Estero, Florida
Buy a home in Stoneybrook Villas in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Recorded closings by street and size, fees, approvals and cash to close, with a buyer's agent from day one. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buying a Stoneybrook villa means choosing between two streets, two villa associations and about 174 attached homes built from 1999 to 2003, and 22 of them closed on the Southwest Florida MLS in the 24 months to September 29, 2026, at a $358,750 median. This buyer guide sits beside our full Stoneybrook Villas neighborhood guide, which covers the history, the associations, the fees and the storm record, and it is about the villas inside Stoneybrook Golf and Country Club in Estero, not Stoneybrook at Gateway in Fort Myers. It answers a buyer's questions in the order they come up: what the villas cost, what they carry, what a buyer must approve and what to inspect.
Comparing buyer's agents first? Our guide to the best real estate agents in Estero sets the options side by side on the public record. Selling a home to buy here? The Stoneybrook Villas seller guide covers the sale side and the Stoneybrook Villas valuation page shows how a villa is priced. Buying elsewhere inside the gates? The Stoneybrook buyer guide covers the whole community, and the Pinecrest condominium flats next door have a guide of their own.
McGreevy and Comisar are the best realtor for buying a Stoneybrook Villas home because we show you the recorded closings for each street and size, tell you what the two associations require before you offer, and negotiate for you at the table. We are the #1 Team in Southwest Florida since 2012.
Marc Comisar and Jesse McGreevy represent buyers across Estero, and we lead Domain Realty Group, whose team has closed over $2.5 billion in real estate across Southwest Florida. In a village of 174 villas where the MLS does not label the neighborhood by name, we read the county record for you before you tour.
Recent Stoneybrook Villas market record (24 months to September 29, 2026, the first window with 10 or more closings): 22 MLS closings, $8,057,500 in total volume, a $358,750 median sold price, a range of $299,000 to $450,000, a median $272.15 per square foot of MLS living area, a median 36.5 days on market and a median 96.1% of final list price. In the last 12 months, 8 closed at a $362,500 median. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, with each closing placed to the villas by Lee County recorded sale.
For Stoneybrook Villas buyers: the first question is which street, because Knighton Run and Portrush Run belong to different villa associations with different managers, and the county record shows Knighton Run villas trading about $42,500 above Portrush Run villas over the last 24 months (small samples). The second is the carry, because the master fee is published at $440 a quarter but the villa association's dues are not. The third is the approval, because both the master association and the villa association review a buyer.
Honors and recognition:
Those are career honors and not a claim about this village. What we claim about Stoneybrook Villas is checkable: in the last 12 months we tracked every one of the 8 closings the MLS lets us place, and all 65 placed since October 2021. We publish no count of Stoneybrook Villas purchases we represented, because none is on file for this village, and we do not dress up a public-record comparison as our own deal.
Marc Comisar runs the buyer side: the search, the tours, the negotiation and the inspection follow-through. Jesse McGreevy runs the data and the paperwork, including both associations' applications. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page.
Buying in Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Stoneybrook Villas buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what you pay, what you carry and how long the purchase takes more than any listing photo will, and each is specific to a village of 174 attached villas in a gated golf community.
This guide follows the order a Stoneybrook Villas purchase unfolds: the steps, the market, the sales, the price by size and street, the law, the approvals, the inspection, the monthly and closing costs, buyer representation, and the plan. Each section opens with a short answer, and every number names its window.
Buying in Stoneybrook Villas takes a pre-approval or proof of funds, a signed buyer agreement, an offer priced from closed sales, the seller's disclosure summary, an inspection, and approval by both the master association and the villa association. The master wants its application at least 20 days before closing, so most buyers close in about a month or more.
Get pre-approved or document your funds, sign a written buyer agreement before touring, see villas, write an offer, receive the section 720.401 summary before you sign, review the association documents during the contract window, inspect, appraise if you have a mortgage, clear both associations' applications and estoppels, and close.
Three things. The MLS does not label the villas, so market data has to be placed by hand. Two associations review you, not one. And the villa association's dues are not published, so the estoppel is the document that states them.
Every person over 18 who will own or reside must complete the master's application with the appropriate fees, occupancy before approval is prohibited, and the master's FAQ says all sales of units must be approved by the Board of Directors. The villas require an additional application from the sub-association through its manager.
Buying in Stoneybrook Villas? Call Marc at (239) 287-5873 or read how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
The Stoneybrook Villas market for buyers is workable but not hot: over 24 months the median villa took 36.5 days and closed at 96.1% of its final list, 21 of 22 sold below list and 7 took more than 90 days. That is room to negotiate, on a village of small numbers.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Every figure names its window. We widen the window until it holds 10 or more closings, and for the villas that is 24 months.
Window (to September 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 8 (small sample) | $362,500 (mean of $360,000 and $365,000) | $273.53 | 25.5 | 96.1% |
24 months, first window with 10 or more | 22 | $358,750 (mean of $357,500 and $360,000) | $272.15 | 36.5 | 96.1% |
36 months | 31 | $380,000 | $278.39 | 40 | 96.3% |
60 months | 65 | $390,000 | $286.37 | 18 | 97.6% |
The median gap between final list and sold was $14,400 over 24 months, the mean of the per-sale sold-to-list ratios was 95.3%, and the three widest gaps were $45,000 on a November 2025 villa, $41,000 on a December 2025 villa and $40,900 on a January 2026 villa. One villa sold at list, in September 2025 at $350,000, and none sold above list. As a buyer, that is your evidence that an asking price is a starting point.
Seven of the 22 closings had 14 or fewer days on market, ten had 30 or fewer, five ran 31 to 90 and seven ran longer than 90. A well-priced villa can go in days, so we set up your search and your pre-approval before you tour.
The MLS median was $420,000 in 2023 and $361,250 in 2025, a fall of about 14 percent, and the four placed closings of 2026 have a $357,500 median, nearly flat with 2025. Days on market moved from a median of 105 in 2024 to 39 in 2025 and 25.5 in 2026 to March.
The MLS does not label this neighborhood, so we assigned each MLS closing to Stoneybrook Villas only when its price equals a Lee County qualified sale of a Knighton Run or Portrush Run parcel and the recording falls within 45 days of closing. Of 290 community closings, 65 matched, 4 closed after the county file ends on July 29, 2026 and cannot be placed, and 221 matched no villa parcel. A closing the county file does not show cannot appear here, and the latest one we can place is March 31, 2026.
