (n=7) to $395,000 in the trailing twelve months (n=6), Carrington from $452,500 (n=6) to $410,000 (n=7), and Braeburn from $769,000 in 2024 (n=7) to $655,000 in 2025 (n=9). In the same years condominium fees roughly doubled: Willow Bend’s association fee was $3,808 on the club’s FY2019 detail and is $7,500 for calendar 2026; Middleburg’s went from $4,300 to $7,080. Those were the years Florida’s condominium reserve and insurance costs rose statewide, which we present as context, not as a proven cause. A condominium here costs less to buy than in 2023 and more to carry.
Willow Bend and Heatherwood are built on the same 1,433 and 1,592 square-foot plans. Willow Bend’s calendar-2026 fee is $7,500; Heatherwood’s is $5,300, plus $200 a year for garage owners, a gap of $2,200 a year. Willow Bend’s twelve-month median of $276 per base square foot (n=6) is the lowest in Stonebridge, against three Heatherwood sales at $295 to $353. Our reading, and it is an inference, is that the fee gap is showing up in the price. No public document says why the fees differ, so ask each association for its budget before you choose between them.
The right Stonebridge Country Club neighborhood depends on three choices: condominium or fee simple, stairs or none, and how much annual fee you will carry for how much house. Carrington, Heatherwood and Willow Bend are the entry condominiums, Braeburn, Ashton Oaks and Middleburg the coach homes, Shoreham the villas, and Thornbrooke, Hawthorne Estates and Manchester the houses.
Data updated: September 2026 (Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026; Stonebridge FY2027 Rates and Fees schedule, retrieved 24 Sep 2026; Southwest Florida MLS Matrix, retrieved 24 Sep 2026).
Neighborhood | Homes | Type | Built | County base area | Private pools | Annual neighborhood fee | Club plus neighborhood, a year | Homestead share |
|---|---|---|---|---|---|---|---|---|
Carrington | 136 | Condominium | 1996 to 2002 | 1,183 to 1,592 | none | $6,024 (2026) | $23,624 | 16.9% |
Heatherwood | 88 | Condominium | 1995 to 1997 | 1,433 to 1,592 | none | $5,300 + $200 garage (2026) | $22,900 | 23.9% |
Willow Bend | 56 | Condominium | 1997 to 1999 | 1,433 to 1,592 | none | $7,500 (2026) | $25,100 | 25.0% |
Braeburn | 132 | Coach homes | 1998 to 2001 | 1,761 to 2,182 | none | $7,552 (2026) | $25,152 | 50.0% |
Ashton Oaks | 52 | Coach homes | 1997 to 1998 | 1,761 to 2,182 | none | $7,800 (2026) | $25,400 | 40.4% |
Middleburg | 84 | Coach homes | 1995 to 1998 | 1,662 to 2,182 | none | $7,080 (2026) | $24,680 | 34.5% |
Shoreham | 32 | Attached duplex villas | 1996 to 2000 | 1,612 to 1,760 | 19 of 32 | $4,560 (FY2027) | $22,160 | 50.0% |
Thornbrooke | 107 | Single-family | 1995 to 2000 | 1,769 to 2,324 | 92 of 107 | $2,412 (FY2027) | $20,012 | 57.9% |
Hawthorne Estates | 78 | Single-family | 1995 to 2000 | 2,182 to 3,138 | 74 of 78 | $3,420 (FY2027) | $21,020 | 78.2% |
Manchester | 34 | Single-family | 2000 to 2002 | 2,455 to 3,819 | 34 of 34 | $2,916 (FY2027) | $20,516 | 52.9% |
Sources: Collier County 2026 preliminary tax roll; the club’s FY2027 schedule (condominium fees are calendar-2026 figures billed by each association’s manager). The club-plus-neighborhood column is our arithmetic on the FY2027 $17,600, before tax and insurance.
Carrington at Stonebridge is the largest neighborhood and the price floor: 136 condominiums in 17 buildings of eight, declared May 6, 1996, with the last building finished of record on January 24, 2002. Twelve buildings on Carrington Court use compact 1,183 and 1,213 square-foot plans; five on Harmony Lane use 1,433 and 1,592. The county’s 24-month median is $410,000 (n=17), and the MLS recorded nine closings from $370,000 to $475,000. The fee is $6,024 for calendar 2026. Two rules decide a Carrington purchase: tenants may not keep pets, and an owner “relinquishes all rights to the club and its facilities” during a lease. With a homestead share of 16.9 percent, the lowest in Stonebridge, Carrington is largely second homes and rentals, so the seller is often out of state.
Heatherwood at Stonebridge was the first condominium declared, on August 2, 1995: 88 units in 11 buildings of eight, six on Chesterbrook Court and five on Harmony Lane. End units measure 1,592 square feet of base area and inside units 1,433. Its $5,300 fee for calendar 2026 is the lowest condominium fee here, plus $200 a year for garage owners, which tells you some units have a garage and some do not. The county’s 36-month median is $450,000 (n=11). Heatherwood’s form covers sales as well as leases, so ask the manager about approval the day you sign; renters may not keep pets, and occupancy is limited to two per bedroom. A FEMA letter of map change applies to three Heatherwood buildings.
Willow Bend at Stonebridge is 56 condominiums in seven buildings of eight on Willow Bend Circle, declared August 29, 1997, on the same 1,433 and 1,592 square-foot plans as Heatherwood, at a $7,500 fee for calendar 2026. The county’s 24-month median is $400,000 (n=11), the lowest in Stonebridge, and the MLS recorded six closings from $365,000 to $515,000. The lease form bars tenant pets and pickup trucks for tenants and caps rentals at four a year. Flood is the Willow Bend question: one of our three street points on the circle mapped in FEMA Zone AE while the other two mapped shaded Zone X, so which buildings sit inside the AE edge has to be settled building by building.
Braeburn at Stonebridge is 132 coach homes in 22 buildings of six along Winding Oaks Way, declared September 9, 1998, where every address carries a unit number. The plans are the same as Ashton Oaks: 1,761 and 1,895 square feet below, 2,172 and 2,182 above. It is the fastest-moving neighborhood on the MLS, four closings in 0 to 14 days at $655,000 to $799,000, and the county’s 24-month median is $665,000 (n=11). The fee is $7,552 for calendar 2026. Its lease form requires board approval within 30 days, a $100 fee and two references, and bars pets in leased units. Half the Braeburn homes carry a homestead exemption.
Ashton Oaks at Stonebridge is 52 coach homes in nine buildings on Ashton Oaks Lane, declared August 19, 1997 on land carved from the clubhouse tract, so it is the walk-to-the-club neighborhood. Its $7,800 fee for calendar 2026 is the highest in Stonebridge. Ashton Oaks recorded no qualified sale in the twelve months to August 20, 2026 and no MLS closing, so its price comes from the county’s 60-month window: $710,000 median (n=10), $590,000 to $855,000, with the newest sale in that file recorded in June 2025. No Ashton Oaks lease form was located in the club’s file library, so the rules sit in the declaration. When one lists, the buyer pool is waiting.
Middleburg at Stonebridge is 84 coach homes in 14 buildings of six on Aberdeen Lane, declared September 26, 1995. Lower units measure 1,662 and 1,837 square feet of base area and upper units 2,172 and 2,182. The association owns a 0.17-acre recreation parcel on Aberdeen Lane, most likely its pool, our inference. The fee is $7,080 for calendar 2026. The county’s 60-month median is $650,000 (n=13), and the MLS recorded two closings at $750,000 and $770,000. Middleburg’s lease form repeats the 30-day, four-a-year rule, requires lessees to be natural persons, bars tenant pets, limits occupancy to two per bedroom and confines parking to garages and driveways.
Shoreham at Stonebridge is 32 attached duplex villas on Leamington Lane, fee-simple homes whose roofs, exterior paint and property and flood insurance the association handles under a 2016 recorded amendment. It works like a condominium without being one, and its $4,560 FY2027 fee includes liability and flood insurance and roof and paint reserves. The lots are the smallest fee-simple lots, a median 0.11 acre, yet 19 of the 32 villas have a private pool. Shoreham recorded eight qualified sales from 2023 to 2025 at $576,300 to $725,000, and two villas were listed on September 24, 2026 at $675,000 and $699,000. Ask for the association’s insurance declarations page before you go firm.
Thornbrooke at Stonebridge is the largest single-family neighborhood, 107 homes on Winding Oaks Way, Pondside Lane, Langford Lane and Kitcheners Court, built 1995 to 2000 at 1,769 to 2,324 square feet of base area on lots of a median 0.17 acre; 92 have a private pool. Its $2,412 FY2027 fee is the lowest in Stonebridge. The county recorded seven qualified sales in twelve months at a median $975,000 (n=7), from a low outlier of $617,000 to $1,250,000, and the MLS five closings at a median $940,000. One Thornbrooke home was listed at $995,000 on September 24, 2026. Every street point we tested here mapped shaded Zone X, and Pondside and Langford sit on flood map panel 12021C0193J.
Hawthorne Estates at Stonebridge is 78 detached homes on Winding Oaks Way, Wexford Court, Springberry Circle and Essex Circle, built 1995 to 2000 at 2,182 to 3,138 square feet of base area, a median 2,783, on lots of a median 0.24 acre; 74 have a private pool. The fee is $3,420 for FY2027. It has the highest homestead share in Stonebridge, 78.2 percent, so homes come up rarely: seven qualified sales from 2021 to August 2026, $849,900 to $1,500,000. Lots 1 to 10 carry a preservation easement to Collier County. Flood decides the street: our points on Springberry Circle and Wexford Court mapped Zone AE on 6.0 to 8.2 feet of ground, the lowest in the community.
Manchester at Stonebridge is the 34 homes on Manchester Court, built 2000 to 2002, the last in Stonebridge, at 2,455 to 3,819 square feet of base area, a median 2,909, with nearly every floor area unique; all 34 have a private pool. The fee is $2,916 for FY2027. It is the price ceiling: four qualified sales in twelve months at $1,835,000 to $2,001,000 and a 60-month county median of $1,698,000 (n=10). We place Manchester by elimination, because the recorded declarations assign every other single-family lot to Hawthorne Estates, Thornbrooke or Shoreham. A 2006 FEMA letter of map change applies to twelve Manchester lots, so ask the seller for a copy.
Owning in Stonebridge Country Club costs the same $17,600 club-level bill on every home for fiscal year 2027, plus a neighborhood or condominium fee of $2,412 to $7,800, so the yearly association total runs from $20,012 in Thornbrooke to $25,400 in Ashton Oaks, before property tax and insurance. There is no CDD and no food minimum.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026 and Cost of Ownership page, retrieved 24 Sep 2026; archived club schedules FY2019 to FY2025; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026).
Every Stonebridge residence carries the club-level charges, billed quarterly by the master association on the club account. The second layer depends on how you own. In the four fee-simple neighborhoods, the master association bills the neighborhood fee on the same account. In the six condominiums, each association’s manager bills its own fee, quarterly, separately from the club.
Charge | Who bills it | How often | Who pays |
|---|---|---|---|
Club-level charges, $17,600 for FY2027 | Master association | Quarterly, $4,400 | Every residence, the same amount |
Neighborhood fee, $2,412 to $4,560 for FY2027 | Master association | Quarterly | Hawthorne Estates, Thornbrooke, Shoreham, Manchester |
Condominium association fee, $5,300 to $7,800 for calendar 2026 | Each condominium’s manager | Quarterly | Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg, Willow Bend |
The club’s fiscal year runs October 1 to September 30, while the condominium fees are set by calendar year, so a condominium owner’s two bills reset on different dates.
For fiscal year 2027 (October 1, 2026 to September 30, 2027), every Stonebridge residence pays $17,600 a year in club-level charges, billed quarterly at $4,400.