Stoneybrook Villas closed 22 times on the Southwest Florida MLS in the 24 months to September 29, 2026, at a $358,750 median, and 8 times in the last 12 months at $362,500. Every closing is listed here by month, price, bedrooms and area, with its sold-to-list ratio and days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Mar 2026 | 2 plus den and 2 | 1,364 | $357,500 | $350,000 | 97.9% | 3 |
Mar 2026 | 2 plus den and 2 | 1,307 | $374,000 | $360,000 | 96.3% | 18 |
Mar 2026 | 2 and 2 | 1,307 | $370,000 | $355,000 | 95.9% | 229 |
Jan 2026 | 2 and 2 | 1,307 | $469,900 | $429,000 | 91.3% | 33 |
Dec 2025 | 2 and 2 | 1,307 | $395,000 | $385,000 | 97.5% | 0 |
Dec 2025 | 2 and 2 | 1,307 | $340,000 | $299,000 | 87.9% | 78 |
Nov 2025 | 2 plus den and 2 | 1,369 | $495,000 | $450,000 | 90.9% | 0 |
Nov 2025 | 2 plus den and 2 | 1,365 | $379,000 | $365,000 | 96.3% | 176 |
Sep 2025 | 2 and 2 | 1,307 | $350,000 | $350,000 | 100.0% | 25 |
Aug 2025 | 2 plus den and 2 | 1,369 | $415,000 | $390,000 | 94.0% | 134 |
Aug 2025 | 2 and 2 | 1,307 | $349,000 | $325,000 | 93.1% | 222 |
Jul 2025 | 2 and 2 | 1,311 | $359,000 | $350,000 | 97.5% | 101 |
Jun 2025 | 2 plus den and 2 | 1,367 | $345,000 | $320,000 | 92.8% | 103 |
May 2025 | 2 and 2 | 1,307 | $379,900 | $350,000 | 92.1% | 12 |
May 2025 | 2 and 2 | 1,311 | $369,000 | $357,500 | 96.9% | 68 |
Mar 2025 | 2 plus den and 2 | 1,373 | $420,000 | $410,000 | 97.6% | 21 |
Mar 2025 | 2 plus den and 2 | 1,365 | $415,000 | $395,000 | 95.2% | 14 |
Mar 2025 | 2 plus den and 2 | 1,352 | $389,900 | $373,000 | 95.7% | 12 |
Jan 2025 | 2 and 2 | 1,311 | $349,999 | $340,000 | 97.1% | 53 |
Jan 2025 | 2 and 2 | 1,307 | $399,900 | $390,000 | 97.5% | 2 |
Dec 2024 | 2 and 2 | 1,307 | $389,900 | $379,000 | 97.2% | 40 |
Oct 2024 | 2 plus den and 2 | 1,357 | $349,800 | $335,000 | 95.8% | 144 |
In the last 12 months we tracked 8 closings, from $299,000 to $450,000. Four were two-bedroom villas without a den at $299,000 to $429,000 and four were two-bedroom-plus-den villas at $350,000 to $450,000. Volume was $2,993,000. Eight is a small sample, so the median of $362,500 is a description of eight sales and not a forecast. Two of the eight took more than 90 days and four closed in 18 days or fewer.
Stoneybrook Villas has 174 villas on the county roll, a master fee of $440 a quarter and a two-year record of 22 MLS closings at a $358,750 median. A buyer who knows the recent closings for the street and size, and has both applications planned before making an offer, is the buyer who closes.
Buying at Stoneybrook Villas in Estero? Call Marc at (239) 287-5873 or read how we represent buyers. Selling a home to buy here? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Every year below is a small sample of placed MLS closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (Oct to Dec) | 4 | $332,500 (mean of $325,000 and $340,000) | $315,000 to $375,000 | 2 | 101.5% |
2022 | 17 | $400,000 | $350,000 to $435,000 | 9 | 100.0% |
2023 | 13 | $420,000 | $377,500 to $453,500 | 10 | 100.0% |
2024 | 11 | $380,000 | $335,000 to $425,000 | 105 | 96.5% |
2025 | 16 | $361,250 (mean of $357,500 and $365,000) | $299,000 to $450,000 | 39 | 96.0% |
2026 (to March) | 4 | $357,500 (mean of $355,000 and $360,000) | $350,000 to $429,000 | 25.5 | 96.1% |
Ten of the 34 closings from October 2021 to December 2023 sold above the final list price, the median was 2 to 10 days on market, and no placed closing has sold above list since. A buyer in 2026 is in a different market than a buyer in 2022.
A Stoneybrook villa costs about $355,000 at the median for the smaller 1,307 to 1,317 square foot plans and about $373,000 for the larger 1,352 to 1,373 group, over 24 months on 13 and 9 closings. A den adds about $16,500 at the median, and the street shows in the county record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS living-area band, 24 months | Closings | Median sold | Range | Median days on market |
|---|---|---|---|---|
1,307 to 1,317 sq ft | 13 | $355,000 | $299,000 to $429,000 | 40 |
1,352 to 1,373 sq ft | 9 | $373,000 | $320,000 to $450,000 | 21 |
The MLS lists a two-bedroom-plus-den layout on 38 of the 65 placed closings. Over 24 months, the 12 two-bedroom sales had a median of $352,500 and 46.5 days on market, and the 10 two-bedroom-plus-den sales $369,000 and 19.5 days. The roll records two bedrooms on nearly every villa, so the den is an MLS listing feature and not a roll field, and we confirm what a den is before you offer.
Over 24 months, ten villas at 1,307 square feet closed from $299,000 in December 2025 to $429,000 in January 2026, at a median of $357,500 (n = 10, even, the mean of $355,000 and $360,000). The lowest sold at 87.9% of list after 78 days and the highest at 91.3% of list after 33 days. Condition, updates, street and how the seller priced it decide the difference.
Over the last 24 months, county sales were $387,500 at the median on Knighton Run (12 sales) and $345,000 on Portrush Run (11). Since January 2022 both have a $390,000 median on 28 and 33 sales. The gap is recent and the samples are small, so we describe it and do not explain it.
Factor | Knighton Run (Villas I) | Portrush Run (Villas II) |
|---|---|---|
Villas on the 2026 roll | 72 | 102 |
Built | 1999 to 2001, median 2000 | 2001 to 2003, 60 of 102 in 2003 |
Heated area (roll) | 1,292 to 1,385, median 1,365 | 1,299 to 1,411, median 1,355 |
Bedrooms (roll) | 67 two, 5 three | 101 two, 1 three |
Villa association | Stoneybrook Villas I Association, Inc., filed 1998 | Stoneybrook Villas II Association, Inc., filed 2000 |
Manager named in the master's 2026 applications | Alliant Property Management | Schoo Association Management |
County sales, last 24 months | 12, $387,500 median | 11, $345,000 median |
County sales since September 29, 2025 | 6, $375,000 median | 3, $345,000 median |
County sales since January 2022 | 28, $390,000 median | 33, $390,000 median |
County sales, last 60 months | 30, $390,000 median | 35, $380,000 median |
County price per heated sq ft, last 24 months | $290.60 | $259.30 |
The 36-month median ($380,000, n = 31) and 60-month median ($390,000, n = 65) sit above the 24-month figure because their older sales closed in the 2022 and 2023 peak. Four of the 65 rows carry MLS areas of 1,448, 1,629, 1,652 and 2,011 square feet, larger than any villa on the roll (largest 1,411), so they may be coincidences with another product.
We do not quote a Stoneybrook Villas active count: the MLS subdivision field does not separate the villas from Pinecrest or the single-family streets, and an active listing carries no recorded price to place it. Marc can match the live Knighton Run and Portrush Run listings to your street and size on the day you call.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Any count we gave would mix villas, condominium flats and houses, and a mixed count is a wrong count. On September 29, 2026 the community-wide MLS showed active listings that we cannot assign to a street. We would rather tell you we cannot place them than guess.
Search the live inventory on DomainRealtyGroup.com, then call Marc at (239) 287-5873 and we will tell you which are villas, which street they sit on and what the nearest closings say about the ask.
Some Estero sales happen before a listing goes live, and pre-MLS access is part of how we serve buyers. We do not promise a villa that has not been offered to us, but we tell you what we hear, and a buyer who is pre-approved and knows the recent closings is the first call.
Choose Stoneybrook Villas for about 190 more square feet, a private front door on a platted lot and a $358,750 median across 22 MLS closings in 24 months; choose Pinecrest at Stoneybrook for the lowest entry price in the community, a $277,500 median across 24 closings, under condominium rules. The gates and amenities are shared.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Both sets of figures come from the same September 29, 2026 pull and the same placement method, and MLS and county figures are never mixed.
Factor | Stoneybrook Villas | Pinecrest at Stoneybrook |
|---|---|---|
Homes on the 2026 roll | 174 | 208 |
Regime | Homeowners association, Chapter 720 (our reading) | Condominium, Chapter 718, four associations |
Built | 1999 to 2003, median 2001 | 2000 to 2003, median 2002 |
Bedrooms (roll) | 168 two, 6 three | all two |
Heated area (roll) | 1,292 to 1,411 sq ft, median 1,363 | 1,080 to 1,225 sq ft, median 1,172 |
MLS closings, 12 months | 8, $362,500 median (small sample) | 12, $268,750 median |
MLS closings, 24 months | 22, $358,750 median | 24, $277,500 median |
MLS closings, 36 months | 31, $380,000 median | 31, $290,000 median |
MLS closings, 60 months | 65, $390,000 median | 58, $295,000 median |
Median $ per MLS sq ft, 24 months | $272.15 | $234.01 |
Median days on market, 24 months | 36.5 | 62 |
Median sold-to-list, 24 months | 96.1% | 96.5% |
County qualified sales since September 29, 2025 | 9, $360,000 median | 13, $270,000 median |
Master fee per quarter (January 2022 FAQ) | $440 | $440 |
Sub-association dues | Not published | Not published here |
Price. Over 24 months the villas closed at a $358,750 median and Pinecrest at $277,500, a gap of $81,250 or about 29 percent, and over 60 months the gap is $95,000, about 32 percent. The MLS price per square foot also differs, $272.15 against $234.01, so the villa premium is not only size. On the county's count since late September 2025 a villa has sold for about $90,000 more than a Pinecrest flat and about $180,000 less than a single-family home.
The villas' median days on market over 24 months is 36.5 against 62 at Pinecrest, and the sold-to-list medians are close, 96.1 and 96.5 percent. On the MLS record, a villa has taken less time to sell without giving up more of the list price.
Choose the villas if you want more space, a two-bedroom with a den or a home on its own platted lot, and if you accept an unpublished villa association fee. Choose Pinecrest if entry price is the constraint and you accept condominium rules, four associations and a smaller flat. We show both on one morning, and the Pinecrest side has its own buyer guide.
Knighton Run and Portrush Run are the two streets of Stoneybrook Villas: Knighton Run holds 72 earlier villas managed as Villas I by Alliant, and Portrush Run holds 102 later villas managed as Villas II by Schoo. They share the master gate and amenities and are about three-quarters of a mile apart.
Knighton Run has 72 villas on the roll, built 1999 to 2001 (median 2000: 24 in 1999, 30 in 2000 and 18 in 2001), with heated area of 1,292 to 1,385 square feet (median 1,365). Sixty-seven parcels are two-bedroom and five are three-bedroom. The lots sit in blocks F and G of the original Stoneybrook plat, recorded in plat book 63.
Portrush Run has 102 villas on the roll, built 2001 to 2003 (24 in 2001, 18 in 2002 and 60 in 2003), with heated area of 1,299 to 1,411 square feet (median 1,355). One hundred and one parcels are two-bedroom and one is three-bedroom. The lots sit in blocks CC and DD of Unit 5, recorded in plat book 68, and Portrush has one of the community's two satellite pools.
Knighton Run has out-priced Portrush Run by $42,500 at the median over the last 24 months, but since January 2022 the two streets have the same $390,000 median on 28 and 33 sales. A gap that appears in the last two years and vanishes across four is a small-sample signal, and we do not attribute it to location or age without an address in hand.
Choose Knighton Run if you prefer the earlier group and the Alliant-managed association, and Portrush Run if you want the newer build years, the satellite pool nearby and more resale volume: Portrush has 102 villas against 72 and has recorded more sales over five years, 35 against 30. The master fee, gate, clubhouse and CDD assessment are identical, so the deciding differences are the villa association's dues and rules and the specific villa.
Florida law gives a Stoneybrook Villas buyer a disclosure summary before contract, if the villa association is a homeowners' association as we read it, plus property tax and flood disclosures and the seller's duty to disclose known defects. Without the summary, you may cancel within 3 days of receiving it or before closing.