Line | Annual | What it pays for, in the club’s words where it gives them |
|---|---|---|
Country Club Dues | $9,094 | “operating the club and its many amenities” |
Master Base Assessment (CAM) | $2,667 on the fee schedule, $2,869 on the web page | landscaping, irrigation, gate access, roving patrol and bulk television |
Master Association Capital Reserves | $2,869 on the fee schedule, $2,667 on the web page | repair and replacement of major capital items |
Clubhouse Renovation Fee | $1,920 | the loan for the Bistro, the pool and the golf course renovation |
F&B Service Charge | $950 | “in lieu of a per meal gratuity” |
Strategic Reserves, new | $100 | not described |
Total | $17,600 | $4,400 a quarter |
Sources: the club’s FY2027 Rates and Fees schedule, dated September 2, 2026, and its Cost of Ownership page.
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. The total you pay does not change, but if you want to know how much of your bill goes into reserves, the Board’s FY2027 dues resolution settles it, and it is not published; ask for it in writing.
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 is $920 higher, 5.5 percent by our arithmetic, the smallest increase since FY2020, and it adds a new $100 Strategic Reserves line.
Year | Club dues | Master base | Capital reserves | F&B | Renovation | Strategic | Total | Change |
|---|---|---|---|---|---|---|---|---|
FY2019 | $4,736 | $1,518 | $1,060 | $540 | $885.48 | $8,739.48 (sum) | ||
FY2020 | $4,991 | $1,607 | $1,100 | $580 | $885.48 | $9,163.48 (sum) | +4.9% | |
FY2021 | $5,471 | $1,468 | $1,309 | $580 | $885.48 | $9,713.48 | +6.0% | |
FY2022 | $5,492.46 | $2,053.16 | $1,374.45 | $580 | $885.48 | $10,385.55 | +6.9% | |
FY2023 | $5,972 | $2,169 | $1,443 | $600 | $1,500 | $11,684 | +12.5% | |
FY2024 | $6,511 | $2,295 | $1,515 | $750 | $1,920 | $12,992 | +11.2% | |
FY2025 | $7,087 | $2,487 | $2,311 | $900 | $1,920 | $14,705 | +13.2% | |
FY2026 (prior) | $8,732 | $2,570 (a) | $2,508 (a) | $950 | $1,920 | $16,680 | +13.4% | |
FY2027 (current) | $9,094 | $2,667 or $2,869 (b) | $2,869 or $2,667 (b) | $950 | $1,920 | $100 | $17,600 | +5.5% |
Sources: archived club schedules and pages for FY2019 to FY2022, the FY2025 schedule and budget memo for FY2023 to FY2025, and the FY2027 schedule. Changes are our arithmetic. FY2019 and FY2020 totals are the sum of the club’s published line items; FY2024 is the club’s stated total (its line items sum to $12,991). (a) FY2026 master-association split as published on the club’s Cost of Ownership page in August and September 2026; the FY2026 fee PDFs are now members-only. (b) The FY2027 documents swap the labels on these two amounts.
From FY2019 to FY2027, club dues rose 92 percent and the total 101 percent. The club’s FY2025 memo explained that year’s jump: capital reserves up for a golf equipment lease and a new reserve study, the F&B charge raised because it “pays for a majority of the service team’s wages,” and property and health insurance costs up. Management offered $213,383 of cuts, including not staffing the Airport-Pulling gate, and the Board kept every service.
Neighborhood | Current fee | Prior year | Billed by | What it covers |
|---|---|---|---|---|
Thornbrooke | $2,412 (FY2027) | FY2026 not published; FY2025 $2,344 | Master association | lawn, landscape and irrigation |
Manchester | $2,916 (FY2027) | FY2026 not published; FY2025 $2,816 | Master association | lawn, landscape and irrigation |
Hawthorne Estates | $3,420 (FY2027) | FY2026 not published; FY2025 $3,116 | Master association | lawn, landscape and irrigation |
Shoreham | $4,560 (FY2027) | FY2026 not published; FY2025 $4,560 | Master association | adds liability and flood insurance, roof and paint reserves |
Heatherwood | $5,300 + $200 garage (2026) | $5,240 (2025) | Condominium manager | management, exteriors, pool, reserves |
Carrington | $6,024 (2026) | $5,600 (2025) | Condominium manager | the same |
Middleburg | $7,080 (2026) | $7,080 (2025) | Condominium manager | the same |
Willow Bend | $7,500 (2026) | $7,500 (2025) | Condominium manager | the same |
Braeburn | $7,552 (2026) | $7,552 (2025) | Condominium manager | the same |
Ashton Oaks | $7,800 (2026) | $7,800 (2025) | Condominium manager | the same |
Sources: the club’s FY2027 schedule and its April 2025 schedule. Condominium association fees (calendar 2026, billed quarterly by each association’s manager): Ashton Oaks $7,800; Braeburn $7,552; Carrington $6,024; Heatherwood $5,300 (plus $200 a year for garage owners); Middleburg $7,080; Willow Bend $7,500. The FY2026 single-family neighborhood fees are not published: the club’s FY2026 schedule is members-only.
An illustration, labeled plainly: the FY2027 club-level bill plus the neighborhood fee, plus a first-year property tax at the 2025 millage of 9.5058 on a price equal to the neighborhood’s county median, with no exemption. The tax figure is our arithmetic to show the reset, not a quote, and the county’s just value usually lands below the price paid.
Neighborhood | County median price (window) | Club plus neighborhood | Illustrative tax | Subtotal | Still to add |
|---|---|---|---|---|---|
Willow Bend | $400,000 (24 months, n=11) | $25,100 | about $3,802 | about $28,902 | HO-6 insurance |
Carrington | $410,000 (24 months, n=17) | $23,624 | about $3,897 | about $27,521 | HO-6 insurance |
Heatherwood | $450,000 (36 months, n=11) | $22,900 | about $4,278 | about $27,178 | $200 with a garage; HO-6 insurance |
Middleburg | $650,000 (60 months, n=13) | $24,680 | about $6,179 | about $30,859 | HO-6 insurance |
Braeburn | $665,000 (24 months, n=11) | $25,152 | about $6,321 | about $31,473 | HO-6 insurance |
Shoreham | $690,000 (the one qualified sale in 12 months) | $22,160 | about $6,559 | about $28,719 | contents and interior insurance |
Ashton Oaks | $710,000 (60 months, n=10) | $25,400 | about $6,749 | about $32,149 | HO-6 insurance |
Thornbrooke | $975,000 (12 months, n=7) | $20,012 | about $9,268 | about $29,280 | homeowners, wind and flood insurance |
Hawthorne Estates | $990,000 (mean of the two 12-month sales) | $21,020 | about $9,411 | about $30,431 | homeowners, wind and flood insurance |
Manchester | $1,698,000 (60 months, n=10) | $20,516 | about $16,141 | about $36,657 | homeowners, wind and flood insurance |
A homestead exemption, if you qualify and file, lowers the tax column; insurance and usage fees raise the total. A member’s round with a cart is $35 in FY2027.
The club bill does not scale with the home. A $410,000 Carrington condominium and a $1.7 million Manchester home carry the identical $17,600, and the condominium adds a larger neighborhood fee on top. At Carrington’s county median, club and condominium charges equal about 5.8 percent of the price every year; at Manchester’s, about 1.2 percent. Put simply, the cheapest homes to buy carry the highest association bills: Ashton Oaks, Braeburn and Willow Bend owners pay $25,100 to $25,400 a year, Thornbrooke owners $20,012. A Carrington or Willow Bend buyer should read the condominium budget as closely as the club schedule.
The $1,920 Clubhouse Renovation Fee repays the loan for the new Bistro and resort-style pool and the complete golf course renovation; the club says the loan will be paid off in February 2035. It is billed at $480 a quarter inside the club bill, not as a balance due at sale. Club + Resort Business reported in May 2024 that the roughly $8 million pool and Bistro project was part of a two-phase, $16 million renovation that included the redesigned golf course. From FY2019 through FY2022 an $885.48 fee repaid the 2014 clubhouse renovation loan, which matured in February 2023. The current loan’s lender, principal, rate and balance are not published; the association’s audited financial statements are the document to request.
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. The club’s 2019 annual meeting presentation put it plainly: “Stonebridge has no F&B minimum.” The charge rose from $540 in FY2019 to $950 for FY2026 and FY2027, $237.50 a quarter. A household that rarely dines still pays the $950, but there is no minimum to use up by year-end and no tip line on the check.
Included in the club-level bill: membership with golf at no green fee, tennis on five Har-Tru courts with no court-time charge on the schedule, the fitness center, the resort-style pool, the gates and roving patrol, common-area landscaping and irrigation, “bulk television services (only pay for upgraded services),” master reserves, the renovation loan and the dining service charge. Included in the neighborhood fee: lawn, landscape and irrigation for the four fee-simple neighborhoods, plus Shoreham’s insurance and roof and paint reserves; management, exteriors, a neighborhood pool and reserves in the condominiums. Not included: a member’s cart or walking fee per round ($35 or $29 for 18 holes), fitness classes ($7), guest fees, a locker ($75), bag storage ($130), the $40 golf administration software fee, dining, property tax, insurance, utilities, a $25 fee for paper statements, a $15 gate bar code plus tax, and the one-time charges at purchase.
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. The club has said “Stonebridge does not have a CDD” on its schedules from FY2019 to FY2027, and the state’s official special district list has none. No master-association special assessment appears in the club’s published schedules from FY2019 through FY2027; the 2023 renovations were financed with a loan repaid through the renovation fee line. Condominium buyers should still ask their association about pending special assessments. Under the Declaration, a master special assessment above 20 percent of that year’s club dues and base assessment needs a majority of the members required to pay it.
An outside buyer pays a one-time, non-refundable New Owner Capital Contribution of $17,500 to the association at closing under the FY2027 schedule, plus a $600 membership transfer fee and a $299 estoppel fee, $18,399 in all. The schedule lists the contribution for an existing owner as $0. There is no initiation fee, equity certificate or deposit.
Data updated: September 2026 (Stonebridge FY2027 Rates and Fees schedule dated 2 Sep 2026, retrieved 24 Sep 2026; FY2025 schedule updated 11 Apr 2025 and Cost of Ownership page of May 2025, archived copies retrieved 24 Sep 2026).
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. A 2001 club article on the resale process quoted a $100 transfer fee, which shows how far the entry cost has moved.
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.
Year | Outside buyer | Existing owner | Basis |
|---|---|---|---|
FY2019 | $3,839.74 | $767.95 | 50 percent formula |
FY2020 | $4,031.74 | not listed | formula |
FY2021 | $4,202.24 | $840.45 | formula |
FY2022 | $4,505.55 | $901.11 | formula |
FY2025, September 2024 | $6,197 | $1,239 | formula |
FY2025, April 11, 2025 notice | $6,197, changing April 25, 2025, maximum $17,768 | $0 | notice |
May 2025 | $15,000 | not listed | flat |
FY2027 | $17,500 | $0 | flat |
Sources: archived club schedules, the April 2025 update and the May 2025 Cost of Ownership page. The club’s FY2020 page quoted $4,731.74, which bundled the $450 transfer fee and $250 estoppel with the $4,031.74 contribution. The formula was “fifty percent (50%) of the total Annual Club Dues and Base Assessment,” with a 10 percent discount for an existing owner, under Article XI, Section 9 of the Declaration.
Neighborhood | County median price (window) | $17,500 as a share of the price | $18,399 as a share |
|---|---|---|---|
Willow Bend | $400,000 (24 months) | about 4.4% | about 4.6% |
Carrington | $410,000 (24 months) | about 4.3% | about 4.5% |
Heatherwood | $450,000 (36 months) | about 3.9% | about 4.1% |
Middleburg | $650,000 (60 months) | about 2.7% | about 2.8% |
Braeburn | $665,000 (24 months) | about 2.6% | about 2.8% |
Shoreham | $690,000 (one 12-month sale) | about 2.5% | about 2.7% |
Ashton Oaks | $710,000 (60 months) | about 2.5% | about 2.6% |
Thornbrooke | $975,000 (12 months) | about 1.8% | about 1.9% |
Hawthorne Estates | $990,000 (two 12-month sales) | about 1.8% | about 1.9% |
Manchester | $1,698,000 (60 months) | about 1.0% | about 1.1% |
At the entry condominiums the contribution alone is more than most buyers budget for all their other closing costs, and it equals about three quarters of a full year of Carrington’s club and condominium charges. Put it in your cash to close from the first conversation.