Under section 720.401, Florida Statutes, a prospective parcel owner must be presented a disclosure summary before executing the contract for sale, supplied by the parcel owner if the sale is by an owner that is not the developer. The contract must carry a conspicuous clause saying it is voidable by the buyer who did not receive the summary, by written notice within 3 days after receipt or before closing, whichever occurs first. The right cannot be waived and ends at closing.
Section 720.401(2) does not apply to associations under chapters 718, 719, 721 or 723. We read the villa associations as homeowners' associations because each villa is a platted lot with a deeded home, but the villa declarations are among the documents we have not read. If a villa association proved to be a condominium, section 718.503 would govern the resale documents you receive and section 718.116 the estoppel. Your closing agent or attorney confirms, and this is information and not legal advice.
Section 689.261, Florida Statutes, requires a property tax disclosure summary at or before the contract, warning that you should not rely on the seller's current taxes because a change of ownership or improvements can trigger reassessment and higher taxes.
Section 689.302, Florida Statutes, requires the seller to complete and provide a flood disclosure at or before the contract: whether the seller knows of flooding that damaged the property, filed a flood damage claim, or received assistance for flood damage. Read it with the FEMA map reading below.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that are not readily observable must disclose them, and an as-is clause does not remove the duty. It does not replace your inspection.
A Stoneybrook Villas purchase needs the master association's approval and the villa association's own approval, plus an estoppel certificate from each association that states what is owed and any transfer terms. The master's application is due at least 20 days before closing, so a 30-day close leaves about 10 days of slack.
The master association's 2026 sales application is completed on an online portal. Every person over 18 who will own or reside must apply, occupancy before approval is prohibited, and the vehicle decal ($15) and pool and fitness fobs ($10 each) can be bought once the approval is emailed.
The application states that villas require an additional application from the sub-association, and it lists the managers: Alliant Property Management for Knighton Run, Villas I, and Schoo Association Management for Portrush Run, Villas II. The villa's own timeline, fee and form are not public, so we ask the manager the day you sign.
Section 720.30851, Florida Statutes, requires a homeowners' association to issue an estoppel certificate within 10 business days of a written request. Its fee is capped at $299 for a current account, plus $119 for delivery within 3 business days and $179 more if delinquent, and the seller customarily pays it. The form asks for the regular assessment, amounts owed, any capital contribution or transfer fee, any open violation, whether the board must approve the transfer and whether there is a right of first refusal. Read it before your inspection period ends.
A 30-day close leaves about 10 days after the master's 20-day filing window, and any board interview or delay in the villa's application comes out of it. We write the timing into the contract, start both applications the day you sign and track the estoppels.
Inspect the roof, air-conditioning system, water heater, windows and doors, electrical panel and any lanai enclosure of a Stoneybrook villa, because a villa built between 1999 and 2003 is now 23 to 27 years old and those systems are at or near replacement age unless updated. Ask for permits and service records before your inspection period ends.
Who pays for a roof on an attached building is a question for the villa association's covenants, not the master declaration. Ask the villa manager who owns the roof cost, its age and any planned project or special assessment.
Ask for the age and service history of each, and for the permit for any replacement. A documented replacement is worth more than an undocumented one, and an undocumented original system is a reason to negotiate.
Hurricane shutters need Architectural Review Committee approval under the Residents Guide, and temporary plywood or metal panels may go up only under a hurricane watch or warning. Ask whether the villa has approved shutters.
The Village of Estero's Community Development Department issues building permits and inspections inside the Village, and a permit with a final inspection is evidence. An unpermitted change is a question for the seller and for the Architectural Review Committee, which must approve exterior work. We did not read a permit list for any Stoneybrook villa address, and we ask for one on every purchase.
We attend the inspection when you want us there, read the report against the villa's age and use it to renegotiate price or credits inside your inspection period.
You insure a Stoneybrook villa by first learning who insures the building. The master declaration requires the owner or the neighborhood association to insure the living unit to replacement cost and repair casualty damage within six months, and which applies depends on the villa association's covenants, which we have not read. Ask the manager before you offer.
At five street-level points we geocoded on Knighton Run and Portrush Run, FEMA's National Flood Hazard Layer shows Zone X, minimal flood hazard, outside the special flood hazard area, on panel 12071C0592G effective December 7, 2018. That is a map reading for those points and not an elevation survey of any villa, and a lender does not require flood insurance in Zone X on the map alone, though any lender or insurer may and any owner may buy it.
Stoneybrook is inland, and its exposure in a hurricane is mostly wind and rain. Hurricane Ian came ashore in September 2022 as a Category 4 storm near Cayo Costa and Hurricane Milton made landfall in October 2024 near Siesta Key as a Category 3, per the National Hurricane Center. If the association carries a master policy, ask for its summary, the hurricane deductible and the roof age. If you insure the structure, ask for a wind mitigation inspection using the state's uniform mitigation verification form.
Lee County evacuation zones are storm surge zones and are separate from flood zones. We have not confirmed the letter for the villa streets, so look it up on the state's Know Your Zone tool.
You will pay the master association's $440 a quarter and the CDD assessment on the tax bill, about $266 a month at the median price with the fiscal 2026 CDD figure and about $273 with the fiscal 2027 figure, plus the villa association's dues, which are not published, and insurance and property tax.
Data updated: September 2026 (master FAQ dated January 2022; CDD fiscal 2026 and 2027 budgets)
Layer | Charge | Source and status |
|---|---|---|
Master association | $440 a quarter, $1,760 a year | Master FAQ dated January 2022; confirm on the estoppel |
Stoneybrook CDD, six-plex category | $1,429.58 in fiscal 2026, $1,514.11 in the fiscal 2027 budget | CDD budgets, billed on the Lee County tax bill |
Villa association (Villas I or Villas II) | Not published | Only the estoppel states it |
Capital contribution at closing | $2,000, paid by the buyer | Master FAQ; villa association may add its own |
Gate decal and fobs | $15 vehicle decal, $10 per pool and fitness fob | 2026 master sales application |
Lee County property tax | Depends on assessed value, exemptions and millage | Lee County Tax Collector |
At the 24-month median of $358,750, the master fee of $1,760 a year is about 0.5 percent of the price, the fiscal 2026 CDD assessment about 0.4 percent, and the two together $3,189.58, about $266 a month. With the fiscal 2027 CDD figure the pair is $3,274.11, about $273 a month. The CDD line rose by $84.53, or about 5.9 percent. We do not add an all-in figure because the villa dues are not public.
The Stoneybrook CDD is a Chapter 190 special district that maintains stormwater, lakes and much of the community's infrastructure, and it bills a non-ad valorem assessment on the annual Lee County tax bill. The fiscal 2026 six-plex assessment of $1,429.58 is $635.85 for Series 2022 debt service, $676.55 for operations and maintenance and $117.18 for irrigation, and the fiscal 2027 budget lists $1,514.11: $486.18, $808.28 and $219.65.
Lee County property tax is billed on the assessed value. We do not quote a bill for Stoneybrook Villas because it depends on assessed value, exemptions and millage, and a buyer's first bill can differ from the seller's when the assessment and exemptions change. Florida taxes are paid in arrears, mailed in November with a 4 percent discount for November payment.
A Stoneybrook Villas buyer pays the master's $2,000 capital contribution, the lender's and title costs, recording of the deed, and on a mortgage the documentary stamps of $0.35 per $100 of the note and $0.002 per $1 of intangible tax. At the median with 20 percent down, those lines and the down payment total $75,328.50.
Data updated: September 2026 (median from the Southwest Florida MLS Matrix, pulled September 29, 2026; cost rules from the Florida statutes and Department of Revenue pages in the sources)
The table shows only the lines we can price from public rules and the master's own figure. It leaves out lender fees, the lender's title policy, inspection, appraisal, insurance and prepaid items, which vary by lender and provider.
Down payment at the $358,750 median | Down payment | Loan amount | Doc stamps on the note ($0.35 per $100) | Intangible tax ($0.002 per $1) | Master capital contribution | Total of these lines |
|---|---|---|---|---|---|---|
3% down | $10,762.50 | $347,987.50 | $1,218.00 | $695.98 | $2,000.00 | $14,676.48 |
5% down | $17,937.50 | $340,812.50 | $1,193.15 | $681.63 | $2,000.00 | $21,812.28 |
10% down | $35,875.00 | $322,875.00 | $1,130.15 | $645.75 | $2,000.00 | $39,650.90 |
20% down | $71,750.00 | $287,000.00 | $1,004.50 | $574.00 | $2,000.00 | $75,328.50 |
Cost line | Who pays in Lee County | Amount or rule |
|---|---|---|
Deed documentary stamp tax | Seller | $0.70 per $100 of price, rounded up per $100 |
Owner's title insurance policy | Seller, by local custom | Promulgated: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1,000,000 |
Lender's title policy | Buyer | When the buyer finances |
Estoppel certificate, each association | Seller | Capped at $299 for a current account, plus $119 rush, plus $179 if delinquent |
Master capital contribution | Buyer | $2,000 per the master FAQ |
Deed recording fee | Buyer | $10 first page and $8.50 each added page |
New mortgage doc stamps and intangible tax | Buyer | $0.35 per $100 of the note, capped at $2,450, and $0.002 per $1 on the mortgage |
Property tax proration | Credit from seller to buyer | Seller's days over 365 times the annual tax |
Commission | Negotiated | No set rate; buyer-agent compensation is separate and off the MLS |
The master association's FAQ states a $2,000 capital contribution paid by the buyer, and the Residents Guide waives the resale capital fee for a resident moving within Stoneybrook after 18 months as a primary resident, once every three years. The villa association may charge its own, and it is unpublished.
Property taxes are prorated at closing as a credit from the seller to the buyer for the seller's days of ownership, using the prior year's bill as the estimate when the current bill has not been issued, and the CDD assessment rides on the same bill. Association dues are prorated to the closing date.
Recording fees are set by section 28.24, Florida Statutes: $10 for the first page and $8.50 for each additional page. Your lender's Loan Estimate, described by the Consumer Financial Protection Bureau, itemizes the lender's charges, and we review it against the closing figures with you.
The golf course costs a Stoneybrook Villas buyer nothing unless you play, because the recorded declaration says the Stoneybrook CDD owns the course and that owning or living in Stoneybrook grants no special privileges or use rights in it. There is no membership to buy, and the villas come with the view and not the course.
The development plan states that the golf course property is constructed and owned by the CDD, does not include the clubhouse facility and was financed through CDD revenue bonds that are not an obligation of individual homeowners. Its language describes the course as open to the public.
Green fees and any annual passes are set by the golf operator and not by the villa or master associations. We publish none, because rates change by season and we did not fetch a current rate sheet, so ask the course for current rates and treat them as separate from every association fee.
The Residents Guide allows registered golf carts on Stoneybrook's roads and parking lots, not on sidewalks, walking paths or the golf course, and the declaration caps cart speed at 15 miles an hour. The course and its cart paths are CDD property, and a resident found on the course may be reported to the Lee County Sheriff for trespassing.
Buyer representation after the August 17, 2024 National Association of Realtors settlement starts with a written buyer agreement before your agent tours a home, stating a specific amount or rate of compensation and that compensation is fully negotiable and not set by law. Offers of buyer-broker compensation can no longer be advertised on the MLS.
The agreement must state a specific, conspicuous amount or rate and must conspicuously state that broker compensation is fully negotiable and not set by law. We explain the terms before you sign, and the agreement is what lets us tour with you.
Compensation is negotiated. A seller may still offer to pay or contribute toward the buyer's agent, off the MLS, and general seller concessions such as a contribution toward your closing costs remain allowed on the MLS. If a seller does not offer, the agreement you signed governs what you owe. We tell you before you tour which case applies.
We find the villas, read the records for the street and size, write the offer, negotiate the price and terms, manage the two applications and the estoppels, attend the inspection and follow the closing through. Marc runs the negotiation himself.
You can finance a Stoneybrook villa with a mortgage, and the appraisal will come from the same closed sales listed here, so a price far above them may need a larger down payment or a concession. We do not quote a rate, because rates change weekly. Freddie Mac publishes its Primary Mortgage Market Survey, and we send you to it.
Get pre-approved before you tour, because the closed sales show that a well-priced villa can go in days, and a written buyer agreement and a pre-approval letter are what a seller's agent expects to see.
Your lender must give you a Loan Estimate, which the Consumer Financial Protection Bureau explains line by line. We compare it with the cost table above and the fee stack, and we flag any line that does not match.
The Florida Housing Finance Corporation publishes the state's first-time buyer and down payment programs, and the U.S. Department of Housing and Urban Development publishes federal ones. Eligibility depends on the program and the buyer, so we send you to the programs' own pages and do not summarize them here.