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. Read closely, the web wording carries two conditions, owning a single home and buying within a year of selling, so a buyer who keeps one Stonebridge home and buys a second should not assume the $0 applies.
The buyer. The Declaration says “a non-refundable contribution shall be made by the purchaser,” and the club collects it at closing. Every cost line in a Florida contract can still be negotiated, and in a neighborhood with several months of supply a seller may agree to credit part of it. Asking is part of our offer strategy when the neighborhood’s record and the listing’s history support it. Nothing is refunded when you later sell: membership is non-equity, so the club’s value is carried in the price of the home.
Stonebridge’s $17,500 ties Naples Heritage Golf and Country Club’s contribution for new residents and sits above Heritage Bay’s $13,500, Cedar Hammock’s $12,000, Countryside’s $12,000 and Cypress Woods’ $10,000, per each club’s own 2026 document as pulled September 1, 2026. The median of the six clubs with a current club document is $12,750, the mean of the middle pair. Stonebridge is also among the clubs that spare an insider: its FY2027 schedule charges an existing owner $0, where Naples Heritage charges $3,000 to an owner moving within.
Stonebridge Country Club membership is automatic, bundled and non-equity. When you close, you become a member of Stonebridge Country Club Community Association, Inc., the nonprofit that is both the master homeowners association and the club and holds title to the golf course and clubhouse. There is no deposit to pay and nothing to refund when you sell.
Data updated: September 2026 (club membership, real estate and Cost of Ownership pages, retrieved 24 Sep 2026; member-era Declaration and Bylaws, archived copies retrieved 24 Sep 2026; Florida Division of Corporations).
“When you purchase a home in Stonebridge, you are automatically a member of the country club. There are no equity or deposits required to become a member,” per the club’s membership page, which adds that “the value of the home includes the value of the club membership.” The club’s real estate page calls Stonebridge “a gated and bundled golf community where membership and golf privileges are included with every home purchase.” A household that never plays pays the same club-level charges as one that plays daily.
The golf course and clubhouse belong to the owners’ association: the county roll lists the association as owner of record, and the 1996 Fourth Supplemental Declaration required the developer to deed the club facilities to it before turnover. Owners took control from Taylor Woodrow at a turnover meeting on November 1, 2001. When you close, you join the entity that owns the 18 holes and the clubhouse; no developer or outside operator can reprice the club or sell the course from under the homes.
No separate club corporation exists on the state record. Stonebridge Country Club Community Association, Inc. was incorporated on March 10, 1992 as Southampton Golf and Country Club Community Association, renamed in November 1994, and is governed under Chapter 720, Florida Statutes. The club calls itself a Common Interest Realty Association, “both a country club and a homeowner’s association (HOA),” and it is self-managed by its own staff rather than an outside management company. The four fee-simple neighborhoods have advisory committees, not corporations; the six condominiums have their own.
A nine-member owner board, three seats elected each January for three-year terms, runs the association, with one vote per unit and a 30 percent quorum under the Bylaws. Amending the Declaration takes 67 percent of the members, about 535 of 799 votes. A new capital project above available master reserves and/or 20 percent of annual club dues plus base assessments needs a majority of members voting at a meeting with a quorum, under an August 24, 2018 Board resolution, and unbudgeted capital over $10,000 needs Board approval. Late payments carry the greater of $25 or 5 percent, and assessments are a continuing lien.
“When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club’s archived new home purchase page. The club’s 2001 resale article said purchase approval applications were “not necessary for single family homeowners”; no current master rule on buyer approval appears in the documents we read, so we confirm it on each purchase. The condominiums run their own approvals, and Heatherwood’s form covers sales as well as leases, so ask the condominium’s manager for its requirements and timeline the day the contract is signed. A condominium approval, if one applies, is the step that can move a closing date.
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 (Tee VI), across six rated tee sets, per the club’s current scorecard. The club lists a 71.6 course rating and 136 slope from the back tee, and water comes into play on 15 of the 18 holes, per the club. The course opened in February 1992 as the Southampton golf course, a par 72 laid out by Gene Bates under Southampton Development Corporation, two years before Taylor Woodrow bought the community in 1994; hole 6 became a par 4 during the buildout. Members pay no green fee: a round with a cart is $35 for 18 holes in FY2027 and walking is $29. Under the club’s 2019 golf rules, carts are mandatory from January to April except at designated walking times, and guests may not book before noon from January to March. Play is private.
The club lists five Har-Tru tennis courts open 8:00 a.m. to 10:00 p.m. daily, and the FY2027 schedule charges members $2.50 for a round robin; no pickleball appears in the club’s published schedules, and Collier County’s Veterans Community Park, about 1.7 miles away, has 14 pickleball courts. The fitness center was expanded and redesigned in the 2014 clubhouse renovation, with classes at $7 for members. The new zero-entry pool beside the Bistro covers 2,341 square feet with two lap lanes and a spa, as Club + Resort Business described it. Today’s venues are The Lounge, The Dining Room, The Veranda and The Bistro. The clubhouse opened in January 1996, according to the club, and was renovated and expanded in a 33,000-square-foot project completed in September 2014.
The Declaration lets the Board admit non-residents to the club facilities, and the FY2027 schedule offers four categories: Summer, May to October 2027, $3,000; a Summer Golf Extension for November and December, $1,000; Social, $3,000; and Annual, $9,000, with sales tax on some. The club’s FY2025 budget memo credits non-resident memberships with “$520K or $651 per door” that year and says owners would pay about 5 percent more without them. The club does not publish caps or waitlists for these categories.
Construction on the Kipp Schulties renovation began April 3, 2023, according to the club’s Director of Grounds, and the club streamed its renovation reveal on November 29, 2023. The club says the redesign was completed in 2023. The new Bistro and resort-style pool were open by spring 2024: a trade publication reported in May 2024 that they opened that March. A buyer today gets the finished course and clubhouse and helps repay them through the renovation fee to February 2035; that is the trade to weigh against clubs whose renovations still lie ahead.
Buying in Stonebridge Country Club runs in nine steps: choose the neighborhood, budget its fee stack and the $18,399 in association charges, check the building’s flood position, write the offer with the right calendar, order the estoppels, request the condominium package, clear inspections and insurance, confirm the tax reset, and close and join the club.
Data updated: September 2026 (club real estate page and FY2027 schedule, retrieved 24 Sep 2026; FEMA National Flood Hazard Layer, queried 23 Sep 2026; Collier County 2026 Floodplain Protection Newsletter).
Carrington, Heatherwood and Willow Bend are the entry condominiums, Braeburn, Ashton Oaks and Middleburg the larger coach homes, Shoreham the association-maintained villas, Thornbrooke and Hawthorne Estates the pool homes and Manchester the estate tier. The neighborhood fixes your annual fee, the number of estoppels, the lease and pet rules and your comparable set.
Put four numbers on paper before touring: the FY2027 club-level $17,600; the neighborhood or condominium fee; the $18,399 an outside buyer pays the association at closing; and, for a condominium, a line for any special assessment its documents disclose. Ask the listing side for the seller’s current account statement, because the FY2026 schedule is members-only.
Most street points we tested are shaded Zone X, but lake-edge pockets in Hawthorne Estates and Willow Bend map in Zone AE. Ask Collier County’s Flood Info Hotline for a determination on the specific address, and ask the seller whether the home or building is on FEMA’s revalidated list of letters of map change.
Make the inspection period long enough for both estoppels, the condominium resale package, any condominium approval and insurance quotes. Price against the neighborhood’s record, the home’s listing history and its condition rather than the asking price alone, and remember that most Stonebridge sales record between December and May.
The master association’s estoppel costs $299 for FY2027 and comes from the Controller’s office listed on the club’s real estate page; the Declaration requires it within 15 days. In a condominium, order the association’s own certificate the same day; only it shows the condominium’s dues and special assessments.
Request the declaration, bylaws and rules, the budget and financial statement, the reserve schedule, the master insurance declarations page with its hurricane deductible, the minutes of recent meetings, any special assessment notice, the sale and lease application, and the association’s written position on its buildings’ story count.
Order a general inspection, a wind mitigation inspection on form OIR-B1-1802 and a four-point inspection if the carrier asks; every home here is 24 to 31 years old. Get the roof’s permit date in writing, from the permit on a house or from the association on Shoreham or a condominium, and get insurance quotes before the inspection period ends.
Budget from your price rather than the seller’s bill. Ask the Collier County Property Appraiser’s office which exemptions you qualify for, and ask your lender to escrow off the projected figure.
Membership attaches at closing: the capital contribution and transfer fee are paid to the association at closing in the amounts the estoppel states, and you become a member of the association that owns the club. Order your resident gate bar code ($15 plus sales tax on the FY2027 schedule) and, in your first week as a Collier County resident, pick up the free county beach parking permit at Veterans Community Park, about 1.7 miles away.
A Stonebridge Country Club buyer should request the master association estoppel, a condominium estoppel in six neighborhoods, the FY2027 fee schedule and the seller’s account statement, the Declaration and the neighborhood’s Supplemental Declaration, the disclosure the governing statute requires, and for a condominium the budget, reserve file and insurance declarations page.
Data updated: September 2026 (club governing documents page and real estate page, retrieved 24 Sep 2026; Florida Statutes 718.116, 718.503, 720.30851 and 720.401, current text, retrieved 23 Sep 2026).
A Hawthorne Estates, Thornbrooke, Shoreham or Manchester purchase needs one estoppel, from the master association. An Ashton Oaks, Braeburn, Carrington, Heatherwood, Middleburg or Willow Bend purchase needs two: the master certificate and one from that neighborhood’s condominium association, each a separate Florida not-for-profit corporation with “at Stonebridge” in its name. The four fee-simple neighborhoods have no corporation of their own, so an entity named Thornbrooke or Hawthorne Estates found elsewhere on the state record is unrelated to Stonebridge; make sure every certificate comes from the right association.
The master certificate should state the current quarterly club charges and the neighborhood fee for the home, any unpaid balance, the capital contribution and transfer fee to be collected from you, whether you qualify as an existing owner, and any special assessment in force. Under the Declaration a buyer is jointly and severally liable with the seller for unpaid assessments, so the estoppel is how you make sure the seller pays them at closing.
Stonebridge’s master estoppel is $299 for FY2027, up from $250 in FY2021 to FY2025, and the Declaration requires the association to issue it within 15 days. Florida’s 2024 amendments to Sections 718.116 and 720.30851, effective July 1, 2024, cap a standard certificate for a current account at $299 and allow set additions for an expedited or delinquent account. None of the six condominium associations publishes its estoppel fee. Who pays each certificate is a contract term.
The master association is a Chapter 720 homeowners association. Section 720.401 requires a disclosure summary to be presented to a prospective buyer before the contract is signed, and a buyer who does not receive it may void the contract within 3 days of receiving it or before closing, whichever comes first. That plainly reaches a Hawthorne Estates, Thornbrooke, Shoreham or Manchester purchase.
Section 720.401(2) then carves out associations regulated under Chapter 718, where disclosure runs under that chapter instead. The six condominiums are Chapter 718 associations, and Section 718.503 entitles a resale buyer to the declaration, articles, bylaws, rules, financial statement, budget and the frequently asked questions document, with a window to void a contract signed before they arrive. Because every Stonebridge condominium also sits inside the Chapter 720 master, which regime governs your purchase, and whether both documents should be delivered, depends on what you buy. Ask your closing attorney or title agent to confirm it. This is information, not legal advice.
The club’s live governing documents page now posts only a statutes excerpt, the 1995 Restated Articles and the June 2020 compilation of Supplemental Declarations. The member-era Declaration and Bylaws the club posted in 2019 survive as archived copies, and the FY2026 fee schedule is members-only. Ask for current versions of each in the resale package, and read the Supplemental Declaration for your neighborhood: it is where concrete tile roofs, mandatory lawn care and, for Shoreham, the association’s insurance duty are written.