Your lender may ask about the villa association, and its dues are unpublished, so we request the estoppel early to give the lender a number.
We find you the right villa by fixing your street, size, den and budget, matching them to the recorded closings, and searching the live inventory and what we hear ahead of listings. In a village of 174 villas where the plans are close in size, the search is about condition, street and price, not floor plans.
Street, den, age of systems, tolerance for the unpublished villa dues and how soon you need to move. We turn the answers into a short list of villas that fit, and we say plainly when none does.
For each villa on your list we show the nearest closings by street and size, the sold-to-list pattern and the days on market, so you know whether an ask is fair before you tour.
Search live listings on DomainRealtyGroup.com and call Marc at (239) 287-5873. We tell you which are villas, which street they sit on and what the nearest closings say. We do not quote an active count for the village, because the MLS does not label it.
Pre-MLS access is part of how we serve buyers across Estero. We cannot promise a villa that has not been offered to us, and we tell you what we hear.
We negotiate for you in Stoneybrook Villas by anchoring on the recorded closings, using the sold-to-list pattern and the days on market to set the offer, and negotiating price, credits, timing and the two approvals together. Jesse and Marc negotiate every offer themselves.
Over 24 months the median closing was 96.1% of final list and 21 of 22 sold below list, with a median gap of $14,400. We open from the closings for your street and size, not from the ask.
A villa built in 1999 to 2003 gives an inspection room to negotiate: roof, air handler, water heater, windows and permits. We use the report to ask for a credit or a repair inside your inspection period.
The closing date should leave room for the master's 20-day application and the villa's own, and the contract should refer to the 720.401 summary. A seller who can deliver clean estoppels is a seller who can close on time.
If the villa's estoppel shows a pending special assessment, an open violation or a right of first refusal you did not expect, or the seller cannot document the roof or air conditioning, we tell you plainly what it means and help you walk or renegotiate.
The Stoneybrook rules that decide whether a villa works for you are the 30-day minimum lease, the two-pet limit, the parking and guest rules, the architectural review of exterior changes and the two associations' approvals. The master rules apply to every resident regardless of age, and the villa association may be stricter on pets, parking, leasing and guests.
The master declaration sets a 30-day minimum lease term, requires a written lease to a natural person for the whole home and an application at least 14 days before occupancy, and the 2026 lease application asks for 20 days and a background check of every resident over 18, with a second application to the villa association. Stays under 30 days are ruled out.
Not more than two commonly accepted household pets, leashed outdoors, kept out of amenity buildings and pool areas, with owners cleaning up. Assistance animals for a person with a disability follow federal fair housing rules regardless of the pet policy. Ask the villa manager for the villa rule in writing.
Vehicles only on an individual driveway or inside a garage, no on-street parking without a permit and none from 2 a.m. to 5 a.m., and guests need an on-street permit from the gatehouse. Guests staying more than 30 days are fined up to $100 a day unless approved.
All exterior changes need prior written approval from the Architectural Review Committee: repainting, a screen enclosure, landscaping, a driveway, a satellite dish or a pool. Flags may be displayed under section 720.304, Florida Statutes, and a flagpole may be up to 20 feet.
Stoneybrook is all-ages, and the master declaration and the Residents Guide set no minimum age for owners or residents. They set supervision rules for children in the amenities: under 8 supervised at all recreational facilities, under 14 accompanied at the Community Center and pools, and none under 14 in the fitness center.
Stoneybrook Villas is the right place to buy if you want a low-maintenance attached home with its own front door inside a gated golf community at a price well below the single-family homes, and you are comfortable asking about an unpublished villa association fee. It fits less well if you need a published all-in monthly cost before you offer.
A middle rung of Stoneybrook at a $358,750 median over 24 months against $540,000 for single-family homes on the county's count; a deeded villa on a platted lot and not a condominium unit; steady resale, 22 closings in 24 months and 65 in 60; a published master fee of $440 a quarter; amenities including pools, a 24-hour fitness center, courts, fields and a library; Zone X at all five points tested; no age restriction; Miromar Outlets under a mile away and Coconut Point and the airport within minutes.
The villa association's dues are not published; the CDD line rose from $1,429.58 to $1,514.11; prices have eased from the 2023 peak; a wait is possible, since the longest 24-month sale took 229 days; the villas are 23 to 27 years old; two sales-approval steps apply; and two villa associations set different rules by street.
The villas fit a buyer who wants a low-maintenance home inside Stoneybrook's amenities without a single-family price. We describe the property, not who should live there.
County recorded sales give a Stoneybrook Villas buyer an independent check on the price: 210 qualified sales on the two streets since 2009, a $360,000 median for the 9 since September 29, 2025 and a $357,500 median for 2026 to July 29. They confirm the price and street, but they carry no days on market and no den.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026)
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 4 | $357,500 |
2025 | 16 | $353,750 |
2024 | 13 | $386,000 |
2023 | 12 | $416,000 |
2022 | 16 | $399,950 |
2021 | 12 | $300,000 |
2020 | 18 | $233,250 |
2019 | 13 | $228,000 |
2018 | 16 | $219,000 |
2017 | 9 | $234,750 |
2016 | 8 | $232,500 |
2015 | 16 | $218,500 |
2014 | 11 | $195,000 |
2013 | 12 | $172,500 |
2012 | 7 | $165,500 |
2011 | 10 | $149,500 |
2010 | 5 | $155,000 |
2009 | 12 | $161,750 |
From a $172,500 median in 2013 to $416,000 in 2023 is a 141 percent rise, and from $416,000 to $353,750 in 2025 is a 15 percent fall. Small counts move medians, so we describe the direction and not a precise rate.
In the last 24 months the county shows 23 qualified sales at a $357,500 median against the MLS's 22 at $358,750. The county's count is one higher because a recorded sale need not have been marketed through the MLS. We never mix county and MLS square-foot figures.
The newest villa sale in the county file is March 26, 2026, so the file shows no villa recording from April through July 2026. That is a limit of the file, not a claim that no villas sold.
McGreevy and Comisar is a top-reviewed Stoneybrook Villas buyer's agent on Google, and the quotes below are genuine five star client reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget, and the reviews are not about any one community.
★★★★★ "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
In a village of near-identical plans, listening is how a buyer gets to the two or three homes that are actually worth touring.
★★★★★ "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
Two association applications and two estoppels make a Stoneybrook Villas purchase a process to be managed, not just a contract to be signed.