Missing figure | How a buyer gets it |
|---|---|
FY2026 line items and neighborhood fees | the seller downloads the members-only schedule |
Which FY2027 master label is correct | the Board’s FY2027 dues resolution, requested in writing |
Renovation loan terms | the association’s audited financial statements |
Condominium reserves, insurance, deductible and special assessments | the condominium resale package and estoppel |
Current tenant membership-transfer amount | the condominium manager |
Gate staffing hours by entrance | the membership office, in writing |
A Stonebridge condominium buyer should check the association’s budget and reserve schedule, its master insurance policy and hurricane deductible, any special assessment, its approval, lease and pet rules, and its garage and parking arrangements. None of the six condominium associations publishes these, so each must be requested, and the story count deserves a written answer.
Data updated: September 2026 (Collier County tax roll, 2026 preliminary; Collier County milestone inspection registry, queried Sep 2026; Florida Statutes 553.899, 718.111, 718.112 and 627.714; condominium lease forms posted by the club, dated 2019 and 2020).
Stonebridge’s six condominiums appear to be two-story buildings: unit numbers run 101 to 104 and 201 to 204, and the county roll shows a consistent lower-floor and upper-floor size pattern in every building. Florida’s milestone inspection law and structural integrity reserve study (SIRS) requirement apply to condominium buildings three or more stories tall, and Collier County’s milestone inspection registry lists no Stonebridge buildings. We have not yet confirmed story counts from the recorded condominium plans, so treat this as our reading of the records, not a certification.
Two stories does not mean no reserves. Under Section 718.112(2)(f), a condominium generally must fund reserves for roofs, painting, paving and items over $10,000 unless owners vote to waive them. Ask whether your association has waived or reduced reserves in recent years, and compare the reserve balance with the roof and paint schedule. Above the condominiums, the master association keeps a Risk Mitigation Fund for uninsured losses such as hurricane damage and a Resale Reserve of at least $25,000, per its Board Policy Manual.
Under Section 718.111(11), the association must insure the condominium property for its full insurable value, but the master policy excludes the unit’s floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops and window treatments. The unit owner’s HO-6 covers those and contents, and under Section 627.714 it must include at least $2,000 of loss-assessment coverage with a deductible of no more than $250. Whether each Stonebridge condominium carries master flood coverage, and its hurricane deductible, is not public; raise your loss-assessment coverage toward your share of that deductible once you know it.
The master rules are the same everywhere: 30 days minimum, no more than four leases a year. The condominiums add their own, and they differ: tenants may not keep pets in Braeburn, Carrington, Heatherwood, Middleburg or Willow Bend, and in Carrington the owner gives up club rights during a lease. Ashton Oaks’ lease form was not located. If you might lease, the association you buy into decides how much.
Heatherwood charges garage owners $200 a year more; Middleburg’s rules confine parking to garages and driveways. Garage details for the other condominiums are in each declaration. The Carrington and Willow Bend lease forms prohibit street parking, and the master Declaration keeps boats, trailers and commercial vehicles inside an enclosed garage, so count your vehicles against the unit before you offer.
Shoreham is 32 attached duplex villas on Leamington Lane, fee-simple homes whose roofs, exterior paint and property and flood insurance the association handles under a 2016 recorded amendment. Walls are shared, roofs are replaced together from Shoreham reserves, and owners insure contents and interiors. It is a Chapter 720 purchase with one estoppel, but a Shoreham buyer should request the association’s insurance declarations page and reserve balance exactly as a condominium buyer would.
Most of Stonebridge Country Club maps as FEMA shaded Zone X on flood map panels 12021C0193J and 12021C0194J, effective February 8, 2024. Lake-edge pockets on Springberry Circle and Wexford Court in Hawthorne Estates, and part of Willow Bend, map in Zone AE with a base flood elevation of about 9 feet. We tested street points, not buildings.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried 23 Sep 2026; USGS 3D Elevation Program lidar; Florida Division of Emergency Management storm surge zones, queried 23 Sep 2026; FEMA revalidation letter 18-04-0009V).
We geocoded 21 street points across all ten neighborhoods and the clubhouse with the U.S. Census geocoder and queried each against FEMA’s National Flood Hazard Layer, then read ground elevation at the same point from USGS lidar.
Neighborhood | Points tested | FEMA zone, 2024 map | In the Special Flood Hazard Area? | Panel | Ground, ft NAVD88 | State surge zone |
|---|---|---|---|---|---|---|
Hawthorne Estates | 3, on Springberry Circle and Wexford Court | AE at all three | Yes | 0194J | 6.0 to 8.2 | Category 1 |
Thornbrooke | 5, on Pondside Lane, Langford Lane, Kitcheners Court and Winding Oaks Way | X, shaded | No | 0193J and 0194J | 9.6 to 10.6 | Category 2 where tested |
Shoreham | 1, on Leamington Lane | X, shaded | No | 0193J | 9.8 | Category 2 |
Manchester | 1, on Manchester Court | X, shaded | No | 0194J | 9.9 | Category 2 |
Ashton Oaks | 1, on Ashton Oaks Lane | X, shaded | No | 0194J | 10.0 | not tested |
Braeburn | 2, on Winding Oaks Way | X, shaded | No | 0194J | 9.4 where read | not tested |
Carrington | 2, on Carrington Court | X, shaded | No | 0194J | 9.9 where read | Category 2 |
Heatherwood | 1, on Harmony Lane | X, shaded | No | 0194J | 9.6 | not tested |
Middleburg | 1, on Aberdeen Lane | X, shaded | No | 0194J | 9.7 | Category 2 |
Willow Bend | 3, on Willow Bend Circle | AE at one, X shaded at two | at one of three | 0194J | 9.4 at the AE point, 10.1 at another | Category 2 at the AE point |
Clubhouse | 1, on Winding Oaks Way | X, shaded | No | 0194J | 10.1 | Category 2 |
Seventeen of 21 points are shaded Zone X; four are Zone AE; none is unshaded Zone X. Panel 0193J covers a western strip including Pondside Lane and Leamington Lane; panel 0194J covers the rest. Essex Circle in Hawthorne Estates could not be geocoded and was not tested; given its neighbors on Springberry and Wexford, it is the first street where we would ask for an elevation certificate.
Zone AE is the 1 percent annual chance (“100-year”) floodplain with a base flood elevation, the zone that triggers a federally backed lender’s flood requirement. Shaded Zone X is outside it but inside the 0.2 percent annual chance (“500-year”) area: not a Special Flood Hazard Area, and not minimal hazard either. “Zone X” without the word shaded rounds off the part that matters, and at Stonebridge no point we tested was unshaded.
FEMA’s base flood elevation lines nearest the AE points read about 9.0 feet NAVD88, and near the southeast lakes by Heatherwood, Ashton Oaks and Braeburn they read about 9.5 feet. By our reading of the geometry, the AE polygon follows the golf-course lake system, and homes and condominium pads mostly sit on slightly higher fill mapped as shaded X, except where the AE edge meets the street at Springberry, Wexford and part of Willow Bend. The three Hawthorne Estates AE points read 6.0 to 8.2 feet of street grade against a nearby 9-foot base flood elevation. Pads usually sit above the street, which is why the elevation certificate decides the rating on a house.
From 1998 to 2008 the developer and owners obtained FEMA letters of map change for specific Stonebridge tracts, buildings and lots, among them Braeburn Phase 2 and several Braeburn buildings, Carrington phases and buildings, three Heatherwood buildings and twelve Manchester lots. FEMA revalidated that list with the 2024 maps in letter 18-04-0009V, effective February 9, 2024. No map revision applies to the community. If the home you want is on a listed lot or in a listed building, ask the seller for a copy of the letter and keep it with your closing file.
Collier County’s March 2026 Floodplain Protection Newsletter sets two rules that matter for any home in Zone AE. New or replaced air conditioners, generators and similar equipment must be elevated to the base flood elevation plus 1 foot. And if improvement or repair costs on a structure in Zone AE reach 50 percent of the building’s pre-work market value, the whole structure must be brought into compliance with current flood rules. Plan a major renovation of a Springberry or Wexford home with both in mind.
Insuring a Stonebridge Country Club home starts from four documented facts: most tested streets are shaded Zone X, so the federal flood mandate generally applies only in the AE pockets; every home dates from 1995 to 2002, before the statewide building code; Shoreham’s and the condominiums’ associations insure their buildings; and Citizens will require flood coverage on all its wind policies from January 1, 2027.
Data updated: September 2026 (Citizens Property Insurance flood requirement page, retrieved 23 Sep 2026; Collier County 2026 Floodplain Protection Newsletter; Florida Building Code wind speed contours; club Hurricane Shutter Standards, retrieved 24 Sep 2026).
Single-family owners in Hawthorne Estates, Thornbrooke and Manchester carry their own homeowners policy with wind, plus separate flood. Shoreham’s association insures its 32 villas, all-risk including windstorm, with flood coverage as available, and owners insure contents and interiors. Each condominium association insures its buildings under Section 718.111(11), and unit owners carry an HO-6. The first question on any Stonebridge insurance quote is which of the three you are buying.
A lender’s mandatory purchase requirement applies in the Special Flood Hazard Area, Zone AE here, when the mortgage is federally backed. At Stonebridge that means the lake-edge pockets on Springberry Circle, Wexford Court and part of Willow Bend may trigger a lender requirement; shaded-X homes generally do not, though a lender can still require coverage under its own policy. Optional is not the same as unnecessary: every point we tested sits in the 0.2 percent annual chance area.
Citizens Property Insurance, the state-created insurer of last resort, requires its personal residential policyholders with wind coverage to carry flood insurance, phased in by dwelling value.
Citizens policy with wind coverage, dwelling value | Flood insurance required from |
|---|---|
$600,000 or more | January 1, 2024 |
$500,000 or more | January 1, 2025 |
$400,000 or more | January 1, 2026 |
All policies | January 1, 2027 |
Citizens also states that condominium unit-owner policies are not required to purchase flood coverage. Our reading for Stonebridge: a single-family owner insured through Citizens needs flood coverage by January 1, 2027 at the latest, whatever the zone, while a Citizens HO-6 condominium owner is exempt. A house buyer who may end up with Citizens should carry flood in the budget from the start.
Stonebridge lies between the 160 and 170 mph lines on the Florida Building Code’s Risk Category II wind map, inside the wind-borne debris region. The practical result, which is our application of the published threshold: new or replacement glazed openings here need impact-rated products or approved shutters, and a permit reviewer decides each job. Every Stonebridge home was built from 1995 to 2002, after Hurricane Andrew but before Florida’s first statewide building code took effect on March 1, 2002, so original openings and roof attachment cannot be assumed to meet today’s standards.
Wind credits come from the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802. On a Stonebridge house the building-code question usually answers “not FBC,” so the credits come from the rest: a roof permitted on or after March 1, 2002, which here usually means a documented re-roof; roof-deck attachment and roof-to-wall connections verified in the attic; roof shape, where a hip roof earns the largest single credit; secondary water resistance, normally added at re-roof; and opening protection on every glazed opening and the garage door. Concrete tile roofs are required in Hawthorne Estates, Thornbrooke and Manchester, so the roof question is age and permit date, not material.
The club’s Hurricane Shutter Standards decide which device may stay in storm-ready position during the season, May 1 to November 30, and they depend on which side of the house faces what.
Device | Street view | Side view | Golf course view | Preserve view |
|---|---|---|---|---|
Clear panels, opaque panels, rolling, accordion, wind screen or fabric | Yes | Yes | Yes | Yes |
Strap and buckle | No | No | Yes | Yes |
Bahama and colonial | No | Yes | Yes | Yes |
Plywood | No | No | No | Yes |
On a street elevation, then, impact glass or impact-rated panel, rolling, accordion or fabric shutters can satisfy both the club and an insurer; Bahama and colonial shutters cannot stay up facing the street. Any new shutter or window still needs Architectural Review Committee approval.
Florida’s My Safe Florida Home program, under Section 215.5586, offers a free wind inspection and matching grants for hardening: the state pays $2 for every $1 an owner spends, up to $10,000. Eligibility requires a homestead exemption, a home built before January 1, 2008, an insured value of $700,000 or less and a program inspection within the prior 24 months. Every Stonebridge home meets the build-date test; the insured-value cap is the filter. By our inference from the county roll, homesteaded homes in Thornbrooke and Shoreham are the likeliest to qualify, and condominium units are generally outside the grant’s definition. Funding windows open and close, so check before you plan on it.
Collier County has participated in the National Flood Insurance Program since October 1992 and holds a Class 5 Community Rating System rating, which gives eligible NFIP policies a 25 percent discount. There is typically a 30-day waiting period before a new NFIP policy takes effect, so a flood policy belongs on the contract timeline, not in closing week. Since April 1, 2023, NFIP pricing under Risk Rating 2.0 uses more variables than the zone letter while keeping community discounts.
No source we hold supports a premium for any Stonebridge home, so this page does not publish one. With the flood determination, the elevation certificate, the wind mitigation report, the roof permit date, a four-point inspection and, for a condominium or Shoreham villa, the association’s master policy, a licensed Florida insurance agent can quote a specific address inside your inspection period.
Stonebridge Country Club sits about three miles, straight line, from the Gulf beaches, on ground roughly 6 to 10.6 feet above sea level, with every home built between 1995 and 2002. 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), and evacuation zones are Collier County’s call.
Data updated: September 2026 (USGS 3D Elevation Program lidar; Florida Division of Emergency Management storm surge zones, queried 23 Sep 2026; National Weather Service Miami and National Hurricane Center storm reports).
Stonebridge is about 2.3 miles in a straight line from the Gulf at its west edge and about 3.4 miles at Carrington. Ground elevation at the street points we tested runs from about 6.0 to 10.6 feet NAVD88, read from USGS lidar acquired in 2018. The lowest readings are in one Hawthorne Estates pocket, 6.0 to 8.2 feet on Springberry Circle and Wexford Court; most other points read 9.4 to 10.6 feet.
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. For Milton in 2024, the county issued a voluntary, precautionary evacuation for Zones A and B.
The Florida Division of Emergency Management’s storm surge planning zones, built on the SLOSH model, return Category 2 at most of the points we tested and Category 1 at the Springberry Circle and Wexford Court pocket in Hawthorne Estates. In that model, a Category 1 storm on a worst-case track could push water into the lowest pocket, and a Category 2 could reach most of Stonebridge’s ground. It is a planning model, not a forecast, and it is not a depth.
Storm | What the official record shows near Stonebridge |
|---|---|
Irma, September 10, 2017 | Category 3 landfall at Marco Island; gusts of 142 mph near Naples Airport and 112 mph in North Naples |
Ian, September 2022 | Gusts of 105 mph at the Naples Airport tower and 106 mph at Vanderbilt Beach; the most severe North Naples impacts on the immediate coastline |
Helene, September 26, 2024 | Naples gauge 4.02 feet above mean higher high water; minor roof and structural damage in parts of Collier |
Milton, October 9, 2024 | Collier emergency operations center gust of 51 mph |
Sources: National Weather Service Miami storm summaries and the National Hurricane Center’s Ian report. The National Hurricane Center wrote of Ian that in “Bonita and North Naples, the most severe impacts were contained to the immediate coastline.” That describes the record, not any single home; the seller’s disclosure and claims history speak to a specific property. The club’s own hurricane guidance notes only that Irma “moved some fairly heavy objects” in the community.
The club’s hurricane preparedness guidelines are practical: consider hurricane-rated windows or shutters and a generator, make sure “you can raise at least one hurricane shutter without power,” remove some pool-cage screen panels so wind can pass through, and, for owners leaving for the summer, “prepare as if a hurricane is due by the end of the week.” After a storm, a ribbon system lets neighbors signal each home’s status. For a seasonal buyer, that last instruction is the one that shapes the move-in checklist.
Budget on the reset, not the seller’s bill. Every Stonebridge Country Club parcel sits in millage area 133 of unincorporated Collier County, which carried 9.5058 mills for tax year 2025, about $951 a year per $100,000 of taxable value. Median 2026 preliminary bills run from $2,900 in Carrington to $9,704 on Manchester Court.
Data updated: September 2026 (Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026; Collier County FY2026 budget hearing documents; Collier County Tax Collector, retrieved 24 Sep 2026).
Every Stonebridge parcel sits in millage area 133, 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. At 9.4020 mills each $100,000 of taxable value would cost about $940 a year. There is no city millage, because Stonebridge is outside the City of Naples. The 2026 preliminary bill lists North Collier Fire Control and Rescue District at 1.0000 mills and Collier Mosquito Control District at 0.1331 mills among its authorities, and non-ad-valorem assessments are $0 on every Stonebridge parcel.
Neighborhood | Homes | Median just value | Median total taxes, 2026 preliminary | Homestead share |
|---|---|---|---|---|
Manchester | 34 | $1,227,662 | $9,704 | 52.9% |
Hawthorne Estates | 78 | $1,023,784 | $5,943 | 78.2% |
Thornbrooke | 107 | $705,760 | $5,633 | 57.9% |
Ashton Oaks | 52 | $561,954 | $4,986 | 40.4% |
Braeburn | 132 | $561,954 | $4,850 | 50.0% |
Middleburg | 84 | $514,112 | $4,482 | 34.5% |
Shoreham | 32 | $553,160 | $4,379 | 50.0% |
Heatherwood | 88 | $376,500 | $3,254 | 23.9% |
Willow Bend | 56 | $369,000 | $3,252 | 25.0% |
Carrington | 136 | $329,445 | $2,900 | 16.9% |
Source: Collier County 2026 preliminary tax roll; medians across every residence in the neighborhood. Ashton Oaks and Braeburn share a median just value because they share the same coach-home floor plans.
Those medians blend homesteaded owners, whose assessments have been capped for years under Florida’s Save Our Homes limitation, with owners who have no cap. The cap and the exemption follow the owner, not the house, and a buyer’s taxes are recalculated on the new assessment after the sale, portability aside. The gap is widest in Hawthorne Estates and Thornbrooke, where most homes are homesteaded, and narrowest in Carrington, where few are.
At the 2025 rate on a taxable value equal to each neighborhood’s county median price, with no exemption, against the neighborhood’s median bill today. An illustration of the mechanism, not a quote; the county’s just value usually lands below the price paid.
Neighborhood | County median price | Illustrative tax | Median bill today | Difference |
|---|---|---|---|---|
Willow Bend | $400,000 | about $3,802 | $3,252 | about $550 more |
Carrington | $410,000 | about $3,897 | $2,900 | about $997 more |
Heatherwood | $450,000 | about $4,278 | $3,254 | about $1,024 more |
Middleburg | $650,000 | about $6,179 | $4,482 | about $1,697 more |
Braeburn | $665,000 | about $6,321 | $4,850 | about $1,471 more |
Shoreham | $690,000 | about $6,559 | $4,379 | about $2,180 more |
Ashton Oaks | $710,000 | about $6,749 | $4,986 | about $1,763 more |
Thornbrooke | $975,000 | about $9,268 | $5,633 | about $3,635 more |
Hawthorne Estates | $990,000 | about $9,411 | $5,943 | about $3,468 more |
Manchester | $1,698,000 | about $16,141 | $9,704 | about $6,437 more |
A single-family buyer who will not homestead should expect the largest jump.
The club has said “Stonebridge does not have a CDD” on every schedule from FY2019 to FY2027; every Stonebridge parcel carries $0 in non-ad-valorem assessments on the 2026 preliminary roll; the taxing authorities on millage area 133 include no development district; and the Florida Commerce official list of special districts names none for Stonebridge. The only annual charges on top of your tax bill are the association’s.
Collier County mails tax bills on October 31, with a 4 percent discount for paying in November, 3 percent in December, 2 percent in January and 1 percent in February; bills are due in March and delinquent April 1, per the Collier County Tax Collector. Your closing prorates the current year against the seller’s bill, so the first full bill in your name arrives the November after you buy.
Five Stonebridge Country Club rules decide purchases: leases run 30 days minimum, no more than four a year per home, whole unit only; tenants may not keep pets in five condominiums; boats, trailers, RVs and commercial vehicles live inside an enclosed garage; every exterior change needs Architectural Review Committee approval; and the lakes are closed to boats and swimming.
Data updated: September 2026 (member-era Amended and Restated Declaration, archived copy; club Golf Rules and Regulations dated 9 Oct 2019; condominium lease forms dated 2019 and 2020; club open house rules, retrieved 24 Sep 2026).
Three layers of rules apply: the master Amended and Restated Declaration, the club’s rules, and in the condominiums each association’s own documents, which can be stricter.
Under the master Declaration, a Stonebridge lease must be for the whole unit, with no subleasing or assignment without Board approval; in writing and subject to the governing documents; at least 30 days long; and no more than four times in a calendar year for any unit. The Declaration also says leasing is not a “business.” With a 30-day minimum and a four-lease cap, Stonebridge suits seasonal tenants, not vacation rentals.
Condominium | Approval and fees | Pets for tenants | Other rules |
|---|---|---|---|
Braeburn | Board approval within 30 days; $100 fee; two references | Not allowed | |
Heatherwood | Apply 30 days ahead; $100 fee; three references; the form covers sales too | Not allowed | Two occupants per bedroom |
Middleburg | $100 fee plus a club membership-transfer check | Not allowed | Lessees must be natural persons; two per bedroom; parking only in garages or driveways |
Carrington | Club membership-transfer check | Not allowed | Owner gives up club rights during the lease; no street parking |
Willow Bend | Club membership-transfer check | Not allowed | No more than 4 rentals a year; no pickup trucks for tenants; no smoking in common areas, lanais included; no street parking |
Ashton Oaks | Form not located | Check the declaration | Check the declaration |
Source: the lease and sale forms posted in the club’s file library, dated 2019 and 2020. Ask each manager for the current package.
Under the master Declaration, an owner’s club rights “may be delegated to a lessee subject to compliance with the Rules and Regulations.” Carrington is the exception on paper: there, the owner “relinquishes all rights to the club and its facilities” during the lease. 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. Condominium lease packages include a membership-transfer payment to the club (the forms posted on the club site, dated 2019 and 2020, show $450); confirm the current amount with the association.
The master Declaration allows “dogs, cats, or other usual and common household pets, not to exceed a reasonable number determined by the Board.” Pets must be leashed whenever they are outside the owner’s unit, owners pick up after them at the risk of a fine of up to $50 an occurrence, and the Board can require removal of a nuisance pet. Pets are never allowed on the golf course. Owner pet limits by weight or breed in the condominiums sit in each condominium declaration, so ask before an offer with a large dog.
Under the Declaration, commercial or lettered vehicles, RVs, trailers, campers, boats and boat trailers may be kept only inside an enclosed garage, as may inoperable or unlicensed vehicles. Garage doors stay closed except to come and go, and violators may be towed and fined. Only club-owned or leased golf carts go on the course. A boat that does not fit in the garage has to live somewhere else, so measure before you offer.
The Architectural Review Committee, three to five people appointed by the Board, approves any improvement, including landscaping, pools, driveways, screen enclosures and exterior changes, and may charge review fees. In Hawthorne Estates, Thornbrooke and Manchester the Supplemental Declarations require concrete tile roofs, and recorded amendments set mailbox standards in Hawthorne Estates and Manchester. A home business is allowed only if it is invisible from outside, zoning-compliant and has no client traffic; window coverings must be backed in white or off-white; and fuel storage is limited to 5 gallons.
Walking, jogging and bicycling are not permitted on the course or cart paths “at any time, with the exception of designated club sponsored events,” per the club’s 2019 Golf Rules. The Declaration makes the lakes “aesthetic amenities only,” with no swimming, although the Board may permit shore fishing by owners and accompanied guests. Gopher tortoise preserves sit on the course, and every lake edge should be treated as alligator habitat: never approach or feed wildlife.
Stonebridge has two gated entrances, on Immokalee Road and on Airport-Pulling Road. 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). No public club document we read gives the staffed hours at each entrance, so if round-the-clock staffing at the second gate matters to you, ask the membership office in writing. A roving patrol monitors the community, and the Declaration adds that the association “shall not in any way be considered an insurer or guarantor of security.”