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
That is the whole job of a buyer's agent in one sentence, and it is the standard we hold ourselves to.
The credentials behind those reviews:
Stoneybrook Villas buyers get a personalized consultation by calling Marc Comisar at (239) 287-5873 or requesting one through our buying page. It is a working session on your budget, your street and den, and your tolerance for fees, ending in the villas worth touring, with the closings and monthly cost for each. There is no cost and no obligation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The villas that fit your plans, the recorded closings for your street and size band, the fee stack and monthly cost at your price, the cash-to-close table at your down payment, the flood and insurance questions to answer before you offer, and a plan for the two associations' documents. Start at how we represent buyers in Estero, or call Marc at (239) 287-5873. Or call Jesse direct at (239) 898-6072.
Your budget and down payment, whether you are financing, your street and den preference, when you need to move, whether you plan to rent the villa, and any questions about the associations. We treat every conversation as confidential.
Tell Marc your street, size and price range and we watch for new listings and pre-listing news for you. Search the live inventory on DomainRealtyGroup.com in the meantime.
Selling a home to buy here? Our Stoneybrook Villas seller guide covers the sale side, and our Stoneybrook Villas valuation page shows how a home in the village is priced. Call Jesse direct at (239) 898-6072 for a free home valuation.
A Stoneybrook Villas specialist matters for a buyer because the facts that decide a purchase live in documents and not in a listing feed: two villa associations with different managers, a master sales application due 20 days before closing, and a CDD line that rose in the fiscal 2027 budget.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty. He runs the buyer side, from the search and the tours to the negotiation and the inspection follow-through, and is reachable at (239) 287-5873.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and has been in Southwest Florida real estate since October 2004. He runs the data and the association and closing paperwork and is reachable at (239) 898-6072.
A general agent shows a Stoneybrook-wide median that blends $270,000 condominium flats, $360,000 villas and $540,000 houses on the county's count, and misses the second application, the two estoppels and the fact that the MLS does not separate the villas by name.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group. Our Stoneybrook Villas neighborhood guide shows the local record behind this buyer guide.
For buyers considering the rest of the community, the Stoneybrook community guide covers the single-family streets, the golf course and the community-wide record.
If you are buying in Stoneybrook Villas and selling a home first, McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, coordinate both sides so the closings line up. Start with a free valuation of the home you are selling, and Jesse follows up personally at (239) 898-6072.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Jesse McGreevy runs the sale side, and Marc Comisar runs the purchase, so one team plans both timelines. Roughly one villa a month has closed on the MLS here (22 in 24 months), so a buyer who is also a seller needs a plan for the gap. The full seller plan is in our Stoneybrook Villas seller guide.
Listing-team credentials:
Start with our free home valuation or call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Yes, with a contingency, a bridge or a rent-back, depending on your finances and the seller. We plan it before you offer, so the villa's application and estoppel timeline does not strand you.
A sale that is under contract can strengthen an offer, and a sale that has not started can weaken it. We tell you which you are before you tour.
The Residents Guide waives the resale capital fee for a resident who has lived in Stoneybrook 18 months as a primary resident and moves to another Stoneybrook home, once every three years, so a move within the gates can cost less.
These are the questions buyers ask most about Stoneybrook Villas homes for sale, villas, fees and living in Estero, answered from the records cited below. Each answer names Stoneybrook Villas and points to the section that holds the detail. Where a record is not public, the answer says so.
Stoneybrook Villas is a neighborhood of 174 attached two-bedroom and three-bedroom villas on Knighton Run and Portrush Run inside Stoneybrook, a gated golf community in Estero, Florida. The villas were built between 1999 and 2003 and are governed by two villa associations under the Stoneybrook master association.
No. Village of Stoneybrook and Stoneybrook at Gateway are separate communities in Fort Myers, ZIP 33913, and Stoneybrook Villas I at Gateway is a different association. This page covers the villas inside Stoneybrook in Estero, ZIP 33928, along Knighton Run and Portrush Run, and none of the Sarasota Stoneybrook associations.
Stoneybrook Villas is inside the gated Stoneybrook community in Estero, near Corkscrew Road and I-75. The Community Center is at 11800 Stoneybrook Golf Drive, Pinewoods Elementary is at 11900 Stoneybrook Golf Drive, and Miromar Outlets is under a mile from the main entrance area by our estimate.
The Lee County 2026 roll carries 174 residential parcels, 72 on Knighton Run and 102 on Portrush Run, all with residential use code 01. The master declaration counts 382 multi-family units, which equals these 174 villas plus the 208 Pinecrest condominium units exactly.
The county roll records 1,292 to 1,411 heated square feet with a median of 1,363. The MLS shows the same band, with about 1,307 square feet common on the smaller plans. Four older MLS rows show areas above the roll maximum, so confirm the size on the specific villa before comparing prices.
The roll shows two bedrooms on 168 of the 174 parcels and three on six, and every parcel has two baths. On the MLS, some two-bedroom villas list a den. In 24 months, 12 two-bedroom villas closed at a $352,500 median and 10 with a den at $369,000.
Between 1999 and 2003 per the county roll, with a median year of 2001. Knighton Run holds the earlier group, 1999 to 2001, and Portrush Run the later group, 2001 to 2003. Stoneybrook Villas I was filed with the state in July 1998 and Villas II in August 2000.
The MLS showed no Stoneybrook Villas actives that we could place on September 29, 2026, and the MLS subdivision field does not separate the villas from Pinecrest, so we never quote neighborhood actives. Call Marc at (239) 287-5873 for the live list and we will match it to the streets.
In the 24 months to September 29, 2026, 22 MLS closings had a $358,750 median. In the last 12 months, 8 closed at a $362,500 median, a small sample. The county's nine recorded sales since September 29, 2025 have a $360,000 median.
The 24-month median is $272.15 per square foot of MLS living area, and the 12-month median is $273.53. County and MLS square-foot figures measure different things, so we never compare them. On county data alone, Knighton Run has run about $290.60 per heated square foot and Portrush Run about $259.30.
Down from 2023. The MLS median was $420,000 in 2023 (n = 13), $380,000 in 2024 (n = 11), $361,250 in 2025 (n = 16) and $357,500 in 2026 to date (n = 4, a small sample). The county's recorded sales since January 2022 have a $390,000 median on both streets.
Yes. Over 24 months, 21 of 22 closings sold below final list, at a median 96.1% of list and a median gap of $14,400, and 7 took more than 90 days. One villa sold at list and none above.
The master association's January 2022 FAQ states $440 a quarter for villas and condominiums, $1,760 a year. The villa association's dues are not published. See the fees section above for the CDD assessment and the one-time charges.
Yes. The Stoneybrook Community Development District bills a non-ad valorem assessment on the Lee County tax bill. Its schedule lists a 6plex category at $1,429.58 for fiscal 2026 and $1,514.11 in the fiscal 2027 budget. Ask your closing agent to confirm the category for the specific villa.
The master association runs the Community Center, pools, spa, fitness center, courts, fields, library, gates and common areas, per its Residents Guide. Golf, dining and the villa association's charges are separate, and the declaration lets the board arrange bulk cable or internet, which we could not confirm is in force.
We found none in the public documents we read, and we have not read the villa associations' minutes or budgets. The estoppel certificate is the document that discloses any pending special assessment, and Florida requires its delivery within 10 business days of a written request.
Yes with approval. The master declaration requires a written lease of at least 30 days for the whole home to a natural person, with an application at least 14 days before occupancy, and the 2026 lease application asks for 20 days. The villa association may set stricter terms.
Not under 30 days. The master declaration sets a 30-day minimum lease term, and neighborhood covenants may be stricter on leasing. A stay of 30 days or longer with a written lease and approval is possible if the villa association allows it.
Yes, up to two household pets under the master declaration, leashed outdoors and kept out of the amenity buildings and pool areas. The villa associations may add stricter rules, so ask the manager for Villas I or Villas II in writing. Assistance animals follow federal fair housing rules.
No. Stoneybrook is all-ages, and we found no age-restricted covenant for the villas. The Residents Guide sets supervision rules for children in the amenities, which are safety rules and not an occupancy limit.
Yes. Stoneybrook has a front gate and a back gate, and residents use barcode decals, priced at $15 in the 2026 applications. Guests need a pass or resident authorization, and the Community Center office handles registrations for open houses and showings.
At five street-level points we geocoded on Knighton Run and Portrush Run, FEMA's map shows Zone X, minimal flood hazard, panel 12071C0592G effective December 7, 2018. That is a map reading and not a survey, and Zone X still floods in heavy rain.
A lender does not require flood insurance in Zone X on the map alone, and any owner may buy it. Ask about the building policy, the hurricane deductible and the roof age, and read the insurance section above for the storm details.
That depends on the villa association's covenants, which we have not read. The master declaration requires the owner or the neighborhood association to insure the living unit to replacement cost and repair within six months of a casualty. Ask the villa manager who insures the building.
We do not know. The county roll carries no story count, and our Stoneybrook neighborhood guide describes the villas as single-story homes, which is a description to verify on the specific unit before you rely on it.
Stoneybrook Villas addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator. Lee County assigns by choice zone, so confirm current options with the district. Pinewoods Elementary is beside the community at 11900 Stoneybrook Golf Drive.
No. The golf course is owned by the Stoneybrook CDD, and the declaration says owning a home in Stoneybrook grants no special privileges or use rights in it. Golf carts may travel Stoneybrook's roads when registered but not the course or cart paths.
Knighton Run has 72 earlier villas managed as Villas I by Alliant, and Portrush Run has 102 later villas managed as Villas II by Schoo. Over 24 months county sales were $387,500 at the median on Knighton Run and $345,000 on Portrush Run.
Pinecrest is a condominium of 208 flats of 1,080 to 1,225 square feet, and the villas are 174 attached homes of about 1,363 square feet. Over 24 months, MLS medians were $358,750 for the villas and $277,500 for Pinecrest.
Yes, per the master association's FAQ and its 2026 sales application, which is due at least 20 days before closing, and the application says villas need an additional sub-association application. Each adult who will own or live in the villa applies.
The master association's FAQ states a $2,000 capital contribution paid by the buyer, and the Residents Guide waives the resale capital fee for a resident moving within Stoneybrook after 18 months as a primary resident, once every three years. The villa may charge its own.
If the villa association is a homeowners' association, as we read it, section 720.401 lets you cancel by written notice within 3 days after receiving the summary or before closing, whichever comes first, if you did not receive it before signing. The right cannot be waived and ends at closing.
Ask the seller and the villa manager. The master's declaration, bylaws, Residents Guide and applications are on the association's website, and Section 720.401, Florida Statutes, requires a disclosure summary before you sign a contract for a home in a homeowners' association.
At the $358,750 median, the down payment, the master's $2,000 contribution and the mortgage stamps and intangible tax total $14,676.48 at 3 percent down, $21,812.28 at 5, $39,650.90 at 10 and $75,328.50 at 20, before lender, title, inspection, insurance and prepaid items.
By a written buyer agreement you sign before touring, stating a specific amount or rate that is fully negotiable and not set by law. A seller may offer compensation off the MLS, and general concessions remain allowed on the MLS.
Start with the recent closings for the same street and size, then decide on price and terms, leave time in the contract for the disclosure summary, both applications and the estoppels, and call Marc at (239) 287-5873. Our buying guide covers representation.
Yes. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Marc Comisar can walk you through recent Stoneybrook Villas closings, the two applications and the estoppels.
Stoneybrook Villas owners and buyers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group and checked every recent Stoneybrook Villas sale and public record before writing this guide. Our full Stoneybrook Villas neighborhood guide holds the record behind it.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed Stoneybrook Villas buyer's agent on Google. Read more about McGreevy and Comisar.
Our credentials, stated once more:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every fact on this Stoneybrook Villas buyer guide traces to a primary record below: the master association's own documents, Florida statutes and rules, Lee County and Village of Estero records, FEMA, federal and mortgage sources. Parcel and sale facts come from the county roll and the Southwest Florida MLS, which are never mixed. Web sources were accessed September 30, 2026.
The primary-source documents below are the receipts behind this Stoneybrook Villas buyer guide: the recorded declaration and rules, the master sales application, the CDD budgets, and the state and federal filings that answer the questions definitively. Every link goes to the original issuing host, and we pull the current version with you before you offer.
Stoneybrook Villas buyers reach the buyer team by calling Marc Comisar at (239) 287-5873 or requesting a consultation through our buying page. We give you the villas that fit, the recorded closings and the monthly cost at your price, at no cost and no obligation.
Start with how we represent buyers in Estero, or call Marc at (239) 287-5873. If you are selling first, call Jesse direct at (239) 898-6072 or request a free home valuation, and see our Stoneybrook Villas valuation page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.