Under the club’s open house rules, an open house must be registered with the association office by 1:00 p.m. Friday and may use only the approved green-on-white Stonebridge “Open House” sign, from noon to 5 p.m., no more than twice a week per home. No “For Sale” signs are allowed on the home or in a vehicle. Any potential buyer who enters at either guard gate is handed the master open-house sheet, which is the easiest way to see what is open on a Sunday.
Stonebridge is not age-restricted: the master Declaration carries no 55-plus restriction. The club’s golf rules require juniors under 16 to be accompanied on the course, and the zoned public schools below matter to any buyer with children.
Stonebridge Country Club’s biggest coming change is on its west edge: Collier County plans to widen Airport-Pulling Road from four to six lanes past the west gate, a $42.0 million project with no noise wall, which the county said was anticipated to begin in June 2026 and last up to two years. A Livingston Road flyover and an I-75 interchange rebuild are also coming.
Data updated: September 2026 (Collier County Transportation 60 percent design handout and comment responses; Florida Department of Transportation project pages; Gulfshore Business reporting, retrieved 23 Sep 2026).
The widening runs from Vanderbilt Beach Road to Immokalee Road, along the entire west side of Stonebridge and past the Airport-Pulling gate. Per the county’s 60 percent design handout from the March 27, 2025 public meeting, the project costs $42.0 million, $37.3 million of it construction, with 11-foot lanes, a raised median and a 6-foot sidewalk on the Stonebridge side. Stonebridge residents asked for a noise wall; the county’s comment responses say its noise study found no barrier cost-reasonable and feasible, so none will be built, though residents may build walls on their own property. Whether the Airport-Pulling gate keeps a full median opening is not stated in the documents we read. On a lot near the west edge, road noise is a fair question at a showing, and about two years of work zone is a fair question for your commute.
About a mile east of the Immokalee gate, Collier County approved a design contract on July 28, 2026 for a Livingston Road flyover over Immokalee Road, about 30 months of design in a five-to-six-year program, as Gulfshore Business reported. Two to three miles east, FDOT’s diverging diamond interchange at I-75 and Immokalee Road is expected to start construction in early 2027. Both promise relief at the nearest chokepoints after a construction period; neither changes anything inside the gates.
The Henley, 336 apartments on the west side of Airport-Pulling Road south of Orange Blossom Drive, was reported cleared in 2025 with completion targeted for summer 2027. NCH has planned workforce housing behind 1100 Immokalee Road, about 1 to 1.5 miles west by our estimate, reported at 250 units with a tentative 2028 opening and zoning still pending. Stonebridge itself is built out and closed out, so the change is all outside the walls.
We find the right Stonebridge Country Club home by matching your budget and habits to a neighborhood first, then watching a market of about 33 MLS closings and 35 qualified county sales a year closely enough to hear about the right home early. The search weighs fee, stairs, garage, pool, lake exposure, roof age, road noise and condominium documents before a showing is booked.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026).
A portal price filter returns Carrington condominiums, Braeburn coach homes and Shoreham villas that share a gate and little else. We start the other way round: tell us whether you will golf, how many cars and what kind you keep, whether stairs matter, whether you want a private pool, whether you will ever lease and whether a dog is coming, and we will name the one or two neighborhoods that fit before we name a home. A buyer who wants a pool and a yard without a condominium layer is looking at Thornbrooke first; a buyer who wants the lowest condominium fee is looking at Heatherwood; a buyer who wants to walk to the clubhouse is looking at Ashton Oaks.
About 41.4 percent of Stonebridge homes carry a Florida homestead exemption on the 2026 preliminary roll, from 78.2 percent in Hawthorne Estates to 16.9 percent in Carrington, and about 54 percent of owners use a Florida mailing address. Massachusetts is among the top owner states in every neighborhood, and at least 18 owners list Ontario addresses. Seasonal owners often decide while they are here in winter, so the buyer who is financed and known to the listing side before December hears about a Carrington, Heatherwood or Willow Bend home first.
Every buyer and agent enters through a guarded gate, open houses must be registered with the association office by Friday at 1:00 p.m., and no “For Sale” sign may stand on a Stonebridge lawn. That thins casual traffic and favors the prepared buyer whose agent already knows which homes are coming and has the showing cleared at the gate.
On every tour we check what a listing does not say: which floor a condominium or coach home sits on and whether the upper unit has an interior stair; whether the unit has a garage, which matters most in Heatherwood; whether the home backs to fairway, lake or preserve and how close it sits to a mapped AE edge; the roof’s permit date and the opening protection on a house built from 1995 to 2002; and, on the west side, how much of the Airport-Pulling Road widening you will hear.
The right way to watch a community with a few dozen sales a year is a saved search with alerts, tuned to the neighborhood, plan and features that matter to you. Set one up through our site, browse the current Stonebridge Country Club homes for sale on DomainRealtyGroup.com, or call Marc Comisar at (239) 287-5873 and we will tune it for you from our buyer resources for Naples.
We negotiate a Stonebridge Country Club purchase on the record: a 95.43 percent median sold-to-list, 92.96 percent on houses against 96.00 percent on condominiums, homes 24 to 31 years old, condominium prices below their 2023 and 2024 peaks, and $18,399 in association charges at closing that belong in the price conversation from the start.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; Collier County tax roll, 2026 preliminary, files dated 29 Aug 2026; Stonebridge FY2027 schedule, retrieved 24 Sep 2026).
We price against the recorded sales in the same neighborhood and plan, the home’s full listing history and its renovation record. A Willow Bend condominium priced off a 2023 neighbor’s sale is asking the market to go back three years; a coach home in Braeburn, where four MLS closings took 0 to 14 days, may need a decision the same week. In a neighborhood that sells rarely, such as Ashton Oaks or Hawthorne Estates, we show you every sale since 2021 rather than a median.
On a 1995 to 2002 home, the roof, the openings, the water heater, the air conditioning and the electrical panel all show up in the inspection and the insurance quote, and quotes obtained inside the inspection period turn condition into numbers. In a condominium, a special assessment in progress, a thin reserve balance or a high hurricane deductible are legitimate items for the price conversation, raised in writing with the evidence attached. The $17,500 contribution is the buyer’s under the Declaration, but a seller credit toward it is a fair ask when the listing has sat.
A Stonebridge contract runs on outside clocks: the master estoppel, which the Declaration gives the association 15 days to issue; a condominium estoppel and resale package; any condominium approval; the 30-day flood insurance waiting period outside a loan; and the quarterly billing cycle. We write the dates around them so none becomes the seller’s leverage.
Your deposit is protected only if you act inside the contract’s deadlines. We diary every one, deliver every notice in writing, and make sure the estoppels, the condominium package and the insurance quotes arrive before your deposit goes hard.
A Stonebridge Country Club buyer pays ordinary Florida closing costs plus community items: $18,399 to the association as an outside buyer, the prorated club and neighborhood charges, the owner’s title policy that Collier County custom assigns to the buyer, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage.
Data updated: September 2026 (Stonebridge FY2027 schedule, retrieved 24 Sep 2026; Florida Administrative Code Rule 69O-186.003; Florida Statutes 201.08 and 199.133; Florida Department of Revenue, retrieved 23 Sep 2026).
An outside buyer’s settlement statement carries the $17,500 New Owner Capital Contribution and the $600 membership transfer fee to the association, and the $299 master estoppel fee unless the contract assigns it to the seller. A condominium purchase adds the condominium association’s estoppel fee, which none of the six publishes, and any application fee its sale form requires. An existing owner who qualifies under the FY2027 schedule pays a $0 contribution.
Florida sets the owner’s title insurance premium by state rule, at $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1 million to $5 million, so what varies between title companies is the settlement services around it. In Collier County the buyer customarily selects the closing agent and pays the owner’s policy, though every cost line is negotiable and the contract controls.
Purchase price | Estimated owner’s policy premium, our arithmetic on the promulgated rate |
|---|---|
$410,000, the Carrington county median | about $2,125 |
$665,000, the Braeburn county median | about $3,400 |
$975,000, the Thornbrooke county median | about $4,950 |
$1,698,000, the Manchester county median | about $6,820 |
Estimates only; reissue credits and rounding change the figure, and the lender’s policy on a financed purchase is a separate buyer cost.
Documentary stamp tax on the note runs at $0.35 per $100 under Section 201.08, and the nonrecurring intangible tax on a new mortgage at 2 mills under Section 199.133; neither applies to a cash purchase. On a $328,000 loan, 80 percent of Carrington’s county median, that is about $1,148 and $656; on a $780,000 loan, 80 percent of Thornbrooke’s, about $2,730 and $1,560, our arithmetic. The documentary stamp tax on the deed, $0.70 per $100, is customarily paid by the seller in Florida, and the Collier County Clerk charges recording separately.
Property taxes are paid in arrears, so the seller credits you for their share of the current year, calculated on their bill, which is not a forecast of yours. Club-level charges, the neighborhood fee and a condominium fee are billed quarterly, so the closing date decides which quarter’s charges are prorated between you; the estoppel states what the seller has paid and through what date.
Budget for a general inspection, a wind mitigation inspection and a four-point inspection where the carrier asks for one, and in a lake-edge Hawthorne Estates or Willow Bend purchase, an elevation certificate if none is on file. A survey is worth ordering on a single-family lot before you plan a pool, screen enclosure or driveway change that the Architectural Review Committee will review, and on any Hawthorne Estates lot from 1 to 10, which carries a preservation easement to Collier County.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Stonebridge Country Club buyer touring with an MLS agent must first sign a written buyer agreement that states the agent’s compensation in an objectively ascertainable way, and offers of compensation no longer appear on the MLS.
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable. You need no agreement to talk to an agent, interview several or ask us to check an address’s flood zone; the line is the tour.
A seller can still cover a buyer’s broker or offer concessions, but that now happens in the transaction rather than in an MLS field, and your agreement caps what your agent may receive. You agree what your agent is paid first; whether a seller covers any of it is negotiated separately.
Here, representation earns its keep in the diligence: a members-only FY2026 schedule and two FY2027 documents that swap two line labels, a capital contribution that nearly tripled in 2025 with its recorded amendment not yet located, six condominium associations that publish nothing, lake-edge AE pockets, a Citizens flood rule reaching every wind policy in 2027, a tax reset and two years of road work at the west gate. Read any buyer agreement against that list, and read more about our team and our credentials.
A Stonebridge Country Club address is zoned for 2026-27 to Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High, all graded A in 2026. NCH North Naples Hospital is about 1.7 road miles, roughly five minutes off-peak, and I-75 at Immokalee Road about 2.5 miles.
Data updated: September 2026 (Collier County Public Schools zone database for 2026-27, 132 address records queried; Collier County Public Schools 2026 Accountability Brief, 1 Jul 2026; NCES; off-peak routing from the clubhouse, run Sep 2026).
We ran 18 queries against the Collier County Public Schools zone database for the 2026-27 school year, covering all 15 interior streets and all ten neighborhoods; all 132 address records returned the same three schools, with no rezone flag.
Level | School | Address | Road miles | 2026 grade |
|---|---|---|---|---|
Elementary | Pelican Marsh Elementary | 9480 Airport Rd N, Naples, FL 34109 | about 1.6 | A, and A every year 2022 to 2026 |
Middle | Pine Ridge Middle | 1515 Pine Ridge Rd, Naples, FL 34109 | about 5.5 | A, and A every year 2022 to 2026 |
High | Aubrey Rogers High | 15100 Patriot Pl, Naples, FL 34110 | about 5.3 | A in 2024, 2025 and 2026 |
Aubrey Rogers High opened in August 2023 as Collier’s first new high school in 19 years and offers AICE, AP and dual enrollment with career academies. At the district level, Collier County Public Schools earned an A for the ninth consecutive year. Older listing fields for this area can carry a stale high school, so confirm your specific address with the district’s zone lookup before you write an offer.
The federal NCES private school survey for 2023-24 lists First Baptist Academy, PK to 12, about 3.2 miles away and the closest school covering every grade; Community School of Naples, PK to 12, about 5.0 miles; The Village School of Naples, PK to 12, about 5.5 miles; and Royal Palm Academy, PK to 8, about 4.4 miles. Tuition comes only from each school.
NCH North Naples Hospital at 11190 Health Park Boulevard is about 1.7 road miles, roughly five minutes off-peak, with a 24/7 emergency department including separate OB and pediatric emergency rooms and a Level II NICU run with Nicklaus Children’s. On the same campus, HSS at NCH, an orthopedic hospital, opened on June 9, 2025. NCH’s two hospitals have 713 beds combined. Physicians Regional Pine Ridge is about 8.0 miles and 13 minutes away, and NCH Baker downtown about 10.9 miles and 21 minutes.
Destination | Road miles | Off-peak minutes |
|---|---|---|
Collier Urgent Care, Creekside | 1.6 | about 4 |
NCH North Naples Hospital | 1.7 | about 5 |
Veterans Community Park | 1.7 | about 6 |
Nearest Publix, Vanderbilt Beach Road | 2.1 | about 6 |
I-75 at Immokalee Road | 2.5 | 5 to 7 |
Delnor-Wiggins Pass State Park | 3.8 | about 9 |
Mercato | 4.0 | about 10 |
Vanderbilt Beach | 5.2 | about 11 |
Waterside Shops | 6.4 | about 12 |
Naples Airport terminal | 8.2 | about 16 |
Fifth Avenue South, downtown Naples | 10.9 | about 21 |
Southwest Florida International Airport terminal | 22.1 | about 30 |
Times are model estimates of off-peak drives with no traffic data, so drive your commute in February; from January to April, Immokalee Road, US 41 and I-75 add time. For the wider city, see our Naples real estate guide.
Stonebridge sits about three miles, straight line, from the Gulf beaches, and there is no beach club or shuttle. Collier County residents qualify for a free beach parking permit on proof of residency, issued at Veterans Community Park, about 1.7 miles from the gates, so it is a short errand in your first week as a Collier resident.
Stonebridge Country Club and Naples Heritage Golf and Country Club are both bundled, non-equity communities of 799 residences where a new resident pays a $17,500 contribution. Choose Stonebridge for North Naples, a course redesigned in 2023, no food minimum and a $0 contribution for an owner moving within. Choose Naples Heritage for a published annual club bill $5,978.60 lower.
Data updated: September 2026 (Stonebridge FY2027 schedule, retrieved 24 Sep 2026; Naples Heritage Golf and Country Club membership page, retrieved 1 Sep 2026).
Question | Stonebridge Country Club | Naples Heritage Golf and Country Club |
|---|---|---|
Residences | 799 | 799 |
Location | North Naples, behind the corner of Immokalee Road and Airport-Pulling Road North, ZIP 34109 | East Naples |
Is membership bundled with the home? | Yes. Mandatory and non-equity, with no deposit | Yes. Bundled and non-equity; every homeowner a member |
Annual club-level cost | $17,600 (FY2027) | $11,621.40 (2026) |
Neighborhood or condominium fee on top | $2,412 to $7,800 | Not in our published records |
One-time charge for a new resident | $17,500 contribution, $600 transfer and $299 estoppel | $17,500 contribution and $200 estoppel |
Charge for an owner moving within | $0 contribution (FY2027 schedule) | $3,000 |
Food and beverage | No minimum; $950 service charge in lieu of gratuity | $500 food minimum |
Extra lines in the current bill | $1,920 renovation fee through February 2035 | $700 campus expansion charge through 2026; a one-time $1,500 pickleball and tennis assessment |
Golf | Par 71, 6,414 to 4,068 yards over six rated tee sets; Gene Bates, redesigned by Kipp Schulties in 2023 | Par 72, 6,546 yards (reported); Gordon G. Lewis, 1997 (reported) |
The two annual lines do not cover the same things and are one fiscal year apart. Stonebridge’s figure includes its renovation loan and dining service charge; Naples Heritage’s combines an operating assessment, a capital reserve, a campus expansion charge and internet.
Choose Stonebridge Country Club if you want North Naples, with NCH North Naples Hospital about five minutes away and Vanderbilt Beach about eleven off-peak; a course redesigned in 2023 and a Bistro and pool open by spring 2024; six tee sets that play as short as 4,068 yards for mixed-ability couples; no food minimum to use up; zoned public schools all graded A in 2026; and a product ladder from $400,000 condominiums to $1.7 million Manchester homes at the county medians.
Choose Naples Heritage Golf and Country Club if the lower published club bill matters more to you than location, East Naples suits your daily drives, and you accept a $500 food minimum. Ask for its neighborhood fee schedule before you compare totals, because that is the half of the bill neither club’s headline number shows. Read our breakdown of Naples Heritage Golf and Country Club, its fees and its membership.
The table decides the structure; the address decides the rest. Marc Comisar at (239) 287-5873 will run the same comparison on the two specific homes you are weighing.
Search demand pairs Stonebridge with Pelican Marsh and Kensington most often, and with Quail Creek and Olde Cypress in related searches. None is a like-for-like comparison, because in each the golf membership is a separate decision from the house: at Pelican Marsh the golf club is separate and optional; Kensington’s club is not tied to the home purchase; Olde Cypress makes social membership mandatory for residents with golf optional, as reported; and Quail Creek lists a $150,000 Class A golf membership on its own page. At Stonebridge there is no initiation, and the golf is part of the home from the day you close.
Stonebridge Country Club is the right purchase for a buyer who will use a resident-owned golf club, wants one predictable club bill with no initiation, no food minimum and no CDD, and values a North Naples address five minutes from a hospital. It is the wrong purchase for a non-golfer who resents the bill, a short-term landlord or a boater.
Data updated: September 2026 (Stonebridge FY2027 schedule and club pages, retrieved 24 Sep 2026; FEMA National Flood Hazard Layer, queried 23 Sep 2026; Collier County tax roll, 2026 preliminary).
A personalized Stonebridge Country Club buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your budget and habits to one or two neighborhoods, build the fee stack, the $18,399 and the tax reset for that neighborhood, list the condominium documents to request, and tell you honestly whether Stonebridge 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 Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004, and the team launched in October 2008. He runs the data, marketing and systems side of the partnership, which is why this page is built on the club’s schedules, the recorded declarations, the county roll, the MLS 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 Stonebridge buyer that means the stairs, garage and parking questions in each condominium, the roof and window questions on a 1995 to 2002 home, and a calendar that lines up both estoppels and any condominium approval with your closing. Reach him at (239) 287-5873.
A Stonebridge Country Club specialist matters because the facts that decide a purchase here, the $17,500 contribution and its existing-owner rule, the swapped FY2027 labels, the ten different neighborhood fees, the two-estoppel condominium file, Shoreham’s association-insured villas, the AE pockets and the plat-versus-neighborhood trap in the county record, live in documents a general Naples search never surfaces. Missing one changes what you pay.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 24 Sep 2026; club documents, retrieved 24 Sep 2026).
This page is the purchase path. For the course hole by hole, the clubhouse and dining, the recorded history from Southampton at Naples to today, the governance, the storm record and every year of sales since 2021, read our complete Stonebridge Country Club community guide.
If you are selling to buy in Stonebridge, including a move between neighborhoods, see how we sell Stonebridge Country Club homes and request a valuation of your Stonebridge Country Club home, or call Jesse McGreevy at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Stonebridge Country Club buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and run the business from the Bonita Springs office on Tamiami Trail. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions buyers ask most about purchasing in Stonebridge Country Club, Naples, Florida 34109, answered from the club’s fee schedules and documents, Collier County’s records, the Southwest Florida MLS and FEMA. To talk any of them through, call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072.
The clubhouse is at 2100 Winding Oaks Way, Naples, FL 34109, in unincorporated North Naples, Collier County, outside the City of Naples. The community sits behind the corner of Immokalee Road and Airport-Pulling Road North, with gated entrances on both roads, and I-75 at Immokalee Road is about 2.5 road miles away.
There are 799 residences: 251 fee-simple homes in Hawthorne Estates (78), Thornbrooke (107), Shoreham (32) and Manchester (34), and 548 condominium units in Ashton Oaks (52), Braeburn (132), Carrington (136), Heatherwood (88), Middleburg (84) and Willow Bend (56). The county roll records 219 detached houses, 32 attached villas and 548 condominium units, all built from 1995 to 2002.
Yes. “When you purchase a home in Stonebridge, you are automatically a member of the country club,” per the club’s membership page, and the owners’ association that bills your dues also holds title to the golf course and clubhouse. There is no opt-out, and the club-level charges are the same whether you play golf daily or never.
Yes. The club calls itself “a gated and bundled golf community where membership and golf privileges are included with every home purchase.” Members pay no green fee, only a cart or walking fee of $35 or $29 for 18 holes in FY2027, and there is no initiation, equity certificate or deposit.
There is no initiation fee. An outside buyer pays a one-time $17,500 New Owner Capital Contribution, a $600 membership transfer fee and a $299 estoppel fee at closing, $18,399 in all, under the club’s FY2027 schedule dated September 2, 2026. After that, every residence pays $17,600 a year in club-level charges plus its neighborhood or condominium fee.
For FY2027 every residence pays $17,600 in club-level charges, $4,400 a quarter: $9,094 in club dues, two master-association lines of $2,667 and $2,869 whose labels the club’s two FY2027 documents swap, a $1,920 renovation fee, a $950 dining service charge and a new $100 Strategic Reserves line. The club and the master HOA are one association.
For FY2027: Thornbrooke $2,412, Manchester $2,916, Hawthorne Estates $3,420 and Shoreham $4,560, billed by the master association. For calendar 2026, billed by each condominium’s manager: Heatherwood $5,300 plus $200 for garage owners, Carrington $6,024, Middleburg $7,080, Willow Bend $7,500, Braeburn $7,552 and Ashton Oaks $7,800.
No. “There are no equity or deposits required to become a member,” the club’s membership page says. The one-time charges are the $17,500 capital contribution for an outside buyer, the $600 transfer fee and the $299 estoppel fee on the FY2027 schedule, and none of them buys an equity stake.
It is a one-time, non-refundable payment an outside buyer makes to the association at closing, $17,500 for FY2027. Until April 2025 it followed a Declaration formula that came to about $6,197 in FY2025; the club changed it effective April 25, 2025, published $15,000 that May and lists $17,500 now. We have not located the recorded amendment.
The FY2027 schedule lists $0 for an existing (internal) owner. The club’s Cost of Ownership page says 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.” Confirm your eligibility with the association’s Controller in writing before you contract.
No. Membership is non-equity: the club says no equity or deposit is required, and the capital contribution is non-refundable. The club’s value is carried in the price of the home, and the club’s own membership page says “the value of the home includes the value of the club membership.”
Membership is automatic with the purchase, and the club’s 2001 resale article said approval applications were “not necessary for single family homeowners”; no current master rule appears in the documents we read, so we confirm it on each purchase. The condominiums run their own approvals, and Heatherwood’s form covers sales, so ask the manager the day you sign.
It is $1,920 a year, $480 a quarter, repaying the loan for the new Bistro, the resort-style pool and the golf course renovation, and the club says the loan will be paid off in February 2035. It sits inside the $17,600 club bill. An earlier $885.48 fee repaid the 2014 clubhouse loan, which ended in February 2023.
No. “Stonebridge has no F&B minimum,” the club’s 2019 annual meeting presentation states. Instead every residence pays a $950 annual F&B service charge for FY2027 in lieu of per-meal gratuities, whether or not the household dines at the club.
No CDD. Every Stonebridge parcel carries $0 in non-ad-valorem assessments on the Collier County 2026 preliminary roll, and no master-association special assessment appears in the club’s schedules from FY2019 to FY2027; the 2023 renovations were financed with a loan repaid through the renovation fee. Condominium buyers should still ask their association about pending assessments.
Median 2026 preliminary bills run from $2,900 in Carrington to $9,704 on Manchester Court. Millage area 133 carried 9.5058 mills for tax year 2025, about $951 per $100,000 of taxable value, and shows 9.4020 proposed mills on the 2026 preliminary roll. Your bill is based on your new assessed value, not the seller’s.
Florida’s Save Our Homes limitation and the homestead exemption follow the owner, not the house. At Thornbrooke’s county median of $975,000, the 2025 millage with no exemption gives about $9,268 a year against a neighborhood median bill of $5,633, an illustration of the reset, not a quote for any home.
The Southwest Florida MLS recorded 33 closings in the twelve months to September 24, 2026, from $365,000 to $1,900,000, with $21,787,500 in volume, a median 26 days on market and a median 95.43 percent of list. The county counted 35 qualified sales from August 21, 2025 to August 20, 2026: condominiums at a median $437,500 (n=21), houses at $985,000 (n=14).
Nine were active on September 24, 2026, asking $389,000 to $995,000 at a median list of $459,000: six condominiums in Carrington, Heatherwood and Willow Bend, two Shoreham villas and one Thornbrooke home. At 33 closings a year that is about 3.3 months of supply. No coach home or Manchester home was listed.
Willow Bend and Carrington. On the county’s 24-month record Willow Bend’s median is $400,000 (n=11) and Carrington’s $410,000 (n=17), and the MLS recorded the year’s lowest closing, $365,000, in Willow Bend. But they carry high fees: $25,100 and $23,624 a year in club and condominium charges, so compare the carrying cost, not just the price.
Thornbrooke’s seven qualified sales in twelve months ran $617,000 to $1,250,000 at a median $975,000. Hawthorne Estates recorded seven sales from 2021 to August 2026 at $849,900 to $1,500,000. Manchester’s four sales in twelve months ran $1,835,000 to $2,001,000, with a 60-month median of $1,698,000 (n=10).
The most recent sale on the MLS pull, a public-record sale and not one of ours, was a 1,592-square-foot Carrington condominium on Harmony Lane that closed on August 14, 2026 at $475,000 after 107 days on market, about $298 a square foot of living area and the highest Carrington price on either record in twelve months.
The club labels Ashton Oaks, Braeburn and Middleburg coach homes: condominium buildings mostly of six units, with lower units of about 1,660 to 1,900 square feet and upper units of about 2,170 to 2,180 of county base area. They carry fees of $7,080 to $7,800 for calendar 2026 and no private pools.
They appear to be two-story buildings: unit numbers run 101 to 104 and 201 to 204, with a consistent lower-floor and upper-floor size pattern on the county roll. SIRS and milestone inspections apply at three or more stories, and Collier’s registry lists no Stonebridge building. Story counts are our reading of the records, not a certification.
Mostly shaded Zone X, outside the Special Flood Hazard Area, on panels 12021C0193J and 12021C0194J effective February 8, 2024. Of 21 street points we tested, four mapped Zone AE: three on Springberry Circle and Wexford Court in Hawthorne Estates and one on Willow Bend Circle. The elevation certificate governs any single home.
In Zone AE a federally backed lender will require it. In shaded Zone X the federal requirement generally does not apply, though a lender can still require coverage. Citizens will require flood coverage on all its personal residential wind policies from January 1, 2027, including in Zone X; condominium HO-6 policies are exempt.
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). The Hurricane Center wrote that in North Naples the most severe Ian impacts were contained to the immediate coastline. The seller’s disclosure and claims history speak to any specific home.
Every residence was built between 1995 and 2002, so every home is about 24 to 31 years old and every sale is a resale. The build predates March 1, 2002, when Florida’s first statewide building code took effect, so roof permit dates and opening protection separate two homes of the same plan.
Yes, within limits: under the master Declaration a lease must be for the whole unit, in writing, at least 30 days long, and no unit may be leased more than four times a calendar year. The condominiums add their own approval rules and bar tenant pets in five of six, and a Carrington owner gives up club rights during a lease.
Yes, delegated from the owner under the Declaration, except in Carrington, where the owner’s club rights are relinquished for the lease and the lease form governs. Tenants pay renter rates: 18 holes with a cart at $92 from January to April, $78 in November and December and $35 from May to October on the FY2027 schedule.
For owners, yes: dogs, cats or other usual household pets in a reasonable number set by the Board, leashed outside the home and never on the golf course. Tenants may not keep pets in Braeburn, Carrington, Heatherwood, Middleburg or Willow Bend, and condominium declarations may set owner limits, so ask before an offer with a large dog.
Boats, boat trailers, RVs, campers, trailers and commercial or lettered vehicles may be kept only inside an enclosed garage under the Declaration, and the lakes are “aesthetic amenities only,” with no boating. Willow Bend’s lease form bars pickup trucks for tenants, and several condominiums bar street parking.
No. The master Declaration carries no 55-plus restriction, and the club’s golf rules provide for juniors, who must be accompanied on the course under 16. About 41 percent of homes carry a Florida homestead exemption, from 78 percent in Hawthorne Estates to 17 percent in Carrington.
For 2026-27, Pelican Marsh Elementary, Pine Ridge Middle and Aubrey Rogers High: all 132 address records we queried in the district’s zone database returned those three schools, each graded A in 2026. Confirm the specific address with the district’s zone lookup before you write an offer.
The Gulf beaches are about three miles in a straight line. By road, Delnor-Wiggins Pass State Park is about 3.8 miles and 9 minutes off-peak, Vanderbilt Beach about 5.2 miles and 11 minutes, and Fifth Avenue South about 10.9 miles and 21 minutes. There is no beach club, and county residents qualify for a free beach parking permit.
No pickleball appears in the club’s published schedules; the racquet program is five Har-Tru tennis courts, open 8:00 a.m. to 10:00 p.m. daily. Collier County’s Veterans Community Park, about 1.7 miles away, lists 14 pickleball courts, eight unlit and six lighted.
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). No public document gives hours by entrance, so ask the membership office in writing if that matters to you.
Plan for the master estoppel, which the Declaration gives the association 15 days to issue, a condominium estoppel and resale package in six neighborhoods, any condominium approval, insurance quotes and the flood waiting period outside a loan. Written into the contract from day one, those steps fit an ordinary financed closing; left late, they push the closing date.
Both bundle membership for 799 residences and charge a new resident $17,500. Stonebridge’s FY2027 club-level bill is $17,600 with no food minimum and $0 for an owner moving within; Naples Heritage publishes $11,621.40 for 2026 plus a $500 food minimum and $3,000 for an owner moving within. The decision table above has the rest.
Yes, if the agent showing you the home participates in a multiple listing service. Since August 17, 2024, a written buyer agreement stating the agent’s compensation must be in place before a tour. You do not need one to talk to an agent or to visit a registered open house.
Start with how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Being financed, holding the fee stack and the $18,399 for your neighborhood, and knowing which condominium documents to request before the right home lists is worth more than any tactic afterward.
These questions come from buyers who also have a home to sell, elsewhere in Florida, out of state or in another Stonebridge neighborhood. Each answer is a single paragraph, and our Stonebridge Country Club seller page covers the selling side in full.
It depends on your financing and your tolerance for carrying two homes. Braeburn’s four MLS closings took 0 to 14 days and three Stonebridge homes sold on the day they listed, so the right home may appear and go before your sale closes, and many buyers arrange financing that lets them buy first. We model both sequences with you.
You can, but a sale contingency weakens an offer against a buyer without one, especially in the coach homes and the single-family neighborhoods. If you need one, pair it with a firm timeline, strong proof of funds and a clean inspection approach, and expect a seller to ask for a kick-out clause.
The FY2027 schedule lists the existing-owner contribution as $0, and the club’s Cost of Ownership page words the rule for a current resident who is “a single home owner” and buys “within one year of the sale of their previous home.” Confirm your eligibility with the association’s Controller in writing before you contract, and time the two closings with that year in mind.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, subject to the statutory limits and deadlines. It is administered by the Collier County Property Appraiser’s office, so ask that office about your specific numbers before you rely on them.
Start with a valuation of your Stonebridge Country Club home built from your own neighborhood’s recorded sales, then call Jesse McGreevy at (239) 898-6072. County medians here run from $400,000 in Willow Bend to $1,698,000 on Manchester Court, so a community-wide figure says little about your home.
Membership attaches to ownership, so it ends with the home you sell and begins with the home you buy. Line the two closings up so you are not without club privileges in between, and make sure the estoppel on your purchase reflects your existing-owner status.
Every figure on this Stonebridge Country Club buyer page traces to a primary source below, each with its retrieval date. The Southwest Florida MLS Matrix, pulled 24 September 2026, and the Collier County tax roll, 2026 preliminary, files dated 29 August 2026, with its recorded sales, are cited in plain text, as they sit behind a login or in bulk files. No portal or outside brokerage is cited.
The club and master association, first-party
Club documents in the Internet Archive
Club-affiliated media and trade press
Florida corporate and district records
Collier County records, taxes, planning and roads
Flood, storm and insurance
Florida Statutes, rules and buyer representation
Schools, healthcare and local life
Comparison and our own pages
These are the primary documents behind this Stonebridge Country Club buyer page, each linked to the authority that publishes it. Three documents that matter most to a buyer are not public: the FY2026 fee schedule, each condominium association’s budget, reserves and master insurance, and the recorded amendment behind the 2025 capital contribution change. Request them as the sections above describe.
Document | Date | What it settles | Authority link |
|---|---|---|---|
FY2027 Rates and Fees schedule | September 2, 2026 | The $17,600 club-level bill, every line, the neighborhood and condominium fees, the $17,500 contribution, the $600 transfer and $299 estoppel | |
FY2025 Dues and Fees with Board resolution and budget memo | August 30, 2024 | The FY2023 to FY2025 history, the cuts the Board declined and the non-resident contribution per door | |
FY2025 Dues and Fees Schedule, updated | April 11, 2025 | The notice of the capital contribution change effective April 25, 2025 | |
Amended and Restated Declaration, member-era copy | posted 2019 | Mandatory membership, the capital contribution clause, leasing, pets, vehicles and the security disclaimer | |
Amended and Restated Bylaws | posted 2019 | Nine directors, staggered terms, one vote per unit and the fiscal year | |
Supplemental Declarations, First to Sixth, with the 2016, 2019 and 2020 amendments | June 2020 compilation | Which lots form each fee-simple neighborhood, tile roofs, Shoreham’s villa regime and the club facilities’ conveyance | |
Restated Articles of Incorporation | March 1995 | The master association’s corporate charter | |
Golf Rules and Regulations | October 9, 2019 | Carts, guests, tee times, dress, wildlife and the Appendix A course history | |
Hurricane Shutter Standards | current file | Which storm devices may stay up, by view | |
Hurricane Preparedness Guidelines, version 6 | current file | The club’s storm checklist, including for summer leavers | |
Braeburn lease application and rules | September 2019 | Lease approval, fees and the tenant pet bar | |
Heatherwood lease and sale application | March 2020 | Sale and lease approval, references and occupancy | |
Middleburg lease application | posted 2019 to 2020 | Natural-person lessees, occupancy and parking | |
Carrington lease application | posted 2019 to 2020 | The owner’s club rights during a lease and the pet bar | |
Willow Bend lease agreement | posted 2019 to 2020 | Rental cap, tenant vehicles and smoking | |
Collier County PUD Master List | January 25, 2022 | The Southampton PUD, also known as Stonebridge, 313.5 acres, closed out | |
FEMA revalidated letters of map change, including the Stonebridge list | February 2024 | Which Stonebridge buildings and lots hold a letter of map change | |
Collier County Floodplain Protection Newsletter | March 2026 | The CRS Class 5 discount, the 50 percent rule, equipment elevation and the flood hotline | |
Airport Road widening, 60 percent design handout | March 27, 2025 | The six-lane design and cost past the west gate | |
Airport Road widening, public comments and county responses | 2025 | The county’s answer on a noise wall | |
2026 Accountability Brief, school and district grades | July 1, 2026 | The A grades for all three zoned schools | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | rev. January 2012 | The wind mitigation items insurers credit |
Market data from the Southwest Florida MLS, pulled 24 September 2026, and the Collier County tax roll, 2026 preliminary, files dated 29 August 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.